Once you pay a holding deposit, you are expected to go ahead unless checks fail, so the time to ask questions is before. This guide gives you a structured approach to viewing, checking paperwork and verifying the landlord or agent. It is aimed at private renting in England.
Step by step
Verify the landlord or agent
Ask for the landlord's full name and address and check the agent's details, including which redress scheme and client money protection scheme they belong to. Be wary of anyone who will not let you view, asks for money by unusual methods or pressures you to decide immediately. Never pay before viewing in person or by live video.
Inspect the property carefully
Check for damp, mould and condensation, particularly in corners, behind furniture and around windows. Test taps, shower pressure, heating, windows and locks. Look at the condition of the kitchen, bathroom and flooring, and take notes and photos with permission.
Ask for safety documents
Ask to see the energy performance certificate, the current gas safety record if there are gas appliances, and the electrical installation condition report. Check that smoke alarms are fitted on each storey and carbon monoxide alarms are present where required. If the home is a shared house, ask whether it needs an HMO licence.
Clarify the full monthly cost
Ask which bills are included, the council tax band, typical energy costs and whether there are any service charges. Confirm the amount of the holding deposit and tenancy deposit and check they are within the legal caps. Add everything up to see the true cost.
Ask about how the tenancy will run
Ask how repairs are reported and handled, whether the landlord or agent manages the property, and their approach to pets and decorating. Ask what happened with previous tenants if appropriate. Clear, specific answers are a good sign.
Review the draft agreement before paying
Ask for a copy of the tenancy agreement and any terms before paying a holding deposit. Read it carefully and query anything unusual, such as fees that are not permitted. Only pay once you are satisfied and get a receipt.
Ready-to-use checklist
- Landlord identity and agent details verified
- Property viewed in person or by live video
- Damp, heating, water and locks checked
- EPC, gas safety record and electrical report seen
- Alarms checked and HMO licence confirmed if needed
- Full monthly cost calculated
- Draft agreement read before paying
- Receipt obtained for any holding deposit
Practical tips
- Visit at a different time of day to get a sense of noise, parking and light.
- Ask neighbours about the area if the opportunity arises naturally.
- Use the same checklist for each property so comparisons are fair.
Common problems
The agent says there is no time to view because others are interested.
Pressure to commit without viewing is a warning sign. Ask for a live video viewing at minimum and walk away if they refuse.
The landlord cannot show a gas safety record.
Landlords must have a valid gas safety record for gas appliances. Do not move in until you have seen it, and ask your council for advice if needed.
I was asked to pay for a reference check.
Reference and admin fees are banned under the Tenant Fees Act in England. Refuse politely and report the agent to Trading Standards if they insist.