Renting Guide

Lease terms — length, break clauses and renewals

• Tenancy type — most private rentals in England & Wales are Assured Shorthold Tenancies (ASTs); in Scotland, Private Residential Tenancies (PRTs) are open-ended with statutory grounds.
• Fixed term — typical lengths are 6 or 12 months. Confirm what happens after: rolling (statutory periodic) or a new fixed term?
• Break clause — is there one? When can it be exercised? What notice is required (usually 1–2 months)?
• Notice from tenant after fixed term — typically 1 month for ASTs, 28 days for Scottish PRTs.
• Rent reviews — how often, by what mechanism (CPI, market, fixed %), and with how much notice.

What's included — and what's not

Confirm in writing exactly which utilities and services are included in the rent. 'Bills included' is meaningless without a list.

• Water and sewerage
• Gas
• Electricity
• Broadband (and which provider, with what speed cap)
• Landline / phone
• TV licence
• Council tax (or full-time-student exemption)
• Communal gardening, window-cleaning, bin service

Rent — when it's due and how to pay

• Payment date — typically monthly in advance on the same date you moved in.
• Method — standing order is standard. Avoid cash. Direct debit gives the landlord control of variable amounts; standing order keeps you in control.
• Late-payment fee — capped under the Tenant Fees Act 2019 to 3% above Bank of England base rate, only after 14 days late.
• Rent increases mid-tenancy require either a clause in the contract or a Section 13 notice (England) / formal rent-review process (Scotland).

Council tax

• Ask the agent for the council tax band and current annual amount — it's usually paid by the tenant.
• Full-time students are exempt; HMOs are typically billed to the landlord but check your contract.
• Single-occupant discount of 25% is available — claim it directly with the council.

Heating and the boiler

• What heats the property? Gas combi, system boiler, electric storage heaters, heat pump or district/communal?
• How old is the boiler? When was it last serviced? (A landlord's annual Gas Safety check is mandatory.)
• Is hot water on demand or via a tank? Cylinder size matters for back-to-back showers.
• Electric-only properties typically cost 2–3× more to heat than gas — factor it into affordability.

EPC rating and the 2030 rule

All rented homes in England & Wales must currently have a minimum EPC rating of E. Government policy proposes that from 2030 all new tenancies will need a C or better, with all existing tenancies brought to C by 2033 (subject to consultation outcomes).

• If the EPC is D or below, ask the landlord what their plan is to upgrade to C and by when.
• Typical upgrades: cavity wall and loft insulation, double glazing, low-energy lighting, smart heating controls, air-source heat pump.
• A draughty D- or E-rated home can cost £600–£1,500 more per year to heat than a C-rated equivalent.

Safety certificates — your landlord must provide these

• Gas Safety Certificate (CP12) — annual, by a Gas Safe registered engineer. Must be given to you on or before move-in.
• Electrical Installation Condition Report (EICR) — every 5 years, by a qualified electrician. A copy must be supplied within 28 days of any new tenancy.
• Energy Performance Certificate (EPC) — must be valid (10-year lifespan).
• Smoke alarms on every storey + carbon-monoxide alarms in any room with a fixed combustion appliance — tested at the start of the tenancy.
• How to Rent guide (England) — landlord must serve the current edition or they cannot serve a Section 21 notice.

Maintenance — who does what

• Landlord (by law, s.11 Landlord & Tenant Act 1985): structure, exterior, sanitary fittings, heating and hot-water installations.
• Tenant: changing lightbulbs, smoke-alarm batteries, day-to-day cleaning, garden upkeep where the contract requires it.
• Confirm in writing how to report repairs, expected response times, and the out-of-hours emergency contact.

Parking

• Allocated, off-street, on-street with permit, or unrestricted?
• If on-permit, who pays — and how many permits does the property qualify for?
• Visitor parking — vouchers, pay-by-phone, or none?
• EV charging — a tenant has no automatic right to install a charger; ask the landlord in writing.

Pets

• The Renters (Reform) Bill is moving towards giving tenants a right to request a pet that the landlord cannot unreasonably refuse.
• Get pet permission in writing, including any reasonable conditions (professional clean at end of tenancy, pet-damage insurance).
• A landlord cannot lawfully demand a higher deposit for a pet — the 5-week deposit cap still applies.

Internet speed

• Check the property's actual fibre availability on Openreach, Virgin Media and altnet checkers using the postcode.
• FTTP (Full Fibre) gives 500–1,000 Mbps; FTTC (Superfast) typically 30–80 Mbps; ADSL often <20 Mbps.
• If working from home, agree contractually that the landlord will not block installation of a new line.

Deposit and money protection

• Deposit is capped at 5 weeks' rent (or 6 weeks if annual rent is £50,000+).
• Holding deposit is capped at 1 week's rent and must be refunded against first month's rent unless you withdraw or fail referencing.
• Deposit must be protected within 30 days in TDS, MyDeposits or DPS — you must be given the prescribed information.
• If using an agent, confirm the redress scheme (TPO / PRS) and Client Money Protection scheme — both are required by law.

Before you sign — checklist

• Read every clause; question any 'additional fees' (most are banned by the Tenant Fees Act 2019).
• Photograph and video every room on move-in day; cross-check the inventory line by line.
• Confirm meter readings on day one and notify utility suppliers in writing.
• Set diary reminders for the gas check anniversary and EICR expiry.