Moving home can be daunting with many factors to consider. Being well-prepared can make the process smoother, saving you unnecessary stress and time. This tenant guide provides the advice you need, covering frequently asked questions and helping you get the most out of renting.
Understanding rental tenancy types
The most common type of tenancy is an Assured Shorthold Tenancy (AST). This agreement is used when the rent is less than £100,000 per year, the tenant is an individual or a group of individuals, and the tenants have exclusive use of the property. As a tenant, you have the right to occupy the property for a minimum of six months if it is a long-term let.
Your deposit must be protected by law with an approved tenancy deposit scheme (TDS). This is typically managed by your landlord or letting agent. However, ASTs are not suitable in the following situations:
- The rent is over £100,000 per year.
- The property is being let as a holiday or short-let.
- The tenant is a company or other legal entity.
- The tenancy is tied to agriculture or another occupation.
- The property has been split into flats and the landlord lives within the same building.
Before viewings
Check your finances
Running a home can be expensive, and the initial move-in costs can add up. Consider your monthly budget after regular outgoings, including broadband, TV licence, council tax (students are exempt), gas, electricity, and other financial commitments. Remember to account for a deposit, typically five weeks’ rent.
List your requirements
Knowing what you need from your new home ensures nothing is overlooked. Create a list of your requirements and clarify any uncertainties with the property you're interested in. Questions you might ask include:
- Is there allocated parking?
- Are pets permitted?
- What are the nearby transport links like?
- How close are local amenities?
- Is the property furnished or unfurnished?
- Is there outdoor space?
Learn about the local area
If you have a daily commute, check local transport links and the time required for your journey. Familiarise yourself with the location of supermarkets, doctors, and schools. Our local lettings experts can answer any questions about the area.
Viewing properties
Once you’ve determined your budget, property requirements, and preferred area, ensure you view properties through a Propertymark Protected letting agent. Properties are listed on agents’ websites or property portals like Rightmove, Zoopla, PrimeLocation, or PetLets. Set up property alerts with specific criteria to be notified of new listings.
During viewings, assess the condition, space, and safety of the property. Landlords are legally obligated to ensure your safety, including conducting gas safety checks, installing smoke and carbon monoxide alarms, and ensuring electrical safety.
Making an offer
When you find a property you like, it’s time to make an offer. Agents are required to pass all offers to the landlord for consideration. Paying the asking price does not obligate the landlord to accept, as the process can vary. In a competitive market, consider other selling points like:
- Offering the best possible price.
- Proposing a start date close to the available date.
- Offering to pay more than a month’s rent in advance.
- Committing to a long-term tenancy.
Reference checks
Once an offer is accepted, the tenancy is subject to successful referencing, carried out by providers like KeySafe, HomeLet, or Canopy. You will need to consent to sharing your information and complete a sign-up process with the referencing company.
You must supply personal details, employer information, and any previous landlord information, along with a credit score check. To pass referencing, your monthly gross salary should be at least 2.5 times the monthly rent. If there are multiple tenants, the calculation applies to the group.
Conditional passes and guarantors
There are three outcomes to referencing: Pass, Pass with Conditions, and Fail. Conditional passes require a guarantor, who must also pass a referencing process. Multiple tenants are jointly responsible for the property, and the same can apply to guarantors. Clarify which costs the guarantor may need to cover.
Tenant fees and paying a deposit
Since 1st June 2019, it is illegal for landlords and agents to charge renters extra fees. The Tenant Fees Act 2019 applies to new tenancies and renewals, capping tenancy deposits at five weeks’ rent. Permitted payments include:
- Holding deposits (maximum of one week’s rent).
- Deposits (maximum of five weeks’ rent for annual rent below £50,000).
- Payments associated with early termination.
- Payments to change a tenancy agreement.
- Utilities, communication services, TV licence, and council tax.
- Interest payments for late rent (up to 3% above Bank of England’s annual percentage rate).
- Replacement of lost keys or security devices.
- Contractual damages in case of tenant default.
- Any other permitted payments under the Tenant Fees Act 2019.
The tenancy agreement
The tenancy agreement is a legal contract between the tenant and landlord, typically for an initial 12 months. It details key terms, including rent amount and payment schedule. Multiple tenants are collectively and individually liable for the property.
Break clause and special Terms
A break clause allows either party to end the tenancy early, subject to notice. Make sure to read the contract thoroughly before signing. You will need photographic ID and a share code for visa checks if applicable. Once signed, you are committed to the tenancy with no automatic right to withdraw.
Moving in day
Inventories
Before moving in, a professional inventory check records the property’s condition and fittings. If you cannot attend, inspect the property as soon as possible. Report any discrepancies to the letting agent with photographic evidence and keep all communication.
Moving day admin
Our home setup partners, Just Move In, offer a complimentary service to help with the admin of moving, saving you time and money. They handle utilities, council tax, Royal Mail redirection, storage, insurance, and more.
Smoke and carbon monoxide alarms
In England, alarms and detectors must be tested and working on the first day of tenancy. This can be confirmed in the inventory report. Check Property Mark's landlord safety guide for more details.
Meter readings
Take meter readings before unpacking and notify the utility companies of your move-in date. If your property is managed by us, your property manager will assist with this.
During your tenancy
Your rights and responsibilities
As a tenant, you are expected to:
- Regularly clean the property.
- Keep outdoor space tidy.
- Change lightbulbs.
- Avoid blocking sinks and drains.
- Test smoke and carbon monoxide detectors.
- Keep the property ventilated to prevent damp and mould.
- Pay rent on time and forward any landlord mail.
Landlords and agents should give reasonable notice (usually 24 hours) for inspections.
Repairs and maintenance
Report maintenance issues to your landlord or letting agent via our online portal. For emergency repairs, contact details will be provided. Do not attempt repairs yourself to avoid further damage or invalidating the landlord’s insurance.
Renewing your tenancy
Tenancy agreements have an end date but continue until you vacate. You can either:
- Renew your fixed-term contract.
- Move to a rolling tenancy.
Our Renewals team will contact you about renewing. A rolling tenancy lacks the security of a fixed-term agreement but can be convenient. Rent increases must be agreed upon before signing the extension.
Ending your tenancy
To end the tenancy during the fixed term, use the break clause if available. If not, discuss early termination with your landlord or agent. You may need to cover the landlord’s costs or replace yourself on the contract.
Preparing to move out
Once notice is served, prepare for your move and allow viewings for prospective tenants. Start packing early and use our Move & Give initiative to donate unwanted items.
Moving out day
An inventory check-out will be conducted, and the property should be returned in the same condition. Ensure all utility bills are settled and mail redirection is set up.
Getting your deposit back
Cancel any automated rent payments after the final payment. Your deposit will be returned minus any deductions for damages. If disputes arise, the deposit scheme’s Alternative Dispute Resolution (ADR) process can mediate.
Useful information
- The Government’s How to Rent Guide
- Propertymark’s Smoke & Carbon Monoxide Alarms Landlord Safety Guide
