Rightmove’s guide to

Renting
The advantages of renting
Freedom and flexibility

Finding a place to rent

Selecting a property

Understanding your rights

The legal aspects of being a tenant

Moving day
Essential things to remember
Welcome to Rightmove’s guide to

renting property

Guiding Right
Whether you are buying, selling, renting or letting we understand that even the smoothest of transactions can be
traumatic.

Therefore, we have pooled our expert knowledge of the market to develop a series of essential guides to equip you with
all the information and useful tips you need to ensure your experience remains a stress-free one.

This guide to renting is made up of nine sections so you can dip in and out of what’s most relevant to you. If you are also

Contents
thinking of buying, letting or selling a property, you may find our Buying, Letting or Selling Guides useful

The advantages of renting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

How to find a place to rent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Renting privately or through an agent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
What to look for on viewings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Miles Shipside M.R.I.C.S. How to beat the crowd - things you can do to put yourself at the front of the queue. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Commercial Director
Budgeting and finances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Understanding your rights and responsibilities as a tenant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Things to do before moving in and out. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Renting in Scotland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
The
advantages
of renting

How to find
These days, an increasing number of people are renting Renting offers more flexibility than owning - you can move
and the quality and range of rented accommodation is somewhere else relatively quickly - useful if you plan to
better than ever. move for a new job or are going away to study.

Renting is usually cheaper than owning and bills are more Also, it’s less hassle than being an owner as you won’t
predictable too, which is great news for those who prefer
stable finances. And with fewer outgoings, you can save
more.
need to pay for property maintenance - most of that will be
done for you. a place to rent
What type of property should I Where should I look? Unfortunately, it can still be difficult to
look for? find good property to rent using these
It can be difficult to find good property methods; so that is where Rightmove
First of all, think carefully about the to rent. Sifting through adverts in comes in.
type of property you’d like to rent and newspapers is hard work and the time
which best suits your lifestyle. from print to publication often means Using Rightmove
that by the time you see the ad, the
For example, if you are only there
during the week, a small place might do property has long since been rented Rightmove offers a great way to find lots
just fine. If security is important, then a to someone else. of properties that are available for rent
ground floor flat may be out. If you have right now.
a car, then a parking space is a must. If you are prepared to share, you may
be lucky and know someone who is There are over 200,000 properties to rent
Do you want furnished or part- looking for a flatmate. on Rightmove, giving tenants access to a
furnished accommodation or would huge number of potential homes.
something that’s just part furnished
be okay? Often it doesn’t make much Most listings on Rightmove have
difference to the rent. additional information, such as extra
photographs, virtual tours, floorplans and
If it’s furnished and you are sharing with
brochures, so you can really get a good
others, do you trust them to look after the
furniture - because you may lose some or idea of what the property is like.
all of your deposit to pay for damage even
if they are responsible for it? To make your search easier, you can
register for email updates to receive
Other key questions to ask yourself: automatic notification in your inbox of
If your workplace has an intranet site, new property listings that match your
• Is a purpose built shower essential find out if it has a section that lists criteria.
or can you make do with a shower properties for rent. Many universities
attachment in the bath? and colleges have an accommodation
• Do you need a garden? office, so if you are a student find out
• Are you prepared to share with what yours has to offer.
someone else - if so, could you
share with a live-in landlord?
• What facilities are there for washing You could even qualify for a council
and drying clothes? or Housing Association property if
• Does the property have all the you have sufficient points, are on the
appliances you need? waiting list or have a specific need.

4 Rightmove’s guide to Renting 5

Renting privately or through an agent
Dealing directly with private landlords to find
a property can be worrying...

You’ll have to meet a total stranger subscribe to. See www.arla.co.uk for a Rightmove agents • Use the automatic email updates you find something else that does for the drawing up of the tenancy
at a property and of course, landlords list of ARLA members. facility to alert you about new • Help your letting agent by telling agreement, having an inventory
are unregulated and don’t need to be Rightmove has a comprehensive list of properties matching your search them what sort of property you done and for checking references
part of a professional trade body or Other professional bodies include member agents to choose from that will criteria when it is added to want - and don’t want! • Also visit aboutmyplace.co.uk where
trade association. the National Approved Lettings make your search for rental property Rightmove • Keep calling your agent or they may you’ll find a wealth of information
Scheme, the Royal Institution of a lot easier. Your Rightmove agent will assume you’ve found somewhere about the area, including proximity
• Once you have found a property that
Lettings agents offer greater peace Chartered Surveyors and the National also have lots of useful information, • Ask the agent if you need to of train stations, local schools and
of mind and security. Some belong including knowledge of what’s planned interests you, contact the Rightmove pay a reservation fee to hold the aerial photos.
Association of Estate Agents. Check
to bodies such as the Association of their websites for a list of members for the area, council tax rates and more. member agent who is marketing the property (get a receipt for it) and
Residential Letting Agents, which has and to see what protection they Here are some tips to get the most out of property to arrange a viewing. If it ask what other charges the agency
a code of practice that members must currently offer. Rightmove and Rightmove agents: doesn’t suit, they will be able to help makes. You usually have to pay

6 Rightmove’s guide to Renting 7

 How to beat the crowd -
things you can do to put yourself at the
front of the queue
Good places go fast, so here are our • Have copies of references from your Reference checks
tips for getting ahead of the rest to employer and previous landlords

What to look for

secure the best property: available, together with your bank If you like the property, you will have to
details, documents proving your ID pass reference checks. If there is a fee
• Use Rightmove’s automatic email and full address with postcodes for for this, it is usually non-refundable,

on viewings
alerts facility to notify you as soon the last three years - the agent will even if the reference check rejects
as relevant properties become need these for the reference check you as a tenant.
available • Be ready to sign a tenancy application
• Start viewing in good time. A lot of If you pass, you may be asked to pay
When you have decided on properties that you like, form - this will allow the agent to
property to rent won’t be available a reservation fee or holding deposit.
you or your agent can arrange a viewing of the check your references and run a
to move in to for at least four weeks, Normally, you will lose this if you
credit check
property. Make the most of this opportunity by: or even longer on student houses change your mind and decide not to
where new lets are often agreed • If you think you may need a take the property.
months in advance guarantor, get this set up in good
• Have a cash reservation fee ready time (and check if the agent or
(and get a receipt for it) landlord will accept one).
• Checking how well the property has been maintained - look at gutters, windows, roofs
• Noting how much storage space there is
• Checking to see how the place is heated and how well insulated it looks - this will affect your bills
• Asking to see the gas safety certificate and operating instructions for electrical items. Are there enough sockets for
your needs?
• Finding out which furnishings will be in the property when you move in. Does it meet the fire safety regulations?
Budgeting and finances
• Running the taps, bath and shower, and flushing the toilet. Do they all work? Ask to be shown that the heating Budget carefully - allow for council tax and the cost of all utilities, which you’ll normally have to pay for.
and hot water works - and that windows open However, if it’s a short-term let, the council tax and some utilities may be included in the rent.
• Asking yourself how secure it feels? Is there access from rear gardens and alleys? What are the locks like - many
insurers require five lever mortise locks on all entry doors and window locks Make sure you always compare like • If you are on local housing allowance
• For flats, asking if you have your own secure post box. How clean are common areas - how often are they with like - most tenancies express or a student, will they consider
cleaned and by whom? How are any common grounds maintained? If there is a vehicle space, what’s parked in it the rent as £X per calendar month you?
now - if there is a rust heap, ask when it will be cleared which is about 4.35 times the cost of • Will they accept guarantors?
• Finding out how close the transport links are - is it an easy commute to work or university and how close are other a weekly rent. • Will there be a fixed term in the
amenities, shops, etc? tenancy and, if so, for how long?
• Visiting at different times to establish how safe/quiet the area is Once you think you have found Is the tenancy extendable after the
• Asking if road works are planned or new houses are going up nearby - this will add to noise somewhere you like, things to ask the fixed term has ended?
• Talking to existing tenants (if they are still there) and neighbours. Ask them what it’s like to live there. Ask tenants agent are: • How many people have viewed it
what the landlord is like already and how long has it been on
• If the landlord will be looking after the management, asking if you can meet him. • What bills (if any) are included in the market for? If there are lots of
Other things you may need to consider: the rent? Are there any charges for properties available to rent locally,
the cleaning of communal areas you may be able to negotiate the
• What the schools are like - essential if you have kids You can find out the cost of council tax etc? rent down.
• Do they allow pets? from the local authority and get quotes • How much is the deposit and when
• Is smoking permitted in the property? from insurers to cover your possessions. is the rent reviewed?
• When is it available from - and for how long?

8 Rightmove’s guide to Renting 9

 When you become a tenant, you take on certain Tenancy types
responsibilities in exchange for certain rights. Your tenancy
agreement will typically be 4 - 5 pages long and is very Most new tenancies today are Assured Shorthold
detailed. It lists your responsibilities so read it carefully. As Tenancies (AST) which is similar to Short Assured
a minimum, it will show: Tenancies in Scotland.

• The names of the landlord and tenant These usually include a ‘fixed term’ of 6 or 12 months.
• How much the rent and deposit is Where there is no fixed term, the tenancy is called a
• When the rent will be reviewed ‘periodic tenancy’.
• The address for the landlord or agent who will be looking
after the property. If annual rent is more than £25,000, the tenancy is in a
company’s name or the landlord lives in the property, a different
The main things you must do are as follows: form of agreement will be used. Your letting agent will be able to
• Pay rent on time - normally one month in advance advise you further if this is applicable to your circumstances.
• Pay other bills. In most long-term lets, you’ll be paying
council tax, utilities (including water), TV licence and Under an AST, as long as the terms of the tenancy have
telephone charges not been breached, the landlord cannot regain possession
• Respect neighbours - so no making noise, putting rubbish until after six months (or longer if the fixed term is longer)
in the wrong place or obstructing common areas - unless you agree he or she can.
• Look after the property.
However, after the fixed term has ended (or six months if
The agent’s job might be to market the property and to there was no fixed term), he or she can regain possession
arrange the signing of agreements and payment of the first by giving you two months notice in writing.
month’s rent and deposit.
So, as you can see, with an assured shorthold tenancy you
After that, you may find you are dealing directly with a landlord don’t have security of tenure.
who will look after the management. However, most landlords
tend to leave the management up to the letting agent. If you want, you and the landlord can agree to extend the
tenancy so it becomes what’s called a periodic tenancy,
The good news is that you are not expected to maintain the without needing to issue a new agreement. This can
building - that’s the landlord’s job. But you should behave also occur by both landlord and tenant not making any
in such a way that the building is properly cared for. For arrangements at the end of the term of tenancy, resulting in
example, you must: the term automatically lapsing in to a periodic tenancy.

Understanding your
• Tell your landlord if you are going away for longer than 14 On a periodic tenancy, if your landlord wanted the property
days - because this will affect his/her insurance policy back, he or she would still need to give you two months’
• Keep the property secure at all times - so lock it when you notice. Or if you wanted to leave, you would need to give

rights
go out and don’t give keys to anyone else notice - which would be a month’s notice if the rent was paid
• Tell your landlord when things need fixing to avoid bigger

and
monthly or four weeks if paid weekly.
problems later - e.g. a leaking pipe, if not maintained,
could make a ceiling collapse

responsibilities
• Do basic maintenance - e.g. change light bulbs and
smoke alarm batteries.

Obviously, you must not engage in any illegal activity at the

as a tenant
property and nor can you:

• Alter the property in any way including hanging anything

on the walls or re-decorating without written permission
from your landlord
Even before you start searching for a property to rent, it’s important to • Use the property as a business
understand the legal aspects of being a tenant. • Sub-let.
….unless, of course, the landlord says you can.

10 Rightmove’s guide to Renting 11

If you rent a room from a live-in landlord, you have very If, at the end of the tenancy you feel that your deposit has Your rights Your landlord cannot:
few rights and your stay can be ended without the landlord been withheld unfairly, the organiser of the TDS can step
having to give two months’ notice. in and sort out disputes with your landlord. You have a right to quiet enjoyment of the property and • Change locks without telling you or giving you a new set
your landlord must give at least 24 hours notice if they of keys
Here are our other tips for a trouble-free time as a tenant: want access (except in an emergency). Most lettings • Cut off utilities
For the latest information on Tenancy Deposit Schemes, agents inspect a property quarterly to check everything is • Interfere with your mail
• Never enter in to a tenancy unless there is a written visit the Direct Gov website. in order. • Verbally or physically threaten you
tenancy agreement • Neglect the property.
• Get the phone numbers and email of whoever will be Here are our tips to help you get your deposit back and The landlord must also:
looking after the property so you can contact them if avoid disputes: Certain shared houses (called Houses in Multiple Occupation
something goes wrong • Insure the property
or HMOs) have to be licensed under special rules which
• Keep a date record and a copy of all correspondence, • Look after and pay for the cost of repairs to the structure
also require that the property meets certain extra fire and
including phone calls, and keep a copy of the agreement and exterior, as well as electrical, heating, hot water and
electrical safety standards.
and inventory sanitary installations
• Check the tenancy agreement for any unfair terms, e.g. • Return the deposit at the end of tenancy in full, or set out
All places built after June 1992 and all HMOS must have mains
a clause that allowed the landlord to come in at any time why deductions have been made from it
wired smoke detectors on each floor and licensable HMOS
without giving notice would be unfair • Only evict with a court order
must have a full electric inspection done every five years.
• If repairs need doing, be flexible and allow workmen to • Ensure all soft furnishings comply with the Furniture
come in to the property - but confirm how long work will and Furnishings (Fire) Safety Regulations 1988 and
A good general guide to all the regulations can be found
take first are fire safety compliant. Look for the fire safety label on
• Get a detailed inventory done at the start and end of the at http://www.direct.gov.uk/en/HomeAndCommunity/
• Don’t sign up for a long, fixed-term tenancy agreement all furnishings
tenancy, listing everything in the property and its state BuyingAndSellingYourHome/RentingAHome/
unless you really are sure you will stay that long - • Ensure that gas appliances, fittings and flues are safe for
DG_4001394
because if you leave early you’ll probably have to pay and condition your use and that installation, maintenance and annual
until the end of the term • Be there when the inventory is being done. If that’s not safety checks are carried out by a Corgi-registered gas
Before you sign the tenancy agreements, you should:
• If you have a problem, talk to the landlord or agent - most possible, then insist on seeing a copy and check it is installer. They must give you a certificate called a CP12
will be pleased to help and keep good tenants correct. Tell the landlord or agent in writing if it’s wrong showing everything is safe
• Make sure you have seen the gas safety certificate and
• Where you are “jointly and severally liable” with others for • If the landlord or agent doesn’t do an inventory, make one • Ensure that electrics are safe, with operating instructions
instructions for all electrical items
the rent, you can be pursued for the whole rent. So pick yourself as soon as you move in and safety notices supplied, before a letting starts
• Be satisfied that all the furniture is safe
housemates you trust! • Check and list everything carefully - look under carpets, • Make “reasonable adjustments” to accommodate tenants
• Have keys for all exit doors
with disabilities.
on both sides of mattresses - and note all damages, • Check the inventory carefully and note anything that has
Deposits and inventories marks or scratches, as well as how clean everything is. been missed or is incorrect - please re-read our section
Take photos where possible on “Deposits and Inventories” carefully.
In most cases, you’ll be asked to pay a deposit. Get a
• Sign and date the inventory and send a copy to the
receipt for it.
landlord or agent
The deposit will usually be equal to around four to seven • Return the property and everything in it in the same
weeks’ rent. You pay it to the landlord or agent and they can condition at the end of the tenancy
keep some or all of it if you cause damage to the property • Repeat the inventory process when you move out - again,
(beyond fair wear and tear). itemise everything, take photos and send it to the agent
or landlord
If you have an Assured Shorthold Tenancy in England and • You may be required, as a condition of the agreement, to
Wales, which started on or after 6th April 2007 where a have carpets professionally steam cleaned
deposit was taken, that deposit must be protected in one • At the end of the tenancy, you’ll have to repair any
of the government approved Tenancy Deposit Schemes damage you’ve caused and replace items that cannot
(TDS). be restored to a good condition, or you can expect to be
charged for them
The deposit is administered by the scheme throughout the
• If the landlord removes anything from the property during
tenancy and will be returned in full shortly after the end of
the tenancy, providing the property is returned in the same the tenancy, get them to sign for it.
condition as you found it at the start of the tenancy.
Usually, no interest is paid on the deposit.

12 Rightmove’s guide to Renting 13

Things to do
before moving
Moving in day

Great, you are ready to move in. Here are some tips to make
moving in day as smooth as possible:

in and out • Use a good removal firm - seek recommendations from

friends. Look for members of the British Association of
Removers
• Try to avoid Fridays which is the busiest day
• Save time and cost by doing some of the packing
yourself
• Check out the best value utility contracts for your new
property well in advance and read your meters on moving
in day
• Redirect post well beforehand • Get large, bulky items disposed of - some councils need
• Prepare a standard letter to notify utility providers, banks up to a month’s notice
and anyone else who needs to know what your new • Put furniture back in its original place
address is • Thoroughly clean the property back to its condition when
• Take out contents insurance to protect your possessions you moved in
• Set up your standing order to pay rent so it’s in the • Tidy gardens
agent’s or landlord’s account on time. • Repair damage you’ve caused or replace items that
cannot be made good
Moving out day • Be there when the check out inventory is being done.
• If no inventory is undertaken, make one yourself, taking
Before you move out, there are lots of things to do - many are care to itemise everything and its state and condition.
just the opposite of what you should do on moving in day. Take photos where possible. Sign and date the inventory
and send it to the landlord or agent
To make sure you get your deposit back, please re-read our • Keep receipts for cleaning and any items that you have
section on “Deposits and Inventories” carefully. had replaced
• If the deposit is not returned or if you feel deductions are
Here’s our quick checklist: unfair, contact the administrator of your tenancy deposit
• Allow lots of time to clear everything out scheme.

Renting in Scotland
There are some differences if you are renting a property
in Scotland.

Here, all landlords have to be registered in a scheme, there

is currently no tenancy deposit scheme and more shared
privately rented HMO properties have to have a license.

For more information on renting in Scotland, visit the Better

Renting Scotland website.

14 Rightmove’s guide to Renting 15

Rightmove’s guide to
Renting