13 things to check before you sign a tenancy

Reviewed by Sonia Abu Bakar✓, MSc Botany

By Abu Bakar Saadat7 min readPublisher: Saadat Rafiq

Last updated: 8 November 2026References

Illustration

On this page 9 sections

In short

The flat looked perfect in the photos, then the landlord said three other people want it. Here are 13 checks to do before you pay or sign anything in England, updated for the rules that started on 1 May 2026.

At a glance

Holding deposit: One week's rent at most
Tenancy deposit: Five weeks' rent at most (rent under £50,000 a year)
Rent before signing: Not allowed since 1 May 2026
Deposit protection: Within 30 days, and you get told where
Applies to: Private renting in England
Checked: November 2026

Saturday, 11am. Amara and Tom have seen eleven flats in two weeks. This one has a big sash window and it's only slightly over budget. Mr Kowalski, the landlord, says three other people are interested and he needs an answer by tonight. Tom already has his banking app open.

Amara puts her hand over his phone. "Give me twenty minutes."

Renting in a rush is how people end up paying fees they didn't owe, losing a deposit, or moving into a flat with no smoke alarm. Private renting in England changed on 1 May 2026, so some of the old advice is out of date. Here are the 13 checks Amara did, using the current GOV.UK guidance. This covers England only, and it's general information, not legal advice.

Before you pay anything

1. Work out what you can really afford

Illustration of a young woman with braids in a high bun and a denim jacket frowning as she writes in a notebook at a round café table, with a grey calculator, a payslip and a coffee cup beside her — Illustration

Start with your take-home pay, not your salary. The government's old How to rent checklist, withdrawn when the rules changed, said 35% of take-home pay is the most many people can afford. Then add council tax, energy, water, broadband and travel. If the total doesn't work on paper, the big window won't fix it.

2. Know which fees are banned

Illustration of a young woman in a denim jacket pointing at a line on a printed sheet in a bright letting agent's office while the agent in a navy suit smiles awkwardly and rubs the back of his neck — Illustration

Under the Tenant Fees Act, a landlord or agent in England can only charge payments on the permitted list: rent, a refundable tenancy deposit, a refundable holding deposit, and a few others such as some default fees. Viewing fees, admin fees, referencing fees and "set-up" fees are not allowed. If you're asked for one, GOV.UK says to refuse, keep a record, and get advice from Shelter or Citizens Advice.

The new rules also ban rental bidding. The landlord has to advertise a price, and can't ask for or accept an offer above it, so "three other people are interested" shouldn't turn into an auction.

Try saying: "Can you tell me what this fee is for? I understand most tenant fees are banned in England."

3. Pay a holding deposit, not rent

Illustration of a young woman in a denim jacket smiling and holding up a printed sheet while her flatmate in a grey beanie grins sheepishly and slides his phone back into his jeans pocket in a bright flat — Illustration

A holding deposit reserves the flat while the checks are done, and it can't be more than one week's rent. What you can't pay yet is rent. Since 1 May 2026, a landlord or agent can't ask for, encourage or accept rent before the tenancy agreement is signed. After signing, the most they can ask for before you move in is the first month's rent. Get the holding deposit terms in writing before you transfer anything. Tom put his phone away.

4. Check the letting agent is in a redress scheme

Illustration of a young woman with braids in a denim jacket frowning at an open silver laptop at a table, scrolling the trackpad, with a coffee cup beside her — Illustration

Every letting agent in England must belong to a government-approved redress scheme: The Property Ombudsman or the Property Redress Scheme. Agents who hold tenants' money also have to be in a client money protection scheme. The scheme names are usually in the footer of the agent's website. If they aren't, ask.

The deposit

5. Check the deposit is within the cap

Illustration of a young woman with braids writing on a white napkin at a café table by a window while her flatmate in a grey beanie leans in with his chin on his fist — Illustration

If the yearly rent is under £50,000, the tenancy deposit can be five weeks' rent at most. At £50,000 or more, it's six weeks. To work out weekly rent, multiply the monthly rent by 12 and divide by 52. For a flat at £1,300 a month, that's £300 a week, so the deposit can't be more than £1,500 and the holding deposit can't be more than £300.

6. Make sure the deposit is protected within 30 days

Illustration of a hand in a denim cuff circling a date in red pen on a blank wall calendar in a bright kitchen — Illustration

This is the one people forget. Your landlord or agent must put the deposit in a government-approved scheme (the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme) within 30 days of getting it. Within the same 30 days they must tell you which scheme it's in and how to get it back. Put a reminder in your calendar for day 31, then check the scheme's website yourself. A holding deposit doesn't need protecting until it becomes part of the tenancy deposit.

The paperwork

7. Read the tenancy terms, every page

Illustration of a young man in a grey beanie and oatmeal waffle jumper sitting on a cream sofa and frowning at a thick stack of papers, holding a yellow highlighter — Illustration

New private tenancies in England are now assured periodic tenancies. They roll on monthly or weekly with no end date, and you can usually leave by giving two months' notice. Your landlord must give you certain information about the tenancy in writing, usually in the agreement itself. Read all of it, including repairs, bills, pets and how the tenancy ends. Tom read it this time. Mostly.

8. Get your landlord's name and address

Illustration of a grey-haired landlord with a moustache in an olive jacket leaning over a white kitchen counter and writing on a sheet of paper while a young woman in a denim jacket stands beside him with her arms folded — Illustration

You have the right to know who your landlord is, even if an agent manages the flat. Their name and address are part of the written information you should get. If you ask in writing and they don't tell you within 21 days, they can be fined. Mr Kowalski wrote his on the back of the inventory.

9. Expect a right to rent check

Illustration of a young woman in a denim jacket smiling as she hands a plain burgundy passport across a white desk to a letting agent in a navy suit — Illustration

Landlords in England must check that every adult who'll live in the property has the right to rent. British and Irish citizens can show a passport. If you have an eVisa, you'll need a share code. It's a routine check for everyone, and a landlord must not discriminate against you while doing it.

The flat itself

10. Ask for the gas safety record and the EPC

Illustration of a young woman in a denim jacket reading a printed sheet beside an open kitchen cupboard with a white wall-mounted boiler and copper pipes inside — Illustration

If the flat has gas, the landlord must give you a copy of the gas safety check record before you move in. You also have the right to see the Energy Performance Certificate (EPC). A privately rented home must be at least band E, and a low rating usually means higher bills.

11. Test the alarms at the viewing

Illustration of a young man in a grey beanie on a metal step stool pressing the test button of a round white ceiling smoke alarm and wincing at the noise, while a young woman in a denim jacket steadies the stool and laughs — Illustration

There must be a smoke alarm on every storey used as living space. There must also be a carbon monoxide alarm in any room with a fixed combustion appliance, such as a boiler or wood burner (gas cookers don't count). Press the test buttons while you're there. If one beeps oddly later, our guides to a chirping smoke alarm and a beeping carbon monoxide alarm explain what it means.

12. Photograph everything on move-in day

Illustration of a young woman in a denim jacket crouching in an empty bright room and photographing a scuff and small dent on the wall above the skirting board with her phone, moving boxes behind her — Illustration

Go through the inventory room by room, note every mark, stain and chip, and take dated photos, including the meter readings. Sign the inventory once you agree with it and keep a copy. Then email the photos to yourself and the landlord. It's your best evidence when the deposit comes back.

13. Sort contents insurance from day one

Illustration of a young couple kneeling among cardboard boxes in a bright new living room, the woman lifting a cream throw out of a box and the man holding a white mug, smiling at each other — Illustration

The landlord's insurance covers the building, not your things, as the old government checklist pointed out. A landlord can't make you buy insurance as a condition of the tenancy, but contents cover for your own belongings is worth having from the day you move in.

The money limits at a glance

Payment	The limit in England	Example: rent £1,300 a month
Holding deposit	One week's rent	Up to £300
Tenancy deposit	Five weeks' rent (yearly rent under £50,000)	Up to £1,500
Rent before signing	Not allowed	£0
Rent between signing and moving in	First month only	Up to £1,300
Admin, viewing or referencing fees	Not allowed	£0

Before-you-sign checklist

The rent works with our take-home pay after bills.
No banned fees, and no rent paid before signing.
The holding deposit is one week's rent or less, with the terms in writing.
The deposit is within the cap, and there's a reminder to check it's protected.
We've seen the gas safety record and EPC, and tested the alarms.
We have the landlord's name and address and the written tenancy terms.
Move-in photos are taken and the inventory is signed.

If something goes wrong

You were charged a banned fee: ask for it back in writing and keep a record. Your local council can investigate, and if it was an agent you can complain to their redress scheme.
Your deposit isn't in a scheme after 30 days: ask the landlord in writing which scheme it's in. Shelter and Citizens Advice can tell you what to do next.
Someone pressures you to pay before viewing or signing, or wants cash only: walk away. If you're at risk of losing your home, contact your local council.

Your turn: what's the one thing you only noticed after you signed? Tell us in the comments so the next renter checks for it.

Questions readers ask

How much deposit can a landlord ask for in England?

For a tenancy where the yearly rent is under £50,000, the most is five weeks' rent. At £50,000 or more it is six weeks. A holding deposit to reserve the property is capped at one week's rent.

Can a landlord ask for rent before I sign?

No. Since 1 May 2026 a landlord or agent in England cannot ask for, encourage or accept rent before the tenancy agreement is signed. After signing, the most they can ask for before the tenancy starts is the first month's rent.

How do I check my deposit is protected?

Your landlord must put it in the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme within 30 days and tell you which one. You can check on each scheme's website.

Do these rules apply in Scotland, Wales or Northern Ireland?

No. This article covers private renting in England. Scotland, Wales and Northern Ireland have their own rules, so check the official guidance for where you live.

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