What to Check Before Renting a Property: 15-Point Checklist

Before signing any tenancy agreement, your landlord is legally required to provide certain safety documents. If they cannot show you these, walk away or report them.

Gas Safety Certificate (CP12)

Every rental property with gas appliances must have an annual gas safety check by a Gas Safe registered engineer. Your landlord must give you a copy of the certificate before you move in. You can verify an engineer's registration at GasSafeRegister.co.uk.

Electrical Installation Condition Report (EICR)

Since July 2020, landlords must have the electrical installation inspected every 5 years by a qualified electrician. They must give you a copy of the report before you move in. The report should show a "satisfactory" result.

Energy Performance Certificate (EPC)

All rental properties must have an EPC rating of E or above (C or above for new tenancies from 2028). The landlord must show you the EPC before you commit. A low rating means higher energy bills. You can check any property's EPC for free at gov.uk/find-energy-certificate.

Smoke and Carbon Monoxide Alarms

Landlords must install smoke alarms on every floor and carbon monoxide alarms in any room with a fixed combustion appliance (gas boiler, wood burner, etc.). Test them during your viewing.

During your viewing, look carefully for signs of problems that could affect your health, safety, or deposit:

Damp and Mould

• Black spots on walls, ceilings, or around windows
• Peeling paint or wallpaper
• Musty smell, especially in bathrooms and kitchens
• Condensation between double-glazed window panes (indicates failed seals)
• Tide marks on walls (possible rising damp)

Use our damp assessment tool to understand your rights if you find damp.

Structural Issues

• Cracks in walls, especially diagonal cracks near windows and doors
• Doors or windows that stick or will not close properly
• Uneven or sloping floors
• Signs of subsidence in the exterior walls

Plumbing and Heating

• Run taps to check water pressure
• Flush toilets
• Turn on the heating and check radiators get warm
• Look under sinks for signs of leaks
• Check the boiler age (boilers over 15 years old are less efficient and more likely to break down)

Not all landlords operate legally. Protect yourself by verifying the basics:

• Deposit protection: Ask which scheme will protect your deposit (DPS, MyDeposits, or TDS). If they seem unsure, that is a warning sign.
• Licensing: Check if the property requires an HMO licence (if it is a house share) or selective licensing (some council areas require all landlords to be licensed). Contact your local council or use our landlord check tool.
• Landlord identity: Verify the person you are dealing with actually owns the property. You can check the Land Registry for £3.
• Agent membership: If you are dealing with a letting agent, check they are a member of a government-approved redress scheme (The Property Ombudsman or Property Redress Scheme). This is a legal requirement.
• Tenant Fees Act compliance: Your landlord or agent can only charge you rent, a refundable tenancy deposit (max 5 weeks' rent), and a refundable holding deposit (max 1 week's rent). No other fees are permitted.

Never sign a tenancy agreement without reading every clause. Pay special attention to:

• Rent amount and payment date: Confirm the exact amount and when it is due each month
• Deposit amount: Must not exceed 5 weeks' rent (for annual rent under £50,000)
• Notice periods: How much notice you must give to end the tenancy
• Break clause: Does the agreement allow you to leave early? Under what conditions?
• Restrictions: Pets, subletting, smoking, alterations, guests staying overnight
• Repair responsibilities: Who is responsible for what? (Note: structural repairs, plumbing, heating, and electrical are always the landlord's responsibility by law)
• Rent increase clause: Under the Renters' Rights Act 2025, only Section 13 increases are valid. Fixed-percentage review clauses are no longer enforceable.

If anything seems unfair or confusing, ask for clarification in writing before signing. You can also contact Citizens Advice or Shelter for help understanding your agreement.

The property itself might be perfect, but the area matters too:

• Crime rates: Check local crime statistics on police.uk or use our property safety check for a detailed area report
• Flood risk: Check gov.uk/check-flooding for flood risk data
• Transport links: How long is the actual commute? Check at peak times, not just off-peak.
• Local amenities: Are there shops, GP surgeries, schools (if relevant), and green spaces nearby?
• Noise levels: Visit at different times of day. A quiet street during a Tuesday viewing might be very different on a Friday night.
• Council tax band: Check your council's website for the band and annual charge. This can add £100-200+ per month to your costs.

Use our total cost calculator to work out the true monthly cost of renting, including council tax, energy bills, and commuting costs.

The advertised rent is just the starting point. Before committing, add up all the costs:

• Rent: The monthly amount (confirm whether it includes any bills)
• Council tax: Varies dramatically by area and property band
• Energy bills: Check the EPC rating. A rating of D or below will mean higher bills. Ask the landlord or current tenant about typical monthly costs.
• Water rates: Metered or unmetered? Ask for recent bills.
• Broadband: Check availability and speeds at your chosen provider
• Commuting costs: Train pass, petrol, parking
• Contents insurance: Not required but strongly recommended
• TV licence: £169.50 per year (2026 rate)

Our cost calculator helps you work out the true total monthly cost so there are no surprises after you move in.

As a rule of thumb, your total housing costs (rent plus all bills) should not exceed 35-40% of your take-home pay. If it is higher, you may find yourself under financial pressure.