What is the How to rent guide?
If you’re renting or letting a property in England, the ‘How to Rent’ guide is a legal essential. This government handbook breaks down the rights and obligations of both parties, acting as a step-by-step roadmap for the entire journey—from the initial house hunt and signing the contract to managing the tenancy and moving out.
Who is this guide for?
This how to rent guide is designed for anyone renting a home privately—whether you’re dealing directly with a landlord or going through an agency. While most of these tips apply to shared houses as well, keep in mind that your legal rights may shift slightly depending on your specific living arrangement.
Which version should I give tenants?
For any new assured shorthold tenancy in England, it is a legal requirement to issue the October 2023 edition of the latest How to Rent guide. This is the most recent version and needs to be in the tenant’s hands right at the start of their lease. You can either print it out for them or, if they’ve agreed to digital communications, send it over via email.
Before You Start
Before you spiral into a 40-tab deep dive on the rental, take a beat to define your non-negotiables. According to the official How to Rent guide, the smartest move is to nail down your fundamentals first: total affordability, the maximum deposit you can realistically swing, your ideal lease length, and having your Right to Rent docs ready to go.
The monthly rent is rarely the full story. To avoid a mid-month budget crisis, the government recommends tracking these five pillars:
- Utilities & Council Tax: Factor in the “big four”—gas, water, electricity, and broadband with Wi-Fi.
- Pro Tip for Students: You’re usually exempt from Council Tax, but you’ll need an official status letter from your university to get that bill cleared.
- Rules on deposits: In England, most security deposits are legally capped at five weeks’ rent. Your landlord is also legally required to put this into a government-approved Tenancy Deposit Protection (TDP) scheme and send you the paperwork to prove it.
- Holding Deposits: If you want to reserve a spot while they check your references, you might be asked for a holding deposit. There are strict legal limits on how much they can ask for and how long they can hold onto it.
- Upfront rent: Landlords often request rent in advance from international renters who haven’t yet built up a UK credit profile. While this is perfectly legal, the specific amount should be explicitly mentioned in your lease to avoid any disputes. As a rule of thumb: if you pay upfront, get a signed receipt immediately.
Ways to rent your home
- Check for Safety: Make sure the agent is part of a Redress Scheme and has Client Money Protection. Look for logos like Propertymark or RICS.
- Where to find one: Use uhomes.com to find your best student accommodation with the greatest deals. It’s a great platform that aggregates verified listings, various room types with modern amenities, so you don’t have to worry about the legitimacy of the agent or the tax paperwork yourself.
Which Path is Right for You?
- The Draw: These student housing offers “hassle-free” living for students who come to the UK to study. Your rent almost always includes all-inclusive bills (Wi-Fi, water, heating) and access to premium amenities like gyms, study zones, and 24/7 security.
- Best For: Those who want a “plug-and-play” move-in experience and a built-in community without the stress of setting up utility accounts.
- The Draw: This is typically the most cost-effective way to live in popular urban areas. It offers a traditional “home” feel with shared kitchens and living rooms.
- Best For: Social butterflies and budget-conscious renters who don’t mind sharing chores and managing split utility bills.
- The Draw: Complete privacy, independent, and flexible. You have total control over your environment, schedule, and guests.
- Best For: Professionals or postgraduates who prioritise a quiet, focused environment and are comfortable managing their own household admin.
Avoid Rental Scams
The official checklist also points out you can rent directly from a landlord or through a letting agent, and that reputable agents should belong to redress/client money protection schemes. Whether you’re dealing with a private landlord or testing out a new rental site, you need to be certain they’re actually playing fair. Don’t hand over a penny until you’ve checked off these three non-negotiables:
- Professional Duty: A trustworthy agent doesn’t operate in a vacuum. They should be members of a government-approved redress scheme (like TPO or PRS). This is your safety net—it ensures you have a formal, legal route to settle things if a dispute ever crops up.
- Blocked Deposits: Your security deposit is a significant sum; don’t leave its safety to chance. Ensure your money is being held in an official government-backed protection scheme rather than just sitting in a landlord’s personal bank account.
- The “Verified” Standard: “Trust but verify” is the golden rule. Stick to platforms that use Verified badges. These markers confirm that someone has actually checked the property’s existence and vetted the photos.
Secure Your Stay with uhomes.com
- Curated PBSA Selection: We provide direct access to the world’s best purpose-built accommodations, complete with transparent “bills-included” data.
- Verified Listings: Our team verifies property details so you can book with confidence, even from abroad.
- Proximity to the Campus: Plenty of student apartments are close to the university campuses, typically within a 10-15 minute walking distance.
- Flexible Lease Terms: Whether you are looking for student homes for the whole academic year, short-term rentals, or a summer stay, we have you covered.
- Diverse Room Types: uhomes.com offers a wide range of student accommodation in the UK, with different room types, ranging from private studios and en-suites to non-en-suites and larger shared flats.
- Various Social Spaces: The student properties always come with plenty of common facilities, including high-speed Wi-Fi, state-of-the-art gyms, on-site laundry rooms, game areas, cinema rooms, and more, to elevate your living experience.
- Expert Assistance: Our consultants provide personalised advice, helping you understand local contracts and find properties with the best proximity to transport links or campuses.
- Exclusive Offers: By booking through our platform, users often gain access to exclusive cashback, lower deposit rates, group reservation discounts, early-bird discounts, and “student-friendly” contract terms that aren’t available on the open market.
Looking for Your New Home: Shortlist Smarter
Prime Location
- Nearby Transportation: Look into the local bus schedules and night tubes. It’s worth checking if you’ll be stuck with an expensive taxi bill after a late library session or an evening out with friends.
- Daily costs: In cities like London, “express” stores are much more expensive than full-sized supermarkets. See if there’s a budget-friendly grocery store within reach so your weekly shop doesn’t drain your bank account.
- The “after-dark” check: A street that looks peaceful at noon might feel very different at 11 PM. Visit at a few different times to get a real sense of the noise levels and how well-lit the walk home feels.
Property Details with Licensing Requirements
HMO: If you want to find a place that live with a few other people, the place is probably classified as an HMO (House in Multiple Occupation). Don’t be shy about asking the landlord or agent to show you that their license is actually current.
Furnished rooms: Ask for the official inventory list before you sign anything; it’s the only way to know exactly what you’ll need to buy before moving in.
Safety and standards you should check
- Test the alarms: Double-check that both the smoke and carbon monoxide detectors are there and actually working (they’re a priority on the checklist).
- Do a walkthrough: Ensure the place is in decent shape—check for things like damp or mold, and make sure the heating, hot water, and door locks all work properly.
When You’ve Found a Place: Rental Paperwork
This is where many people get rushed. But the UK renting system is document-driven, and getting it right protects you later. The government checklist for rent in England includes a “When you’ve found a place” stage focused on checking paperwork and what the landlord must provide.
Understand the tenancy type: AST and fixed terms
Most private rentals in England are an Assured Shorthold Tenancy(AST). You’ll usually sign a fixed term (commonly 6 or 12 months). The official guide notes the landlord must generally allow you to stay a minimum of six months in many standard setups, and that longer terms can be negotiated.
Student tip: If your course dates don’t line up neatly with 12 months, ask about:
- 9–10 month student terms
- summer break clauses
- replacement tenant options (only if allowed by contract)
Right to Rent: What International Students Need to Prepare
Landlords in England must follow the guide and check that adult tenants have the Right to Rent. The How to Rent: Checklist for Renting in England lists multiple checking routes (manual document check, identity verification technology, or online Home Office service, depending on your status).
You need to have these documents ready (as applicable):
- Passport/Visa/ BRP or eVisa status
- Share code (if using the online checking route)
- University offer/enrolment evidence (often helpful for context)
Deposits: Cap, Protection, and Alternatives
The official How to Rent Guide is clear on:
- Deposit caps (commonly 5 weeks)
- Deposit protection in a government-approved scheme
- Deposit replacement products may be offered, but you shouldn’t be forced into one, and terms matter.
Deposit replacement schemes are great for keeping upfront costs low, but they’re usually non-refundable. However, you still have to pay for repairs at the end. If cash is tight, compare the total cost over the whole tenancy rather than just focusing on the move-in fee.
Guarantors and UK Credit History
Some landlords ask for a guarantor (someone who agrees to pay if you don’t). The latest how to rent guide mentions that you may need a rent guarantee and points to advice routes if you don’t have one.
Practical options students use:
- A UK-based guarantor (family/friend)
- University-backed schemes (varies by institution)
- Paying rent in advance (only if it’s contractually clear and receipted)
- Specialist guarantor services (read terms carefully)
Moving in: Your Check-in Checklist
To understand what tenants should do and what landlords responsibility and what should do are important for both parites.
| Your responsibilities | Helpful tips for you | Landlord responsibilities | What your landlord provides |
|---|---|---|---|
| Pay your rent on time. | Learn how to use the boiler and appliances. | Keep the structure and exterior in good repair. | Insure the building against fire or flooding. |
| Pay the bills you are responsible for. | Know where meters, fuse box and stopcock are. | Ensure the home is safe and hazard-free. | Check fixtures and fittings are safe to use. |
| Take reasonable care of the property. | Test smoke and carbon monoxide alarms monthly. | Provide working smoke and carbon monoxide alarms. | Arrange required safety inspections. |
| Be considerate towards neighbours. | Report any problems as soon as possible. | Maintain gas, electricity and water services. | Respond reasonably to adjustment requests. |
| Ask permission before sub-letting or lodging. | Consider insurance for your belongings. | Give at least 24 hours’ notice before visits. | Meet energy efficiency requirements. |
- Go Overboard with Photos: Snap every room from multiple angles. Don’t just film the highlights; get close-ups of carpet stains, scuffs on the baseboards, and that one “fiddly” cabinet door.
- Always use timestamps: Use a camera app that embeds the date and time directly onto the image, or just ensure your cloud metadata is intact.
- The Cloud Backup: Immediately dump everything into a dedicated Google Drive or iCloud folder. If you lose your phone, you don’t want your evidence vanishing with it.
- Check the Official Inventory: Before you sign the landlord’s inventory/condition report, make sure it actually matches reality. If they missed a crack in the window, write it in before you ink the deal.
- Meter readings at move-in: Take clear photos of the water, gas, and electric meters the second you walk in.
- Clarify “Included”: Ask for a specific list. Does it cover the TV license, gas, heating, water, and electricity?
- The “Fair Usage” Trap: Some “bills included” contracts have a cap. If you go over a certain amount of electricity, you might get a surprise bill at the end of the month.
- Set up Duties: If bills aren’t included in the rent, confirm exactly which companies currently supply the property so you can transfer the accounts to your name immediately.
- The Basics: Flush the toilets, turn on every tap, and flick every light switch.
- Appliances: Fire up the oven, check if the fridge is actually getting cold, and run a quick cycle on the washing machine.
- Security: Check that every window locks properly and the front door doesn’t have any “tricks” to getting it shut.
- The Paper Trail: If anything is broken or even just “off,” email your landlord or agency immediately. A phone call is fine for speed, but an email is a permanent record that protects your deposit.
End of the Lease Term
Situation 1: If you want to stay
- The Rent: Is the rate increasing, or will it remain the same?
- Lease Term: Are you locking in another year, or shifting to a flexible month-to-month (periodic) arrangement?
- Any new rules: Ask if there are any new building policies or tweaks to the contract clauses you should know about.
Situation 2: You’re Moving On
- Don’t Miss the Cutoff: Check your contract for the exact notice period. If you’re even a day late, you might end up paying for an extra month you won’t use.
- The Cleaning Standard: You need to leave the place as you found it. Dig out those move-in photos; they are your best defence against being charged for “damage” that is actually just standard wear and tear.
- Final Check: Never skip the final inspection. Being there in person allows you to defend your case and settle disputes on the spot before they become “official.”
- Leave a new address: Give them your new forwarding address immediately so your deposit and final bills don’t vanish into thin air.
Situation 3: If the Landlord want to end the tenancy
- Proper Paperwork: They must serve you with formal, written notice using specific legal forms. A casual text or email usually won’t cut it in court.
- Term Security: In most places, you’re safe until your fixed term actually ends. Unless you’ve seriously broken the rules, you can’t be forced out early.
- The Legal “Checklist”: A notice is often invalid if the landlord hasn’t kept up with their end of the bargain—like protecting your deposit in a government-backed scheme or keeping up with safety certificates.
- Your Right to Stay: You aren’t legally required to hand over the keys until the notice period ends and the full legal process has been followed.
If things go wrong: where to get help
What to Save
- Keep the original listing to confirm what features or utilities were promised.
- Your tenancy agreement and any signed updates or addenda.
- Don’t delete emails, WhatsApp chats, or texts. These create a dated timeline of your requests and the landlord’s responses.
- Proof of rent payments and any deposit transfers.
- Take clear visual evidence of the property’s condition on the day you move in, and the day you move out.
Conclusion
Renting your first place in England can be a total head-scratcher if you’re new to the UK system. It’s easy to feel a bit swamped at the start, but it honestly gets way less daunting once you actually get stuck in the how to rent guide: the checklist for renting in England—sorting your budget, hitting up viewings, all that. The big thing is just not skimping on the boring bits. Seriously, triple-check the contract, take photos of literally every single stuff on the floor, and save all documents and messages. Do the legwork now, and finding a decent spot near the university is actually pretty doable.
FAQ
The landlord or letting agent must give the tenant the most up-to-date version of this guide at the start of a new assured shorthold tenancy. They do not need to provide it again when the tenancy is renewed, unless the guide has been revised since it was last issued.
To use the 5% rule, start with the purchase price of the property you’re considering and calculate 5% of that amount. Then divide the result by 12 to work out a monthly “break-even” figure. If the cost of renting a similar property in your chosen area is lower than this amount, renting may be the more cost-effective option.
The 2% rule is a basic rule of thumb used in property investing. It suggests that a rental property may be worth considering if the monthly rent is around 2% of the total purchase price, including any upfront repair costs. For instance, a property bought for $200,000 would ideally rent for about $4,000 per month. This rule is mainly used as a quick initial check and doesn’t replace a full financial analysis, as it doesn’t take into account factors such as running costs, financing, or local market conditions.
Below is a list of earlier editions of the Guide, dating back to its first publication on 10 June 2014, listed in order of release:
– 2 October 2023 – Current version
– 21 July 2021 – Easy-read edition
– 10 December 2020 – Electrical safety information added
– 7 August 2019 – Advice links updated; the May 2019 footer was retained
– 3 June 2019 – National Approved Letting Scheme rebranded
– 31 May 2019 – Updated to reflect the Tenant Fees Act 2019
– 9 July 2018 – General updates made
– 26 June 2018 – Title error corrected
– 17 January 2018 – Reference to rental standards removed
– 1 February 2016 – Format and guidance revised
– 1 October 2015 – First published edition
By law, landlords must provide a safe and habitable home, carry out necessary repairs, and ensure gas and electrical safety. They must protect the tenant’s deposit, provide required documents such as the How to Rent guide, and respect tenant privacy by giving notice before entering. Landlords are also responsible for installing smoke and carbon monoxide alarms and meeting energy efficiency standards.
With an annual income of $30,000, your gross monthly earnings are about $2,500. A common guideline is to spend no more than 30% of that on rent, which would be roughly $750 per month. Some landlords, however, use a 30× rent rule, which could allow for rent of up to $1,000. In practice, keeping your rent lower can make it easier to cover bills and still save comfortably.
A rental property inventory is a detailed record of the items in a property and their condition, covering both the interior and exterior. It is usually prepared before a tenant moves in, checked again when they move out, and may also be used during routine inspections over the course of the tenancy.
