Check the Landlord's Track Record
A property is only as good as its landlord. Before committing, ask whether the landlord uses a letting agent or self-manages. Letting agents offer a layer of accountability, but quality varies enormously. Search the agent's name on Google Reviews, Trustpilot, and property forums. If the landlord self-manages, ask for references from previous tenants — a good landlord won't hesitate to provide them.
Check whether the landlord is a member of a recognised landlord accreditation scheme such as the National Residential Landlords Association (NRLA). While membership isn't compulsory, it signals a landlord who takes their legal obligations seriously.
Inspect the Property Thoroughly
Viewings are often rushed, but you need to slow down and look carefully. Check for signs of damp — musty smells, peeling wallpaper, black mould around windows or in bathrooms. Open cupboards under sinks and check for leaks. Test taps, showers, and the flush on every toilet. Flick light switches. Open and close windows — do they seal properly?
Look at the state of the fixtures and fittings. Cheap, poorly installed kitchens and bathrooms often indicate a landlord who cuts corners. Check the boiler — ask when it was last serviced (landlords are legally required to have an annual gas safety check). A boiler over 15 years old is more likely to break down.
- ▸Damp and mould: Check walls, ceilings, window frames, and behind furniture if possible
- ▸Water pressure: Run taps and shower simultaneously to test pressure
- ▸Heating: Ask to see the gas safety certificate and when the boiler was last serviced
- ▸Windows: Single glazing means higher bills and more noise — factor this into the rent
- ▸Phone signal: Check your mobile signal inside the property during the viewing
Understand What's Included
Rental listings often omit critical details about what's included in the rent. Council tax band, utility bills, broadband, and contents insurance are rarely included — but always ask. Some rentals include water rates or a parking space; others charge extra.
If the property is furnished, photograph everything before you move in and cross-reference it with the inventory. Missing or damaged items at checkout are the number one cause of deposit disputes. If it's unfurnished, clarify whether white goods (fridge, washing machine, cooker) are included — replacing these yourself is expensive.
| Cost | Typically included? | Typical monthly cost |
|---|---|---|
| Rent | Yes | Varies by area |
| Council tax | No | £100–£250 |
| Gas & electricity | No | £100–£200 |
| Water | No | £30–£50 |
| Broadband | No | £25–£50 |
| Contents insurance | No | £10–£20 |
Check the EPC and Insulation
Every rental property in England and Wales must have a minimum EPC rating of E (with limited exceptions). From 2025, the government has signalled that this could rise to C for new tenancies. A low EPC rating means higher energy bills for you — and potentially a landlord who hasn't invested in the property.
Check the EPC certificate online at the government's EPC register. It will tell you the property's current rating, potential rating, and specific recommendations for improvement. If the property has a D or E rating, calculate what your energy bills might realistically be before committing.
Know Your Deposit Rights
Your deposit must be protected in a government-approved tenancy deposit scheme (TDS, DPS, or MyDeposits) within 30 days of payment. The landlord must give you prescribed information about the scheme. If they fail to do either, you can claim compensation of up to three times the deposit through the courts — and the landlord cannot serve a valid Section 21 notice until the deposit is properly protected.
Since the Tenant Fees Act 2019, deposits in England are capped at five weeks' rent (for annual rent under £50,000) or six weeks' rent (above £50,000). If a landlord or agent asks for more, they're breaking the law. Holding deposits are capped at one week's rent.
Research the Area
Don't just view the property — view the neighbourhood. Visit at different times of day, including evenings and weekends. Check parking availability during peak hours. Walk the route to the nearest station or bus stop. Look at the street: are other properties well-maintained, or is there visible neglect?
Use online tools to check crime rates (police.uk), flood risk (check-long-term-flood-risk.service.gov.uk), and local amenities. If you're commuting, actually test the journey during rush hour — listed travel times are often optimistic.
Key Takeaways
- ✓Always check for damp, mould, and boiler condition during viewings — these are the most common rental problems
- ✓Your deposit must be protected in a government scheme within 30 days or the landlord faces penalties
- ✓Deposits are capped at five weeks' rent under the Tenant Fees Act 2019
- ✓Check the EPC rating — a low score means high energy bills and a potentially neglected property
- ✓Research the landlord or agent's reputation before signing anything
- ✓Visit the neighbourhood at different times of day to get the full picture