Renting Your First Place: Deposit to Moving In

Your rent + bills + council tax should typically be no more than 30-40% of net income. Use Rightmove, Zoopla, OpenRent, and Spareroom to search. Consider area transport links, council tax band (search at gov.uk), Local Housing Allowance rate if relying on UC, and HMO vs single-occupancy properties. Save 1.5 months' rent for deposit + 1 month rent in advance + £300-£500 moving costs.

Ask the landlord/agent: what is included in rent? Council tax band? Gas/electric type and supplier? Internet provider? Is the property currently let? When can I move in? Take photos of any existing damage. After viewing, complete the application: usually personal details, employer letter, previous-landlord reference, credit check authorisation (£0-£25 reference fee). Don't pay holding fees over 1 week's rent (Tenant Fees Act 2019).

Before signing: check the tenancy type (almost certainly Assured Shorthold under Housing Act 1988); the rent amount and due date; the fixed term length (typically 6-12 months); the deposit amount (max 5 weeks rent under TFA 2019); break clause if any; pets, smoking, decoration restrictions; who pays which bills; rent review clause. Ask for a copy in advance to read. Get any verbal promises in writing as a clause.

On signing or before moving in, the landlord must give you: the How to Rent guide (DCLG); Energy Performance Certificate (EPC) showing minimum E rating; Gas Safety Certificate (annual CP12); Electrical Installation Condition Report (EICR — last 5 years); confirmation your deposit is protected in TDS, MyDeposits, or DPS within 30 days; signed tenancy agreement. If any is missing, the landlord cannot lawfully serve a Section 21 notice later.

Read every meter (gas, electric, water if metered) and photograph the reading. Take wide and close-up photos of every room. Check the inventory carefully against the actual condition — sign and return only if accurate; add notes about anything missed. Test heating, hot water, smoke alarms (every storey), CO alarms (any gas/solid-fuel rooms), locks, windows. Get all keys. Take photos of any pre-existing damage.

Tell your council tax department of move-in (or claim single-occupier discount); contact gas/electric supplier and submit meter readings; arrange broadband; register with a local GP if needed; update your bank, employer, and DVLA with the new address; register on the electoral roll. Set up direct debits for rent, council tax, and utilities. Buy contents insurance — the landlord covers the building only.

During the tenancy: landlord must keep the property in repair (s.11 Landlord and Tenant Act 1985 + s.9A LTA 1985 fitness for human habitation); you have a right to quiet enjoyment — landlord cannot enter without 24-hour written notice except in emergency; rent increase requires Section 13 process for periodic tenancies; minimum 4-month notice on a Section 21 (until the Renters' Rights Act 2025 abolishes S21); deposit must remain protected throughout. Save Shelter (england.shelter.org.uk) and Citizens Advice contacts for issues.