How to Rent a House in England - Guide

Renting a house in England can seem challenging, but with the right guidance and preparation, the process can be a breeze. Whether you're a first-time renter or an experienced tenant, it’s essential to understand your rights, responsibilities, and the intricacies of the rental market. 

In this guide on how to rent a house in England, we’ll walk you through every step, from preparing to rent and finding the right property to understanding tenancy agreements and resolving potential issues. By the time you’ve finished reading, you’ll be able to navigate the rental landscape in England with ease.

(How to Rent a House in England: Essential Steps)

Preparing to Rent: Essential knowledge before you start your property search

Ways to Rent a House

When searching for a rental property in England, understanding the different avenues available can significantly impact your experience and outcome. You can choose to rent directly from private landlords or through letting agents. Each comes with its own set of considerations and legal requirements, and knowing your options will help you make informed decisions when finding a rental arrangement. Let’s take a closer look at each option.

Direct from the Landlord:

You can rent directly from private landlords, but be aware of the legal intricacies involved. For instance, you may need to consult your local council to check if landlords in your area are required to have a council license. If licensing is mandated, renting from an unlicensed landlord is illegal. Therefore, you should seek landlords who are part of an accreditation scheme. 

These schemes support landlords in adhering to their legal and ethical responsibilities through training and resources. Notable examples include the National Residential Landlords Association (NRLA) and the Guild of Residential Landlords, which each manage national accreditation programs.

Through a Letting Agent:

Letting agents must be registered with a government-approved redress scheme. It’s best to verify which independent redress scheme the agent is affiliated with—in case of unresolved disputes. You can inquire directly with the agent, check their official website or office (where membership information should be prominently displayed), or submit a query through the local council. 

You can also validate the agent against major UK redress schemes such as The Property Ombudsman (TPO) or Property Redress Scheme (PRS). If they handle your money, like rent payments, make sure they are members of a client money protection scheme. Check the list of approved schemes available on the government website. Legally, this information should be clearly visible on the agent's premises and their website.

Agents with a strong reputation are often accredited by professional bodies such as the Guild of Property Professionals, Propertymark, Safeagent, the Royal Institution of Chartered Surveyors (RICS), or the UK Association of Letting Agents.

Rental Term Options

The duration of your rental agreement can greatly influence your living situation and financial planning. When learning how to rent in England, it’s important to know that you have the flexibility to choose between short-term and long-term rental options. Short-term rentals might be ideal for temporary stays or transitional periods, while long-term rentals often offer more stability. Once you understand your options, you can select the rental term that best aligns with your needs and lifestyle. 

Short-Term Rentals:

In certain cities, specific regulations may apply to short-term rentals. For instance, a license or permit might be required to rent out properties on a short-term basis in specific areas. In London, for example, short-term properties can be rented out without a special permit for up to 90 days within a calendar year. Should a landlord wish to rent out their property for longer periods within the year, they would need to obtain planning permission.

Long-Term Rentals:

Landlords are required to allow tenants to stay in the property for a minimum of six months. Most landlords offer tenancies for fixed periods of 6 or 12 months. However, it is possible to negotiate a longer tenancy or arrange for the tenancy to be extended on a weekly or monthly basis. These rental agreements do not have a fixed end date but must cover at least 6 months.

Required Documents for Tenants

Securing a rental property in England requires thorough documentation to verify your eligibility and financial stability. Prospective tenants must prepare a range of documents, including proof of income, identification, and right to rent in the UK. Being well-prepared with the necessary documents will expedite the rental process and reassure landlords of your reliability as a tenant.

Employment and Income Verification:

To rent a property, you'll need to provide documents that verify your employment status and either your monthly or annual income. This could include the following: 

• A formal employment confirmation letter from your employer.
• Recent pay slips to demonstrate your earnings.
• An employment contract that outlines your terms of employment.

These documents help landlords ascertain whether you can afford the rent and ensure your income is stable.

Proof of Identity and Right to Rent:

• Standard identification documents such as your passport or driving licence.
• A utility bill can also serve as proof of residence.
• If you are moving to the UK from abroad, you will need to provide a copy of your visa or documentation confirming your immigration status.

Bank Statements and Credit History:

• Provide bank statements from the last 3-6 months to show a stable income.
• Your credit score, which is calculated based on multiple financial factors and can be impacted negatively by missed payments or unpaid debts. Even if your credit score is not perfect, you can still rent a property, which might involve paying rent in advance or having a guarantor co-sign the rental agreement.
• It is important to note that your landlord or letting agent cannot conduct a credit check without your permission, nor can they compel you to pay any fees for this process.

Additional Documentation That May Be Required:

• Employment Reference – A letter from your employer confirming details about your employment, income, and character.
• Previous Landlord Reference – A reference from a former landlord vouching for your reliability in paying rent and maintaining the property.
• Guarantor – Some tenants may require a guarantor if they do not meet the necessary criteria for renting a property on their own. A guarantor agrees to cover the rent if the tenant is unable to make payments.

How to Rent in England: Property Search and Key Considerations

Where to Look for Property

Starting your search for a rental property can be stressful, but knowing where to look can make the process much smoother. There are plenty of resources available to help you find the perfect home, from online property portals to direct contact with estate agents and landlords. Utilising these tools effectively can streamline your search and uncover the best options within your budget and preferred location. Below is a guide to the best places to begin your property search. To assess the fairness of rental prices, refer to our comprehensive house rent prices analytics for various cities and areas across the UK, ensuring you get the best value in your preferred location.

Use Property Portals:

Leverage online property portals that allow estate agents to showcase their listings, such as Rightmove, Zoopla, and OnTheMarket. These are some of the most popular sites for individuals wondering how to rent or buy properties. 

Contact Estate Agents Directly:

If you find a potential home on a property portal, the site will usually display the name of the estate agent managing the rental. It's beneficial to speak directly with this agent to make yourself known and show that you’re serious about the home. While property portals are useful, they should be seen as just one tool in your search. Estate agents often have the earliest updates on new listings.

Go Direct to Landlords:

Estate agents charge landlords commissions for their services, which can often be passed on to tenants as higher rental costs. Websites like OpenRent allow you to rent directly from landlords, which can be more economical for both parties. You can also explore other channels like Facebook, Gumtree, local bulletin boards, online community forums, and newspapers for direct landlord listings.

What to Look For When Searching for Rental Properties

When searching for a rental property, it’s essential to consider several factors that will impact your living experience and long-term financial security. From understanding deposit caps and protections to checking the tenancy length and rules regarding pets, these considerations ensure that you choose a property that meets your needs and legal standards. Below are the key elements you should look for during your rental property search.

• Deposit Cap: Ensure that the rental deposit requested does not exceed five weeks' rent where the annual rent is under £50,000, or six weeks' rent where it exceeds £50,000.
• Deposit Protection: Verify that any deposit you pay is safeguarded under a government-approved scheme such as the Deposit Protection Service (DPS), MyDeposits, or the Tenancy Deposit Scheme (TDS). Landlords must protect your deposit within 30 days of receiving it.
• Deposit Replacement Products: Consider whether you're offered a deposit replacement option instead of a traditional cash deposit. These products typically involve a non-refundable fee and sometimes additional monthly payments but do not require a large upfront cash deposit. However, unlike traditional deposits, fees paid for deposit replacement products are not returnable, and you might still be liable for any damages or unpaid rent at the end of the tenancy.
• Tenancy Length: Standard rental contracts are usually set for fixed terms of 6 or 12 months. If you seek more stability or plan to stay in one place for an extended period, you may ask for a longer term with your landlord. Alternatively, some landlords offer rolling contracts after the initial fixed term, which allow you to stay on a weekly or monthly basis but still require at least six months' residency.
• Smoking and Other Regulations: Check for any rules regarding smoking and pets, as well as other regulations such as bicycle storage, waste disposal, and recycling.
• Bills: Ascertain who is responsible for utility bills. Utilities such as electricity, gas, water, and council tax are usually the tenant's responsibility.
• Fixtures and Fittings: Ensure you are satisfied with the fixtures and fittings as these typically cannot be altered after you move in.
• Smoke Alarms and Carbon Monoxide Detectors: Confirm that there is at least one smoke alarm on every floor used as a living accommodation and carbon monoxide detectors in all rooms with fixed combustion appliances used as living spaces.
• Safety: Make sure the property is safe to inhabit. Use the "How to Rent a Safe Home" guide from the government to help you identify potential hazards.
• Fitness for Human Habitation: The property must be safe, healthy, and free from serious hazards. Otherwise, you could potentially take your landlord to court under the Homes (Fitness for Human Habitation) Act 2018. Also, check if your tenancy agreement includes a clause that exempts you from paying rent if the property becomes uninhabitable due to events like fire or flooding.
• Flood Risk: Investigate if your area is at risk of flooding. Check the government’s long-term flood risk information for your postcode.

Pro Tip: Utilize a handy checklist to ensure the property meets all these criteria.

What To Do When You've Found a Rental Property

Finding a potential rental property is only the first step in securing your new home. Once you've identified a suitable option, it's important to ensure everything is in order before signing a lease. Taking the steps below will help you avoid future issues and ensure a smooth transition into your new residence.

Check the Landlord's Credentials:

Ensure you have the name and address of your landlord in England or Wales where you can send written notices. Landlords are legally required to provide this information, and rent is not lawfully due until they do so. If the property is a flat, inquire whether the landlord owns the flat or is just leasing it, and check if the freeholder has consented to the property being let. 

If there's a mortgage on the property, confirm that the mortgage lender has consented to the letting. Be cautious if the landlord is not the property owner and claims to be renting on behalf of a tenant, family member, or friend as this could be an unlawful sub-letting.

Review All Charges:

Familiarise yourself with the fees landlords and letting agents are allowed to charge under the Tenant Fees Act. Permitted fees include the following: 

• Rent
• A refundable tenancy deposit capped at no more than five weeks' rent where the total annual rent is less than £50,000, or six weeks' rent where it is more than £50,000
• A refundable holding deposit to reserve the property, capped at one week's rent
• Charges for early termination of the tenancy if requested by the tenant
• Fees capped at £50 (or the actual incurred costs, if higher) for the variation, assignment, or novation of a tenancy
• Charges for utilities, communication services, TV licence, and council tax
• A default fee for late payment of rent and for the replacement of a lost key/security device, if required under the tenancy agreement

Note that the following fees are banned:

• Viewing fees
• Tenancy setup fees
• Checkout fees
• Any charges for third-party services that the landlord must pay

Check Licensing Requirements:

For Houses in Multiple Occupation (HMO), aka homes where 3 or more unrelated people share facilities like a kitchen or bathroom, verify that your landlord has the appropriate license. Certain single-family dwellings may also require a licence under selective licensing schemes. Check with your local council whether the property falls under such a scheme, which mandates all landlords within a designated area to obtain a license for each rented property.

Examine the Tenancy Agreement:

Ensure you have a written tenancy agreement and read it carefully to understand your rights and responsibilities before signing. The government provides a model tenancy agreement which you can suggest as an alternative. Verify the rental amount, payment schedules, and terms under which the rent might increase, particularly for long-term rentals. Confirm the start and end dates of the tenancy and the conditions under which either party can terminate the agreement early.

Inventory and Meter Readings:

Agree on an inventory with the landlord before moving in. Take photos as an additional precaution—this helps in case of disputes over the deposit at the end of the tenancy. Ensure you also take meter readings when moving in to avoid paying for previous tenants' bills.

Contact Information:

Make sure you have accurate contact details for the landlord or agent, including a phone number for emergencies.

Items Your Landlord Must Provide

Before moving into a rental property, it's essential to ensure that your landlord has provided all the necessary documentation and safety certifications. Having the items listed below confirms that the property is legally compliant and safeguards your rights as a tenant.

How to Rent Guide:

Your landlord must give you a copy of "How to Rent: the Checklist for Renting in England”. This can be provided as a hard copy or via email as a PDF attachment.

Gas Safety Certificate:

You must receive a gas safety certificate before you move into the property. The landlord is also required to provide you with a new certificate after each annual gas safety check, assuming there are gas installations or appliances on the property.

Deposit Documentation:

If you pay a deposit, your landlord must protect it within 30 days using a government-approved scheme and must give you prescribed information about how the deposit is protected. Ensure you receive this information, which will also explain how to retrieve your deposit at the end of the tenancy. Keep this documentation safe as it will be necessary when you move out.

Energy Performance Certificate (EPC):

You should receive the Energy Performance Certificate, which includes the energy efficiency rating of the property, free of charge at the start of your tenancy. From April 2020, all privately rented properties are required to have an energy performance rating of 'E' or higher.

Electrical Safety Report:

The landlord must provide a report detailing the condition of the property’s electrical installations. 

Smoke and Carbon Monoxide Alarms:

Evidence must be provided that smoke and carbon monoxide alarms are in working order at the beginning of the tenancy. As a tenant, you are responsible for regularly checking that these alarms continue to function properly.

Rights and Responsibilities of Parties

Understanding the rights and responsibilities of tenants and landlords is vital for maintaining a harmonious and lawful rental relationship. Knowing these obligations ensures that both parties fulfil their duties, making for a positive rental experience.

Tenant's Responsibilities:

• Rent Payments: Pay rent on time. If your rent is over 14 days late, you may incur a default fee limited to 3% above the Bank of England's base rate on the overdue amount as per the Tenant Fees Act.
• Bill Payments: Promptly pay all bills for which you are responsible, such as council tax, and utilities like gas, electricity, and water. You may choose your energy provider if you are responsible for gas or electricity bills.
• Property Maintenance: Take good care of the property. Obtain your landlord’s permission before making any repairs or alterations.
• Neighbourhood Consideration: Be considerate of your neighbours. Antisocial behaviour could lead to eviction.
• Subletting and Lodgers: Do not take in a lodger or sub-let the property without checking to see if you need permission from your landlord.

Tenant's Rights:

• Appliance and Safety Knowledge: Ensure you know how to operate the boiler and other appliances and locate the main water stopcock, fuse box, and meters.
• Safety Checks: Regularly test smoke alarms and carbon monoxide detectors—at least once a month.
• Repairs: Report any necessary repairs to your landlord. Not reporting can breach your tenancy agreement and may risk your deposit if minor issues escalate.
• Insurance: Consider insuring your belongings. Your landlord's insurance covers the building, but not your personal items.
• Smart Meters: Consider installing smart meters to help manage and potentially reduce your energy bills.

Landlord's Responsibilities:

• Property Upkeep: Maintain the structural integrity and exterior of the property.
• Safety Measures: Ensure there are no serious hazards. Install and maintain smoke alarms on every floor and carbon monoxide alarms in rooms with fixed combustion appliances.
• Utilities and Appliances: Address any issues with water, electricity, and gas supply promptly.
• Repairs and Inspections: Perform most repairs and arrange for annual gas safety checks and electrical safety checks every five years.
• Reasonable Adjustments: Consider any reasonable adjustment requests from tenants with disabilities or chronic conditions.
• Access and Privacy: Obtain permission and provide at least 24 hours notice before accessing the property for inspections or repairs.
• Licensing: Acquire necessary licenses if the property requires one.
• Energy Efficiency: Ensure the property meets at least an 'E' energy efficiency rating unless a valid exemption applies.
• Legal Checks: Conduct a Right to Rent check to confirm the tenant's eligibility to rent in the UK.

Landlord's Rights:

• Insurance: Insure the property against damages from potential hazards like floods or fires.
• Safety Compliance: Regularly ensure that all installed fixtures and fittings are safe and meet current standards, especially in areas accessible to children.

Renewing or Terminating Your Tenancy

As the end of your tenancy approaches, you'll need to decide whether to renew the lease, switch to a periodic tenancy, or move out. Each option comes with its own set of considerations, including negotiating new terms, understanding notice periods, and fulfilling your responsibilities. 

Whether you choose to stay or leave, it’s crucial to be aware of the steps involved and your rights as a tenant. This section provides an overview of the processes and decisions you'll face, ensuring a smooth transition regardless of your choice.

Options at the End of a Fixed-Term Tenancy

1. Renew the Lease: You can choose to renew your tenancy for another fixed term. This involves signing a new lease agreement which may differ from your original one, such as changes in rent amount or duration. It's crucial to review and negotiate any new terms before agreeing.
2. Switch to a Periodic Tenancy: If you do not sign a new fixed-term agreement, your tenancy may automatically convert to a periodic tenancy, continuing on a rolling basis (monthly or weekly, based on how the rent was previously paid). This option offers flexibility if you are not ready to commit to a new fixed-term but plan to stay longer. Typically, you can terminate a periodic tenancy by giving one month's notice, though this may vary based on your agreement.
   
   
3. End the Tenancy – Move Out:

• Landlord’s Initiative: Landlords are legally required to provide proper notice if they wish you to vacate. Generally, the landlord must wait for the fixed term to end and provide the correct notice period, which varies depending on the type of tenancy and the reason for termination. If you receive a notice to vacate, review it immediately. Prompt action may sometimes enable you to retain your residence. If you’re unsure how to respond or feel concerned about potential homelessness, seek advice and support as soon as possible from online resources.
• Your Initiative: You have the option to leave by the last day of the fixed term. Usually, the tenancy automatically ends if you move out on this day. Some contracts might require notice even if you plan to leave at the end of the term, so it’s essential to check your agreement for such conditions.

Responsibilities at the End of the Tenancy

As your tenancy comes to an end, it's important to fulfil certain responsibilities to ensure a smooth transition and avoid potential disputes. This section outlines the key steps you need to take, including organising an inspection and addressing any final issues, to leave the property in good standing.

• Rent: Ensure your rent payments are up to date. Avoid withholding rent in anticipation of it being deducted from the deposit.
• Bills: Settle all outstanding bills. Unpaid bills can affect your references and credit rating.
• Cleanup: Remove all your belongings, clean the property, dispose of rubbish, and take meter readings. Aim to leave the property in the condition you found it. Compare this against your inventory copy and take photos to document how you left the property.
• Furniture Disposal: Dispose of any unwanted furniture through a local collection service.
• Return Keys: Return all provided sets of keys. Failing to do so may lead the landlord to charge you for changing the locks.
• Inspection: Try to be present during the property inspection to verify whether any part of the tenancy deposit should be deducted for damages. If you disagree with the proposed deductions, contact the relevant deposit protection scheme.

Resolving Rental Issues

Encountering issues during your tenancy can be stressful, but knowing how to address them can make a significant difference. Whether you're dealing with maintenance problems, financial difficulties, or disputes over prohibited fees, there are steps you can take to resolve these challenges. Here’s what to do if you encounter problems. 

• Communicate with Your Landlord or Agent: Most issues can be resolved by simply discussing them with your landlord or letting agent. Legal protections are often in place to address the most common rental issues.
• Independent Redress Schemes: If you have unresolved complaints about a letting agent's services, you can file a complaint with an independent redress scheme, which all agents are required to be a part of.
• Financial Difficulties: If you face financial difficulties or fall behind on rent, it's crucial to communicate with your landlord, who may offer flexibility or solutions.
• Unsafe Housing Conditions: If the property is in disrepair and your landlord refuses to fix it, contact your local council. They have the authority to enforce health and safety hazard corrections.
• Prohibited Payments and Deposit Issues: If your landlord or agent charges a banned fee or unlawfully retains a deposit, they can face fines up to £5,000 for individual infractions or up to £30,000 for multiple offences. Local councils are responsible for imposing these fines.

Final Thoughts

Navigating the UK rental market can be tricky, but now you have the basics of what you need to know on how to rent a house in England. Remember to thoroughly vet landlords and letting agents, review all documents carefully, and maintain open communication throughout your tenancy. By staying informed and proactive, you can enjoy a positive rental experience and build a solid foundation for your future housing needs.