Renter Tips
Practical advice to help you rent smarter and know your rights.
Photograph everything before you move in
Take timestamped photos and videos of every room, including close-ups of any existing marks, stains, or damage. Email them to yourself and the landlord so you have proof when you move out.
Your deposit must be in a scheme
By law, your landlord must protect your deposit in a government-approved scheme within 30 days. If they don't, they can't evict you under Section 21 and you could claim up to 3x the deposit amount.
Deposits are now capped at five weeks' rent
Under the Tenant Fees Act 2019, landlords in England can't charge more than five weeks' rent as a deposit (for annual rent under £50,000). Any agent asking for six weeks or more is breaking the law.
The landlord must fix heating and hot water
Your landlord is legally required to keep the heating and hot water in working order. If the boiler breaks in winter, they must arrange repairs within a reasonable time — usually 24–48 hours for emergencies.
Check if you can actually afford the rent
Most advisors recommend spending no more than 35% of your take-home pay on rent. Factor in council tax, utilities, broadband, and commuting costs before you commit to a tenancy.
Ask to see the EPC and gas certificate
Landlords must provide a valid Energy Performance Certificate (rated E or above) and an annual Gas Safety Certificate before you move in. If they can't produce these, it's a serious red flag.
Read every clause in your tenancy agreement
Pay special attention to break clauses, notice periods, restrictions on pets or subletting, and who's responsible for garden maintenance. If something seems unfair, query it before you sign.
Find out who pays the utility bills
Some rentals include bills, most don't. Ask specifically about gas, electricity, water, council tax, and broadband. Take meter readings on move-in day and register accounts in your name immediately.
Check council tax bands before signing
Council tax varies enormously — the same size property can cost £800 per year in one borough and £2,500 in the next. Council tax bands are included in a Viven Renter Report.
Meet all flatmates before agreeing to move in
Living with strangers is a lottery. Ask about cleaning rotas, noise tolerance, guests, and shared food policies. One awkward conversation now saves months of tension later.
Joint tenancies make you jointly liable
On a joint tenancy, if one person stops paying rent, the rest of you are liable for their share. Consider individual tenancy agreements if your landlord offers them, even in a shared house.
Check parking and transport links in person
Visit the property at the time you'd normally commute. Resident parking permits can cost hundreds per year, and that 'five minutes from the station' might be a fifteen-minute walk in reality.
Report repairs in writing every time
Always email or text repair requests to your landlord rather than just calling. A written record proves you reported the problem and is essential evidence if the issue escalates to a dispute.
Agents cannot charge you tenant fees
Since the Tenant Fees Act 2019, agents in England can only charge rent, a capped deposit, and a default fee for late rent or lost keys. Admin fees, referencing fees, and check-out fees are all banned.
Set up a mail redirect when you leave
Royal Mail's redirection service costs around £35 for three months. It catches post from banks, HMRC, and anyone else who still has your old address, and prevents identity fraud.
Professional cleaning can protect your deposit
If the property was professionally cleaned before you moved in, you'll usually be expected to have it professionally cleaned when you leave. Keep the receipt as evidence for any deposit dispute.
Know what repairs are your responsibility
Generally, landlords handle structural repairs, plumbing, and electrics. Tenants are responsible for minor issues like changing light bulbs, unblocking sinks, and replacing smoke alarm batteries.
Check if your landlord has the right licence
Many councils require landlords to have a property licence, especially for HMOs (houses with 3+ unrelated tenants sharing). If they don't have one, you may be entitled to a rent repayment order.
Understand your notice period before signing
Standard assured shorthold tenancies require two months' notice from the landlord and one month from you, but your contract may differ. Check whether there's a break clause and when it activates.
Test windows, ventilation, and extraction fans
Mould in rental properties is often caused by poor ventilation rather than damp. Check that bathroom and kitchen extractor fans work, and that windows open fully. This is a common deposit dispute issue.
Set up a standing order for rent
Pay rent by standing order rather than direct debit — you control the amount and date. Always use a reference your landlord can identify, and keep bank statements as proof of every payment.
Ask about broadband speed and providers
Some properties are locked into specific providers or have poor infrastructure. A Viven Renter Report includes broadband speed data for the address — especially worth checking if you work from home.
Get contents insurance for your belongings
Your landlord's buildings insurance doesn't cover your possessions. Renters' contents insurance starts from around £5 per month and covers theft, fire, and water damage to your personal items.
Budget for move-in costs beyond the deposit
First month's rent is usually due upfront alongside the deposit. Add removal costs, new bedding, cleaning supplies, and connection fees. A typical move-in can cost two to three months' rent total.
You can negotiate rent — especially on renewals
Landlords would rather keep a good tenant than find a new one. If you've paid on time and looked after the property, you have leverage to push back on rent increases or negotiate improvements.