What to Check Before Signing a Tenancy Agreement?
The essential checklist for renters before putting pen to paper.
Signing a tenancy agreement is one of the most important steps in the renting process. It’s a legally binding contract, and what’s in it, or missing from it, can have real consequences down the line. Before you sign, here’s what to check.
At a glance
- Read the full tenancy agreement before signing, including all the small print.
- Confirm the deposit amount complies with the Tenant Fees Act 2019 and will be protected in an approved scheme.
- Inspect the property thoroughly and check the inventory before moving in.
- Make sure your landlord has provided all legally required documents.
- Budget for all costs beyond rent before committing.
The agreement
Your tenancy agreement is your contract, so read it thoroughly before signing. Here’s what to check:
| What to check | Why it matters |
|---|---|
| Type of tenancy | Most private rentals in England are assured shorthold tenancies (ASTs). Under the Renters Rights Act 2025, all new tenancies must now be periodic. |
| Start and end dates | Make sure these match what was agreed verbally |
| Rent amount and payment method | Confirm the figure, frequency, and whether it’s direct debit or standing order |
| Break clause | Check whether one exists and what the conditions and notice period are. Our guide on break clauses covers this in detail. |
| Notice periods | Understand how much notice you and your landlord need to give |
| Restrictions | Look out for clauses on subletting, pets, or redecorating |
| Landlord details | The landlord’s full name and address must be included. This is a legal requirement. |
If anything is unclear or seems unfair, raise it before signing. Any agreed changes should be confirmed in writing.
For example:
You spot a clause that says you can’t have any guests stay overnight without prior written consent from the landlord. It feels overly restrictive. Before signing, raise it and ask for it to be amended or removed. Once you’ve signed, you’re bound by it.
The deposit
Deposits are governed by strict rules under the Tenant Fees Act 2019. Here’s what to confirm:
| What to check | What the rules say |
|---|---|
| Deposit amount | Capped at five weeks’ rent for annual rents under £50,000, six weeks’ for above |
| Deposit protection | Must be registered with an approved scheme (DPS, TDS, or MyDeposits) within 30 days |
| Prescribed Information | Your landlord must provide written confirmation of the scheme used |
| Deduction conditions | Understand under what circumstances deductions can be made |
Unclear deduction terms are one of the most common causes of deposit disputes. Make sure you know what’s expected before you move in.
The property
Before signing, inspect the property carefully and make sure a thorough check-in inventory is provided. This document records the condition of fixtures, fittings, appliances, and any existing wear and tear. It’s your protection at the end of the tenancy.
- Check for damp, mould, or signs of disrepair. These are common issues that can affect your health and your belongings.
- Test all appliances to make sure they’re in working order before you move in.
- Check smoke alarms and carbon monoxide detectors are fitted and working. Your landlord is legally required to provide these.
- Test the locks on windows and doors. If anything feels insecure, ask for it to be fixed before you move in.
- Note any existing damage on the inventory in writing, and take dated photographs. This protects you from being charged for damage you didn’t cause.
Picture this:
You move into a flat without checking the inventory carefully. Six months later, your landlord claims you caused a chip in the kitchen worktop that was there when you arrived. Without a photo or a note on the inventory, it’s your word against theirs. Thirty minutes of documentation at move-in can save a significant deduction at move-out.
Landlord legal obligations
Your landlord is legally required to provide certain documents before you move in. Check these are all present before signing:
| Document | What it confirms |
|---|---|
| Gas safety certificate | Valid annual certificate from a Gas Safe registered engineer |
| Energy Performance Certificate (EPC) | Property must generally meet an ‘E’ rating or above |
| ‘How to Rent’ guide | Government guide to renting in England, required by law |
| Electrical Installation Condition Report (EICR) | Required every five years |
| HMO licence | Required if the property is a HMO house with five or more tenants. |
| Deposit scheme confirmation | Written details of where your deposit is held |
If any of these are missing, ask for them before signing. A landlord who can’t provide the required documentation is a red flag. For more on working with a private landlord directly, our guide covers what to expect and what to watch out for.
Finances
Rent is just the starting point. Before you commit, make sure you’ve budgeted for everything else.
- Council tax. Check the council tax band for the property and what the monthly cost will be. Students may be exempt.
- Utility bills. Factor in gas, electricity, and water.
- What’s included in rent. Some landlords include certain bills.
- Broadband. Check what’s available in the area and how long installation might take.
- Permitted fees. Under the Tenant Fees Act 2019, landlords and agents can only charge certain fees. Charges for referencing or check-out inspections are not permitted.
- Contents insurance. Your landlord’s buildings insurance covers the property, not your belongings. Sorting Lemonade’s contents insurance before you move in means everything you own is protected from day one.
Before we go
Taking the time to work through this checklist before signing can save you a significant amount of stress, money, and hassle down the line. Read everything, ask questions, and don’t sign until you’re confident everything is in order.
It’s also worth sorting your contents insurance before you pick up the keys. Your landlord looks after the property. Lemonade’s contents insurance makes sure you’re covered for everything inside it.
Signing a tenancy agreement FAQs
Can I negotiate the terms of a tenancy agreement before signing?
Yes. Discuss changes with the landlord or letting agent. Ensure any agreed amendments are added in writing.
What documents should a landlord provide before I move in?
Valid gas safety certificate, EPC, ‘How to Rent’ guide, and deposit scheme proof are essential.
What should I do if I spot a problem with the property before signing?
Raise it with the landlord or letting agent immediately and get written confirmation of any agreements to fix the issue.
Can a landlord change the tenancy agreement after I have signed?
No, not without your consent. Any changes must be mutually agreed and documented.
What happens if I sign a tenancy agreement and then change my mind?
If you haven’t moved in, check if the agreement allows a termination period, but you may still be liable for costs.
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