How to rent house in UK

December 15, 2025 Uk Living Guide

Renting a house in the UK can feel overwhelming at first: new terms, legal checks, deposits, and a lot of competition for good properties. This guide breaks the process into clear, realistic steps so you know what to expect and how to protect yourself as a tenant.

Step 1: Get clear on your budget and needs

Before you open Rightmove or call an agent, spend some quiet time working out what you actually need and what you can truly afford.

List your “must‑haves”: number of bedrooms, furnished or unfurnished, distance from work or university, access to public transport, parking, pets allowed, etc.
Work out a realistic monthly budget: include rent, council tax, utilities, internet, and travel. In many areas, landlords expect your monthly income to be at least 2.5–3 times the rent.
Decide your maximum move‑in cost: typically first month’s rent plus a security deposit of up to 5 weeks’ rent (or 6 weeks if annual rent exceeds 50,000 £ in England).

Being honest with yourself at this stage saves you from falling in love with places that will stretch you too far financially.

Step 2: Understand the key renting rules in England

The UK has rules to protect tenants as well as landlords, especially in England under the “How to Rent” and “Tenant Fees Act” framework.

Tenant Fees Act 2019 (England):
- Most extra letting fees for tenants are banned.
- Landlords/agents can only charge permitted payments such as rent, a capped holding deposit (up to 1 week’s rent), a refundable tenancy deposit (usually up to 5 weeks’ rent for most tenancies), and certain limited default/variation fees.
How to Rent guide:
- In England, landlords must give tenants the latest official “How to rent: checklist for renting in England” at the start of most new tenancies.
Right to Rent:
- Landlords or agents must check you have the legal right to live in the UK before renting to you (passport, visa, BRP, etc.).

You don’t need to be a lawyer, but knowing these basics means you recognise when something doesn’t look right.

Step 3: Start your property search the smart way

Once your budget and criteria are clear, you can begin searching with more focus and less stress.

Use major portals:
- Websites and apps like Rightmove, Zoopla, OpenRent, and local agent sites show most available properties in an area.
Filter properly:
- Apply filters for maximum rent, number of bedrooms, and “house only” if you don’t want flats.
Watch for red flags:
- Deals that look “too cheap”, landlords who push you to send money before a viewing, or poor‑quality photos with very limited information deserve extra caution.

Write down 5–10 realistic options that fit your budget and needs instead of casually scrolling hundreds of listings; this keeps you in control rather than overwhelmed.

Step 4: Book viewings and ask the right questions

Viewings are where the property goes from photos to reality—and where you start to understand the landlord or agent.

When you view a house, pay attention to:

Condition of the property: damp patches, mould, broken windows, loose carpets, tired kitchen or bathroom, signs of pests.
Heating and energy: type of heating, condition of boiler, and Energy Performance Certificate (EPC) rating (in England, it usually needs to be at least band E unless exempt).
Location feel: noise level, street lighting, distance to shops, bus stops, and train stations.

Good questions to ask:

What is included in the rent (any bills, parking, gardening)?
How long is the minimum tenancy (6, 12 months, etc.) and are there break clauses?
When was the boiler last serviced and are safety certificates (gas, electrical) up to date?
How quickly are repairs normally handled?

Take photos and notes—after a day of viewings, details merge in your head and this record really helps.

Step 5: Application, referencing, and Right to Rent checks

If you like a property, the next step is usually to apply and go through referencing and legal checks.

Common checks include:

Identity: passport or national ID, plus proof of current address.
Right to Rent: in England, documents confirming your immigration status (passport, visa, BRP).
Income and employment: recent payslips, job contract, or letter from employer to prove you can afford the rent.
Previous landlord reference: confirmation that you paid rent on time and looked after the last property.
Guarantor: if your income is low, irregular, or you are a student, you may be asked for a guarantor who agrees to cover rent if you cannot.

Letting agents usually use referencing companies; answer accurately and provide documents as requested. If something in your history might be a problem (e.g., very recent job change), mention it upfront rather than hoping it goes unnoticed.

Step 6: Holding deposit, tenancy deposit, and what the law says

Once both sides are serious, you may be asked for a holding deposit to reserve the house while checks are done.

Holding deposit:
- In England, this is legally capped at 1 week’s rent.
- It should come with clear terms about when it’s refunded or retained (for example, if you provide false information or simply walk away).
Tenancy/security deposit:
- For most tenancies with annual rent under 50,000 £, the maximum deposit is 5 weeks’ rent; if annual rent is higher, it can be up to 6 weeks.
- In England, this deposit must be protected in a government‑approved scheme, and you should receive details within a set time.

You will normally also pay the first month’s rent in advance before moving in. Keep copies of every receipt and email—the paper trail protects you if there is a dispute later.

Step 7: Read the tenancy agreement line by line

The tenancy agreement is not just a formality; it is the contract that controls your life in that house. Take your time with it.

Key points to check:

Names, address, and rent amount are all correct.
Start date, fixed term length, and any break clauses (how and when you can leave early).
Notice period—for you and for the landlord.
Who pays which bills: council tax, utilities, TV licence, broadband.
Rules on pets, smoking, subletting, or taking in lodgers.
How and when rent can be increased during or after the fixed term.

If something looks unclear or unfair, ask questions before signing. You are allowed to query wording or request small changes; some landlords will say no, but it is better to clarify than to assume.

Step 8: Inventory, move‑in day, and protecting your deposit

Before or on move‑in day, you should be given an inventory listing furniture, appliances, and the condition of walls, floors, and fittings.

To protect your deposit:

Walk through the house carefully and compare everything with the inventory.
Take date‑stamped photos or videos of every room, including any existing marks, stains, or damage, and share them with the agent or landlord in writing.
Report missing items or incorrect descriptions quickly so the inventory can be updated.

Later, when you move out, this inventory is what the landlord will use to decide if any of your deposit should be kept for damage or cleaning. Having your own evidence makes those conversations much easier and fairer.

Step 9: Know your basic rights and responsibilities

A healthy tenancy is a two‑way street: landlords have legal duties, and so do tenants.

Your landlord (or agent) should:

Keep the property safe and in good repair (structure, heating, hot water, gas and electrical safety).
Give at least 24 hours’ notice before entering for inspections or repairs, except in genuine emergencies.
Provide necessary certificates and legally required documents at the start of the tenancy (in England, this includes the How to Rent guide, gas safety and EPC where applicable).

You, as a tenant, should:

Pay rent on time and look after the property as if it were your own.
Report issues (leaks, damp, broken items) early so they do not become bigger problems.
Respect neighbours and follow any reasonable house rules in your agreement.

Understanding these basics keeps the relationship professional and reduces stress on both sides.