Tenants
Please read our helpful tenant topics for renting a property in the UK
Click on a subject to learn more
Holding Deposit (per tenancy)
To reserve a property. This will be offset against the first month’s rent or tenancy deposit, as agreed.
Tenancy Deposit (per tenancy)
Five weeks’ rent (annual rent below £50,000)
Six weeks’ rent (annual rent above £50,000)
The tenancy deposit covers damages or defaults on the part of the tenant during the tenancy and will be protected in a government-authorised tenancy deposit scheme. Properties with an annual rent of more than £100,000 are not covered by the Tenant Fees Act.
Rent
The rent payable for the tenancy must not be more than the advertised amount. The rent period must either be one calendar month or a shorter period of up to 28 days. A tenant will be able to end a tenancy by giving two months’ notice in writing. The end date of the tenancy must align with the end of a rent period.
Rent in advance of move in date
Rent is payable following signing of the tenancy agreement and in accordance with the agreed tenancy terms. For tenancies entered into on or after 1 May 2026, no more than one month’s rent may be requested in advance.
Late Payment of Rent
Interest may be charged on unpaid rent if it remains outstanding for more than 14 days. Interest will be charged at a maximum of 3% above the Bank of England Base Rate from the date the rent became due until payment is made.
Lost keys(s) or other Security Device(s)
Tenants are liable for the actual cost of replacing any lost keys or security devices. If the loss results in locks needing to be changed, or replacement security devices being issued, the tenant will be charged the reasonable cost of a locksmith or security engineer, new lock and replacement keys/devices for all relevant parties.
Variation of Contract (Tenant’s Request)
£50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents
Change of Sharer (Tenant’s Request)
£50 (inc. VAT) per replacement tenant or reasonable costs incurred if higher. Includes referencing, Right to Rent checks, deposit registration and legal documentation.
Early Termination (Tenant’s Request)
If the tenant wishes to end the tenancy early (including where less than the required notice period is given), they will be liable for the landlord’s reasonable costs. Under an Assured Periodic Tenancy, then the landlord can charge a fee if their tenant does not give the correct amount of notice. The usual amount of notice is two months. The landlord can charge up to the amount of rent they would have received if the tenant had given the correct amount of notice.
To reserve a property. This will be offset against the first month’s rent or tenancy deposit, as agreed.
Tenancy Deposit (per tenancy)
Five weeks’ rent (annual rent below £50,000)
Six weeks’ rent (annual rent above £50,000)
The tenancy deposit covers damages or defaults on the part of the tenant during the tenancy and will be protected in a government-authorised tenancy deposit scheme. Properties with an annual rent of more than £100,000 are not covered by the Tenant Fees Act.
Rent
The rent payable for the tenancy must not be more than the advertised amount. The rent period must either be one calendar month or a shorter period of up to 28 days. A tenant will be able to end a tenancy by giving two months’ notice in writing. The end date of the tenancy must align with the end of a rent period.
Rent in advance of move in date
Rent is payable following signing of the tenancy agreement and in accordance with the agreed tenancy terms. For tenancies entered into on or after 1 May 2026, no more than one month’s rent may be requested in advance.
Late Payment of Rent
Interest may be charged on unpaid rent if it remains outstanding for more than 14 days. Interest will be charged at a maximum of 3% above the Bank of England Base Rate from the date the rent became due until payment is made.
Lost keys(s) or other Security Device(s)
Tenants are liable for the actual cost of replacing any lost keys or security devices. If the loss results in locks needing to be changed, or replacement security devices being issued, the tenant will be charged the reasonable cost of a locksmith or security engineer, new lock and replacement keys/devices for all relevant parties.
Variation of Contract (Tenant’s Request)
£50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents
Change of Sharer (Tenant’s Request)
£50 (inc. VAT) per replacement tenant or reasonable costs incurred if higher. Includes referencing, Right to Rent checks, deposit registration and legal documentation.
Early Termination (Tenant’s Request)
If the tenant wishes to end the tenancy early (including where less than the required notice period is given), they will be liable for the landlord’s reasonable costs. Under an Assured Periodic Tenancy, then the landlord can charge a fee if their tenant does not give the correct amount of notice. The usual amount of notice is two months. The landlord can charge up to the amount of rent they would have received if the tenant had given the correct amount of notice.
There are two types of deposit a tenant is asked to pay when renting a property in the UK.
Holding deposit
A holding deposit (one weeks rent) is taken to show that the tenant is serious about reserving the property. Once a holding deposit is paid, the tenant will then be requested to undertake the referencing. If the references are acceptable to the Landlord, The agreement is then signed and the holding deposit will be deducted from the total of the security deposit and the first months’ rent.
Tenancy Deposit
A tenancy deposit (five weeks rent if the rent is under £50,000 annually or six weeks rent if the rent is over £50,000 annually) is provided by a tenant at the start of a new tenancy and will be registered at the Tenancy Deposit Scheme (TDS) if we are responsible for managing the property. If the Landlord manages the property directly the deposit will be registered in the Scheme the Landlord is a member of.
Holding deposit
A holding deposit (one weeks rent) is taken to show that the tenant is serious about reserving the property. Once a holding deposit is paid, the tenant will then be requested to undertake the referencing. If the references are acceptable to the Landlord, The agreement is then signed and the holding deposit will be deducted from the total of the security deposit and the first months’ rent.
Tenancy Deposit
A tenancy deposit (five weeks rent if the rent is under £50,000 annually or six weeks rent if the rent is over £50,000 annually) is provided by a tenant at the start of a new tenancy and will be registered at the Tenancy Deposit Scheme (TDS) if we are responsible for managing the property. If the Landlord manages the property directly the deposit will be registered in the Scheme the Landlord is a member of.
A tenancy deposit scheme is a mandatory, government-approved service in England and Wales that protects rental deposits paid by tenants for assured periodic tenancies. It ensures deposits are returned at the end of a tenancy if no disputes exist, or handles disputes through free mediation. Our firm are members of the Tenancy Deposit Scheme and we register our tenants deposits here.
www.tenancydepositscheme.com
www.tenancydepositscheme.com
Renting a property in the UK involves some important checks and you will need to provide various documentation to support your application.
All tenancies are subject to contract, satisfactory references & the UK right to rent check.
We use 'Canopy' online tenant referencing to check, confirm and verify a tenant's reliability, income and rental history.
To learn more please visit their website - www.canopy.rent/renters
All tenancies are subject to contract, satisfactory references & the UK right to rent check.
- Proof of identity – e.g. passport, driving licence
- Proof of address
- Right to Rent UK
- Proof of employment
- Proof of salary, earnings, income. In the event you are self-employed or freelance, you may need to show evidence of tax returns and there may also be a more in-depth vetting process.
- Landlord or Letting Agent
We use 'Canopy' online tenant referencing to check, confirm and verify a tenant's reliability, income and rental history.
To learn more please visit their website - www.canopy.rent/renters
A tenancy agreement is a legally-binding document and sets out the rules, expectations and responsibilities of the tenant when living in the property, how much rent should be paid and when. The tenancy agreement is signed by both the landlord and the tenant.
On 1st May 2026, the Renters Rights Act was introduced and this has changed how landlords let out private properties.
Existing assured shorthold tenancies have automatically converted to assured periodic tenancies on 1 May 2026.
If you agree a new tenancy agreement with a private landlord on or after 1 May, it will be an assured periodic tenancy.
Assured periodic tenancies run on a rolling basis, for example, weekly or monthly. It is no longer possible to have an assured tenancy agreement with an end date.
More information can be found at the UK Gov website - https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants
On 1st May 2026, the Renters Rights Act was introduced and this has changed how landlords let out private properties.
Existing assured shorthold tenancies have automatically converted to assured periodic tenancies on 1 May 2026.
If you agree a new tenancy agreement with a private landlord on or after 1 May, it will be an assured periodic tenancy.
Assured periodic tenancies run on a rolling basis, for example, weekly or monthly. It is no longer possible to have an assured tenancy agreement with an end date.
More information can be found at the UK Gov website - https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants
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A guarantor assumes responsibility for rent and other obligations if a tenant fails to pay.
A UK rent guarantor must typically be a UK resident over 18 (often 21-75), with a strong credit history and sufficient income to cover the rent.. They act as a legal backstop for rent and damages, and tenants are usually required to check with family or friends residing within the UK.
Key Guarantor Requirements
If you are an international student or a new resident without a qualifying UK guarantor, landlords might instead ask for:
The use of a professional, fee-based guarantor service., for example RentGuarantor. Having a rent guarantor is a proven and trustworthy way to increase your UK renting options.
Important Information for Guarantors
A guarantor agreement is a legal contract. Before signing, the guarantor must:
Understand they are liable for rent, damages, and potential legal fees, not just unpaid rent.
A UK rent guarantor must typically be a UK resident over 18 (often 21-75), with a strong credit history and sufficient income to cover the rent.. They act as a legal backstop for rent and damages, and tenants are usually required to check with family or friends residing within the UK.
Key Guarantor Requirements
- Residency: Must be a UK resident and homeowner, as this allows landlords to take legal action in UK courts if necessary.
- Financial Stability: Must demonstrate a good credit history and proof of income (such as payslips or tax returns) showing they can cover the tenant's financial obligations.
- Income Requirement: Landlords or agencies may require a guarantor to earn a specific amount, often a high multiple of the rent, such as 36 times the share of the monthly rent.
- Homeownership: Landlords prefer a homeowner as a guarantor, as this often indicates financial stability.
- Age: Usually over 18 years old, with some agreements requiring them to be 21 or older, and sometimes under 75.
- Relationship: They should generally have a close relationship with the tenant, such as a parent or close relative.
If you are an international student or a new resident without a qualifying UK guarantor, landlords might instead ask for:
The use of a professional, fee-based guarantor service., for example RentGuarantor. Having a rent guarantor is a proven and trustworthy way to increase your UK renting options.
Important Information for Guarantors
A guarantor agreement is a legal contract. Before signing, the guarantor must:
Understand they are liable for rent, damages, and potential legal fees, not just unpaid rent.
The Renters’ Rights Act is sweeping legislation in England that reformed the private rented sector, with major changes taking effect from May 1, 2026. The law abolishes arbitrary no-fault (Section 21) evictions, eliminates fixed-term contracts in favor of indefinite periodic tenancies.
Key Tenant Rights & Protections
Renters Rights Act - Read further information at the UK Government website.
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
Key Tenant Rights & Protections
- No More Section 21: Landlords can no longer evict you for no reason. They must use a valid legal reason (such as moving in or selling) under Section 8, providing evidence and a valid notice period to the court.
- Rolling Tenancies: All Assured Shorthold Tenancies (ASTs) have transitioned into flexible rolling (periodic) contracts, meaning you won't be trapped in a fixed term. You only need to give your landlord 2 months’ notice to leave.
- Pet Friendly: You have the right to request to keep a pet, and landlords cannot unreasonably refuse. They must consider your request within 28 days.
- Upfront Rent Limits: Landlords can no longer ask for more than one month’s rent in advance once the lease has been entered into.
- Fair Rent Increases: Rent can only be increased once a year with a minimum of 2 months' written notice. Furthermore, landlords cannot use arbitrary rent-review clauses in contracts and must use standard legal processes
- Mandatory Information Sheet: If you are a private tenant, your landlord or letting agent is legally required to provide you with the government's Renters' Rights Act Information Sheet. Download a copy here
Renters Rights Act - Read further information at the UK Government website.
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
Renters insurance in the UK (often called tenants' contents insurance) protects your personal belongings against theft, fire, or damage. While not a legal requirement, it is often demanded by landlords, to cover items like furniture, electronics, and clothes.
Key Aspects of Renters Insurance
Key Aspects of Renters Insurance
- Contents Cover: Protects your possessions ("things you'd take with you if you move") against risks like theft (usually requiring forced entry), fire, and flood.
- Tenants' Liability Cover: Crucially, this covers accidental damage to your landlord’s property, such as furniture, carpets, or fixtures, helping protect your deposit.
- Optional Extras: You can add coverage for bicycles, high-value items, or accidental damage to your own belongings.
How to Find the Best Policy
- Calculate Accurately: List your items and estimate the cost of replacing them as new to avoid over-insuring (paying too much) or under-insuring (not getting full value in a claim).
- Compare Policies: Use comparison websites to check quotes from providers like Aviva, HomeLet, or Admiral.
- Increase Excess: Opting for a higher voluntary excess can lower your annual premiums.
- Check Tenancy Agreement: Review your contract, as landlords may require specific types or levels of insurance.
As soon as you have vacated the property the Inventory Clerk will attend, check through the flat and prepare a check out report. It will be in your best interest to read through the Inventory originally provided to you prior to the Clerk attending.
The check-out report once completed will then be circulated to you and the landlord and you should let us have your most current email addresses if these have recently changed.
All items i.e. cleaning, repairs and replacements highlighted in the report will be dealt with and the cost charged to your deposit.
Upon completion of all of the work we will ask you for your bank details so that any balance can be returned.
In order to close your tenancy down, we will require the following information:
Council Tax
Your account number from the City of Westminster for paying Council Tax and in whose name the bill is addressed.
Water
Your account number from Thames Water for paying water rates and in whose name the bill is addressed.
Forwarding Address
Your forwarding address for final bills and correspondence.
Gas & Electricity
The name of your providers for gas (if applicable) and electricity, your customer account number and to whom the bill is addressed.
Mail Redirection
You should obtain a change of address form from the Post Office for the redirection of all your mail. We cannot be responsible for any mail delivered for you after you leave.
PLEASE NOTE
There will be no need for you to contact the utility companies as the final readings will be sent by us (Hugh F Shaw & Co) to them with a request that your final bill be sent to your forwarding address. Similarly we shall be informing Westminster Council
The check-out report once completed will then be circulated to you and the landlord and you should let us have your most current email addresses if these have recently changed.
All items i.e. cleaning, repairs and replacements highlighted in the report will be dealt with and the cost charged to your deposit.
Upon completion of all of the work we will ask you for your bank details so that any balance can be returned.
In order to close your tenancy down, we will require the following information:
Council Tax
Your account number from the City of Westminster for paying Council Tax and in whose name the bill is addressed.
Water
Your account number from Thames Water for paying water rates and in whose name the bill is addressed.
Forwarding Address
Your forwarding address for final bills and correspondence.
Gas & Electricity
The name of your providers for gas (if applicable) and electricity, your customer account number and to whom the bill is addressed.
Mail Redirection
You should obtain a change of address form from the Post Office for the redirection of all your mail. We cannot be responsible for any mail delivered for you after you leave.
PLEASE NOTE
There will be no need for you to contact the utility companies as the final readings will be sent by us (Hugh F Shaw & Co) to them with a request that your final bill be sent to your forwarding address. Similarly we shall be informing Westminster Council
In England, landlords or their agent must check that tenants aged 18+ have a legal "Right to Rent" before starting a tenancy, verifying they can live in the UK. Valid passports, visas, or biometric residence cards/permits are required. The scheme does not apply to Scotland, Wales, or Northern Ireland.
Key Aspects of Right to Rent (as of 2026):
Key Aspects of Right to Rent (as of 2026):
- Who is checked: All adult occupiers (tenants or lodgers) in private rented accommodation, regardless of nationality.
- How to prove status:
- Online Check: Used for many migrants, especially those with biometric cards, requiring a "share code".
- Physical Check: Valid passports/documents for British/Irish citizens.
- IDVT: Landlords may use certified Identity Document Validation Technology (IDVT) providers for digital checks.
- Time-limited rights: If a tenant has a time-limited visa, the landlord or agent must re-check their status.
What is a property inventory?
A property inventory is a comprehensive document detailing the condition of a property and its contents at the start and end of a tenancy. It includes a Schedule of Condition/Check-In Report, and assesses everything from décor to structural elements like floors and ceilings.
This document helps both landlords and tenants track any changes during the tenancy and resolve disputes efficiently. Tenants have the right to be present during inventory checks to ensure accuracy. Typically, an independent inventory clerk conducts the inventory
Why are property inventories so important?
Before a new tenant moves in, a property inventory should be carried out to protect both the landlord and the tenant from deposit disputes at the end of the tenancy.
When the tenancy ends and a checkout inspection is performed, the current condition of the property will be compared with the inventory records. If disputes arise from the findings of the check-out report, the landlord and/or tenant must have evidence to support their claims, which you’ll find in the inventory and check-in report.
What is a check-in and check-out report?
A check-in report is a document of the condition of everything in the property at the point that your tenant moves in, it’s also known as the schedule of condition which accompanies the inventory report.
A checkout report is a detailed assessment of the property’s condition conducted at the end of a tenancy. It compares the property’s condition against the initial inventory report and any subsequent interim inspections. The checkout report and inspection should occur when the tenant leaves the property with all their belongings. It should list any recommended actions, usually assigning responsibilities to either the landlord or tenant, and help facilitate a quicker end of tenancy and return of the deposit, in full or with agreed deductions.
Does the tenant have to be present for the check-out or check-in?
Tenants are not obligated to be present when inspections are being carried out
A property inventory is a comprehensive document detailing the condition of a property and its contents at the start and end of a tenancy. It includes a Schedule of Condition/Check-In Report, and assesses everything from décor to structural elements like floors and ceilings.
This document helps both landlords and tenants track any changes during the tenancy and resolve disputes efficiently. Tenants have the right to be present during inventory checks to ensure accuracy. Typically, an independent inventory clerk conducts the inventory
Why are property inventories so important?
Before a new tenant moves in, a property inventory should be carried out to protect both the landlord and the tenant from deposit disputes at the end of the tenancy.
When the tenancy ends and a checkout inspection is performed, the current condition of the property will be compared with the inventory records. If disputes arise from the findings of the check-out report, the landlord and/or tenant must have evidence to support their claims, which you’ll find in the inventory and check-in report.
What is a check-in and check-out report?
A check-in report is a document of the condition of everything in the property at the point that your tenant moves in, it’s also known as the schedule of condition which accompanies the inventory report.
A checkout report is a detailed assessment of the property’s condition conducted at the end of a tenancy. It compares the property’s condition against the initial inventory report and any subsequent interim inspections. The checkout report and inspection should occur when the tenant leaves the property with all their belongings. It should list any recommended actions, usually assigning responsibilities to either the landlord or tenant, and help facilitate a quicker end of tenancy and return of the deposit, in full or with agreed deductions.
Does the tenant have to be present for the check-out or check-in?
Tenants are not obligated to be present when inspections are being carried out
As of May 14, 2025, it is mandatory for UK letting agents to conduct sanctions checks on landlords, tenants, and guarantors. Agents must screen all parties against the UK's official financial sanctions list and report any matches to the Office of Financial Sanctions Implementation (OFSI).
https://www.gov.uk/government/publications/the-uk-sanctions-list
- Who must comply? All letting agents, as they are classified as "relevant firms" under new financial sanctions regulations.
- What is required? Checking if a landlord or tenant is a "designated person" linked to terrorism, money laundering, or other high-risk activities.
- When does it apply? It applies to all tenancies lasting one month or more, regardless of the rental value.
- What if a match is found? Agents are legally required to report suspected matches to OFSI.
https://www.gov.uk/government/publications/the-uk-sanctions-list