Finding the right rental property can be overwhelming, especially if it’s your first time. With so much to consider, from budgeting to tenancy agreements, knowing where to start can be tricky. To help, we’ve put together a comprehensive renting checklist to guide you through the process with confidence
1. How much can you afford to spend on rent?
Before you start searching for properties, establish a realistic rental budget. This will help you narrow down your options and avoid financial strain.
A general rule is to spend no more than 30% of your take-home income on rent. Use platforms like Rightmove and Zoopla to compare prices in different areas and determine what fits within your budget.
2. How much money will you need for bills?
Rent is just one part of your monthly expenses. Consider other essential costs, including:
- Utility Bills – Gas, electricity, and water.
- Council Tax – Based on property value and location.
- Internet & TV Licence – Essential for connectivity and streaming.
- Food & Groceries – Consider your shopping habits.
Ask letting agents for estimated costs to ensure your chosen property aligns with your budget. You can check council tax rates using our Council tax guide or the Government's council tax band checker.
3. How much money do you need set aside for deposits?
Many – if not all – properties require a tenancy deposit as well as a holding fee on your apartment.
Renting a property requires upfront payments, including:
- Tenancy Deposit – Capped at 5 weeks' rent (for annual rents below £50,000) and 6 weeks' rent (for annual rents above £50,000). This deposit must be protected in a government-approved scheme such as the Tenancy Deposit Scheme.
- Holding Deposit – Up to 1 week’s rent, refundable once your application is approved.
Once you move out at the end of your tenancy, your deposit will be refunded to you in full, as long as you’ve paid all your rent and left the property in good condition.
Holding fees are a fee that letting agents may charge you to take the property off the market until your application is approved. This is capped at 1 weeks’ rent and is refundable if your application is approved.
4. Choose the right tenancy length
Are you looking for long-term, short-term or a student-let? Different agencies and developments lease out their properties for various amounts of time, with some requiring a minimum tenancy length of 12 months. Understanding the different types of renting agreements available to you is always important when deciding on your renting terms.
Currently being considered by the government as of 17 May 2023, is the Renters (Reform) Bill, which will abolish fixed-length tenancies and instead adopt periodic tenancies that run month-by-month. This will give renters more flexibility at deciding when they want to move out, as they would only need to give two months’ notice instead of having to wait until the end of a fixed-term tenancy.
5.Know What to Check During Viewings
Once you’ve found a few properties that you want to view, it’s important to know what you’re looking for on your tour.
Before signing a tenancy agreement, make sure to check:
- Property Cleanliness – A well-maintained property is a good sign of a responsible landlord.
- Storage Space – Ensure there's enough room for your belongings.
- Building Amenities – If you value socialising, check for communal areas.
- Safety Features – Ask about fire alarms, security systems, and emergency exits.
It’s always important to make sure your future home matches your lifestyle. If you like socialising and having friends over, take a look whether there’s any social spaces available for you to hang out in your building complex.
Don’t shy away from asking questions either. It’s good to know everything before you sign on that dotted line.
- Can I hang pictures on the walls?
- Is the property furnished or unfurnished?
- Who handles repairs and maintenance?
6. Renting with Friends? Check the Rules
If you're planning to share a property with multiple people, be aware of HMO (House in Multiple Occupation) regulations.
- Properties with five or more tenants from different households require an HMO licence.
- Not all landlords can legally rent their property as an HMO.
Confirm with your landlord or letting agent before committing. More details on HMOs can be found on the Government website.
7. Will your landlord allow pets?
If a furry friend will be moving with you too, you’ll want to make sure that your landlord allows pets. Many rental properties don’t allow animals in their residences, however, some are very pet-friendly – so, always make sure you ask if your dog, cat or fish can come with you.
Right to pet ownership for renters is another topic up for debate in the Renters (Reform) Bill. If passed by parliament, renters will have the legal right to request to have a pet in their home. In exchange, landlords will be allowed to require their pet-owning tenants to have insurance that covers damage caused by pets.
Under the new bill, if a landlord unreasonably refuses their tenant’s request to have a pet, tenants can dispute this and lodge a complaint to the Private Rented Sector Ombudsman where a final decision can be made based on evidence provided by both parties.
8. Do you need a guarantor?
The Renters (Reform) Bill, set to take full effect in 2025, introduces changes that may impact whether you need a guarantor when renting a property.
Key Updates on Guarantors in 2025
- More Transparency in Tenant Referencing – Landlords and letting agents must clearly state their affordability criteria before requiring a guarantor. This ensures tenants understand why they are being asked for one.
- Stronger Protections Against Discrimination – Landlords cannot automatically require a guarantor based on factors like being a student or receiving housing benefits. They must assess applications fairly.
- Deposit Alternatives – Some landlords will now offer flexible deposit schemes or insurance-backed options instead of requiring a guarantor for tenants who may struggle to provide one.
Do You Still Need a Guarantor?
You may still be asked for a guarantor if:
- You are a student or first-time renter with no rental history.
- Your income does not meet affordability criteria (usually 2.5–3x the annual rent).
- You are moving to the UK from abroad without local income records.
For more details on the latest rental laws and guarantor policies, visit the UK Government's Renters’ Reform page.
It would be wise to have a guarantor lined up (ideally someone based in the UK) just in case you’re asked for one. If you cannot provide a guarantor, it is quite common for agencies to require you to pay six months or more of your rent up-front instead of once a month.
9. Do you have the documents you need?
Make sure you have all the documents you need to rent an apartment in order. You'll often need them for your rental application to be approved and to pass any credit checks. These include proof of income or full-time employment such as payslips (or tax returns if you’re self-employed). These will serve as evidence to the letting agent or landlord that you can afford the property you wish to rent so that they can accept your application.
Private landlords and agents are legally required to carry out a ‘right-to-rent’ check, where your immigration status will be checked to make sure you have the right to live in the UK. If you are a British citizen, you’ll simply be required to show your passport or birth certificate. Otherwise you’ll need to provide documents that show you have permission to be in the UK.
There you have it – renting doesn’t seem too intimidating now, does it? Contracts and living arrangements to suit you are just two of the reasons why renting is the way to go. If you need a few more renting tips, check out the rest of our blog – it’s full of handy rental advice.
10. Understanding the 2025 Renters’ Rights Bill
The Rente(Reform) Bilrsl, expected to be fully implemented in 2025, introduces major changes to tenant rights and landlord responsibilities. Here’s what you need to know:
- Abolition of Section 21 “No-Fault” Evictions – Landlords will no longer be able to evict tenants without giving a valid reason.
- Rolling Tenancies – Fixed-term contracts will be replaced with open-ended agreements, allowing renters to move out with two months' notice.
- New Property Standards – Minimum housing standards will be introduced, ensuring that rental properties are safer and better maintained.
- Improved Dispute Resolution – A new Private Rented Sector Ombudsman will handle tenant-landlord disputes, aiming to reduce the need for lengthy court cases.
To stay informed on the latest changes, follow updates on the UK Government’s Renters Reform page.
11. Key Rental Law Updates for 2025
In addition to the Renters (Reform) Bill, other major legal changes will affect both landlords and tenants in 2025:
- Stronger Protections for Tenants – Landlords must provide more evidence when issuing eviction notices, particularly in cases of anti-social behaviour or rent arrears.
- Right to Request Pets – Tenants now have a legal right to request a pet, and landlords cannot refuse without a valid reason. Landlords may require pet insurance to cover potential damages.
- Decent Homes Standard for the Private Rental Sector – This law, previously applicable to social housing, is now being extended to private rentals, meaning landlords must maintain properties to higher living standards.
- Rental Increases – Landlords must now provide clear justifications for rent increases and give at least two months' notice.
To understand your full rights and responsibilities as a tenant, visit the official UK rental law guide.
Final Thoughts: Renting with Confidence
Renting a property for the first time can feel overwhelming, but with the right preparation, it doesn’t have to be. By understanding your budget, planning for additional costs, and knowing what to look for in a tenancy agreement, you can approach the rental market with confidence.
The key to a smooth renting experience is being informed and proactive. Whether it's setting a realistic budget, asking the right questions during viewings, or ensuring you have all the necessary documents ready, these steps can help streamline the process and prevent surprises down the line.
Key Takeaways for Renters in 2025:
- Know your budget – Factor in rent, deposits, and ongoing living expenses.
- Understand your tenancy agreement – Check the terms, tenancy length, and any restrictions before signing.
- Ask the right questions – From maintenance responsibilities to whether pets are allowed, ensure you're fully informed.
- Be prepared with documentation – Have proof of income, ID, and any necessary references ready to speed up the approval process.
- Stay updated on rental laws – With ongoing changes to tenants’ rights, knowing where you stand legally can help protect your interests.
While the rental market is always evolving, one thing remains the same: knowledge is power. By doing your research and being well-prepared, you can find a rental home that suits your lifestyle and needs.
FAQ: Renting a Property in 2025
What is changing for renters in 2025?
The Renters (Reform) Bill will introduce rolling tenancies, making it easier for renters to move with just two months’ notice.
Do I need to pay a deposit?
How much should I budget for rent?
Most tenants spend around 30% of their take-home pay on rent.
Yes, tenancy deposits are capped at 5 weeks' rent (or 6 weeks for higher rents).
Are landlords required to allow pets?
Not yet, but the Renters (Reform) Bill may make it easier for tenants to request pets.
