Before You Sign

🔍 Research before the viewing

Do this before you even walk through the door.

Search the landlord or letting agent on Rented & RatedCheck their transparency score, reviews, and any red flags

Check if the property is listed on Rightmove or ZooplaCompare the asking rent to similar properties in the area

Check the EPC (Energy Performance Certificate) ratingAn F or G rating means high energy bills — landlords must provide this

Verify the landlord is the owner or has permission to let Red flagAsk to see proof — rental fraud does happen

Check if it's a House in Multiple Occupation (HMO)HMOs need a licence — ask if they have one

Go room by room and check these carefully. Take photos of anything concerning.

If you decide to move in, these photos become your evidence. Take them at the viewing too.

Every room from multiple anglesMake sure photos are timestamped (most phones do this automatically)

Any existing marks, stains, or damage on walls and floorsEven if small — landlords sometimes charge for these at checkout

All appliances — oven, fridge, washing machineNote model numbers if possible

Meter readings on move-in dayGas, electric, and water — photograph the meters

The outside of the buildingNote any cracks, broken gutters, or roof damage

Ask these directly and note the answers. Vague or evasive responses are themselves a red flag.

Why is the current tenant/previous tenant leaving?A pattern of short tenancies suggests problems

How long has the property been empty?Long empty periods can mean issues with the property or landlord

Which deposit protection scheme will be used? Ask thisThey must protect your deposit within 30 days — if they can't name a scheme, be cautious

What's included in the rent? (bills, council tax, broadband)Confirm in writing what is and isn't included

Who do you contact for repairs and how quickly do they respond?Ask for an example of a recent repair they dealt with

Has the property had any issues with damp, mould, or pests?They must disclose known issues — get the answer in writing

When was the boiler last serviced?Landlords must service gas appliances annually — ask for the Gas Safety Certificate

Is there a management company or do you manage it yourself?Management companies add a layer — find out who your main contact will be

Don't sign anything until you've checked all of these.

Read the entire tenancy agreement — all of it EssentialLook for unusual clauses around repairs, access, and rent increases

Check the rent amount matches what was advertisedAny discrepancy should be resolved before signing

Check the tenancy start and end dates are correctAnd whether it's a fixed term or rolling contract

Confirm the deposit amount is no more than 5 weeks' rent Legal limitLandlords cannot legally charge more than 5 weeks' rent as a deposit

Check the notice period required from both sidesStandard is 2 months from the landlord, 1 month from you

Ask for an inventory — and read it carefullySign it only if it accurately reflects the property's condition

Get confirmation of the deposit protection scheme in writingThey must give you the scheme details (called Prescribed Information) within 30 days

Get all verbal promises in writing"The landlord said they'd replace the carpet" — get it in the agreement or in an email

Keep a copy of the signed tenancy agreementYou'll need this if there's ever a dispute