“Disclaimer:Tenant Support UK is not a law firm and does not provide regulated legal advice. All content on this website is for general informational purposes only, based on publicly available legal guidance and personal experience. If you need legal advice tailored to your situation, please consult a qualified solicitor or a trusted housing advice service.“

Welcome to the glamorous world of UK renting, where the wallpaper peels faster than your rights and you only find out the boiler’s broken on the coldest night of the year. Whether you’re moving into a flat, a shared house, or just renting a room from Dave-who-knows-a-guy, this guide will save you a world of stress, legal grey areas, and passive-aggressive group chats. 

1. Who’s Actually Responsible for the Property? (Yes, Ask This First) 

If you’re dealing with a letting agent, ask: “Are you managing the property, or is it let-only?” Because if they vanish the moment you report damp, you’ll know why. 

If it’s a private landlord, ask if they own the property or if they’re acting on someone else’s behalf (spoiler alert: some landlords sublet illegally). 

Get names, addresses, emails and receipts. 

2. Who Is Named on the Tenancy Agreement? (If It’s Not You, Stop and Read This Twice) 

If there’s only one person named on the tenancy agreement aka “the lucky named tenant” and you’re just moving in under a handshake or WhatsApp message, here’s what you need to know: 

You do NOT automatically have the same rights. 

You could be considered a licensee, excluded occupier, or even an implied tenant, all of which carry wildly different protections. 

 If the named tenant leaves or is evicted, you could be out on your arse with zero notice. 

What to do: 

Ask the landlord/agent in writing to update the agreement with your name. (You can also use one of our Letter Templates)

If they refuse, get written confirmation (email, signed letter, or screenshot) that they are aware you’re living there and paying rent. 

Pay rent directly to the landlord or agent, not through the named tenant. 

Keep all proof, bank transfers, messages, receipts, smoke signals. 

If It’s Not Written, It Didn’t Happen: Why Every Tenant Needs a Paper Trail to Fight Back

3. Deposit Drama: Is It Protected? Where? With Whom? 

The law says your deposit must be protected in one of three government-backed schemes within 30 days. Ask for: 

The name of the scheme (DPS, MyDeposits, or TDS) 

The reference number 

The prescribed information, this is legally required 

If your deposit isn’t protected, congratulations: you may be entitled to 1-3x the deposit amount in compensation. (Yes, really.) 

(Request for Deposit Info Letter)

4. Ask for the ‘Holy Trinity’ of Legal Documents 

Before you move in, make sure you receive: 

How to Rent guide (latest version!) 

Gas Safety Certificate (if there’s gas) 

Energy Performance Certificate (EPC) 

Without these, any eviction notice they try to serve later could be invalid. Use this to your advantage if things go south. 

Threatened With Eviction? Here’s Exactly What to Do (And What Landlords Better Not Try)

5. HMO or NO? Know the Rules on Shared Housing 

If there are 3 or more unrelated people in the house, your home may be an HMO (House in Multiple Occupation). If it’s 5 or more, it must be licensed. 

Ask: 

Is the property a licensed HMO? 

Can I see the license? 

If not, you could be entitled to a rent repayment order. No joke. 

How to Apply for Help with Fees And File a Rent Repayment Order (RRO) in the UK

6. Repairs, Maintenance & Magical Excuses 

Make it crystal clear: 

Who do you contact for repairs? 

What’s the expected response time? 

What happens in an emergency? 

Write down every issue. Take photos. Record dates. Don’t rely on promises, rely on proof. 

(Request for Repairs Letter)

7. House Rules & Red Flags: 

Things to clarify before you move in 

Are pets allowed?  (Adjustment Request Support/Guide Dog Letter)

Are guests allowed? 

Who pays what (rent, bills, council tax)? 

Are you allowed to redecorate? (e.g., cover that horrifying mural?) 

And be wary of: 

Agents who communicate only by text and “forget” to reply 

Landlords who say, “Don’t worry, we’ll sort the paperwork later” 

Properties with no tenancy agreement at all’

8. And Finally… Trust Your Gut 

If it feels shady, it probably is. Google the agent or landlord. Check for reviews. Ask previous tenants if you can. Don’t rush, desperation leads to disaster. 

You’re not just renting a roof. You’re signing up for a legal relationship. Make sure it’s not toxic. 

Need help understanding your rights or writing to a rogue landlord? Renter’s Rights Mate is here. we’ve been through the system, and now I’m helping others survive it with their sanity (mostly) intact. 

The Toolbox: 9 Ways to Fight Back Without Moving to Mars

1. Shelter England – england.shelter.org.uk — 0808 800 4444.
2. Citizens Advice Redditch & Bromsgrove – citizensadviceredditch.org.uk.
3. TSUK Letters Templates – TenantSupportUK.com
4. ACORN Community Union – acorntheunion.org.uk.
5. Generation Rent – generationrent.org.
6. Renters Reform Coalition – rentersreformcoalition.co.uk.
7. Housing Ombudsman Service – housing-ombudsman.org.uk.
8. Redditch Borough Council Housing Solutions – redditchbc.gov.uk/housing or call 01527 587 000.
9. Tenancy Deposit Schemes – depositprotection.com (DPS) • tenancydepositscheme (TDS) • mydeposits.co.uk (MyDeposits)

Tenant Support UK

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