Moving in: checks before you sign

Moving into a rental property in the UK is a significant step. Before you sign a tenancy agreement, you need to understand what documents your landlord must provide, how deposits are protected, and what red flags signal a scam. This article walks you through the essential checks to safeguard your tenancy and your money.

The Inventory and Photographs

An inventory is a detailed list of everything in the property—furniture, fixtures, appliances, and décor—along with notes on their condition. Your landlord should provide you with a copy at the start of your tenancy. This document is your main protection when you move out, because it provides evidence of what was already there and in what state.

Always take photographs or video footage of the property as you receive it. Capture the condition of walls, floors, windows, kitchen appliances, bathrooms, and any damage or wear. Date your photos clearly. Keep your copy of the inventory alongside your photos—together, they form a powerful record if there is any dispute about deductions from your deposit later.

Deposit Protection: Your Legal Right

When you pay a deposit for a private rental tenancy, your landlord is required by law to place it in a government-approved tenancy deposit protection scheme. The landlord must do this within 30 days of receiving your money. Failure to protect your deposit is a serious breach and can result in significant penalties.

There are three types of government-approved schemes: custodial (where the scheme holds your money), insured (where the landlord holds it but pays insurance), and prescribed information schemes. Your landlord chooses which one to use. Within 30 days of receiving your deposit, they must also give you prescribed information—a document that explains how your deposit is protected, what happens at the end of the tenancy, and how to resolve disputes.

Ask your landlord for proof of protection. They should give you a certificate or reference number showing which scheme protects your deposit. You can contact the scheme directly to confirm your money is registered. Deposits in England and Wales are capped at five weeks' rent if the annual rent is under £50,000, and six weeks' rent if it is higher.

Essential Documents Your Landlord Must Provide

The 'How to Rent' Guide

In England, your landlord is legally required to provide you with the current government 'How to Rent' guide. This document explains your rights and responsibilities as a tenant, the tenancy process, health and safety standards, and what to do if things go wrong. Your landlord can give you a printed copy, a digital PDF via email, or a link to the official gov.uk website.

Make sure you receive this before or at the start of your tenancy. Your landlord should keep a record of when they gave it to you—such as an email timestamp or a signed note. Although Section 21 'no-fault' evictions were abolished in May 2026 under the Renters' Rights Act, providing the guide remains good practice and shows landlord compliance.

Energy Performance Certificate (EPC)

An EPC measures how energy efficient a property is, rated from A (most efficient) to G (least efficient). Your landlord is required to have a valid EPC for any rental property. Rental properties in England must currently achieve a minimum rating of E. The certificate is valid for 10 years and should be provided before you sign your tenancy agreement.

When you receive the EPC, check that it matches the property address and that the rating is at least E. If it is rated F or G, this is technically non-compliant, though the full enforcement of higher standards is still evolving. Ask for a copy to keep for your records.

Gas Safety Certificate

If the property has any gas appliances—boilers, hobs, ovens, or hot water cylinders—your landlord must provide you with a valid Gas Safety Certificate (also called a CP12). A qualified Gas Safe registered engineer must check all gas appliances, pipework, and flues at least once every 12 months. The certificate must be provided to you within 28 days of the safety check.

Always ask to see the original or a certified copy. Check the date to ensure it is current and covers the property you are renting. If the landlord cannot provide a current gas safety certificate for a property with gas appliances, do not move in—this is a serious safety issue.

Electrical Installation Condition Report (EICR)

Since April 2021, landlords have been required to obtain an Electrical Installation Condition Report (EICR) at least once every five years. This certificate confirms that the property's electrical wiring and systems meet UK safety standards. A qualified electrician must carry out the inspection.

Request a copy of the landlord's EICR. Check that it is dated within the last five years and confirms the property is safe. This is another important safety check that protects you from electrical hazards.

Right-to-Rent Checks

Landlords in England must check that everyone aged 18 or over living in the property has the right to rent in the UK. This is a legal requirement, not a choice. The check must happen before your tenancy begins.

If you are a British or Irish citizen, you can prove your right to rent with a passport or citizenship certificate. If you are an international student or expat, you will need to show original immigration documents—such as a valid passport endorsed by the Home Office, a Biometric Residence Permit (BRP), Biometric Residence Card (BRC), or an eVisa with a share code. You can also use an online identity verification service if your landlord offers it.

Your landlord will take copies of your documents and keep them for at least one year after your tenancy ends. If your visa or right to stay has a time limit, your landlord will need to carry out a follow-up check before your permission expires. The Home Office Landlord Checking Service can also verify your status electronically if your documents are with the Home Office.

If you do not have physical documents because you hold an eVisa, you must generate a share code via the UK Visas and Immigration (UKVI) account. This share code allows your landlord to check your status digitally without seeing your documents in person. Some landlords may ask you to use an identity service provider instead of showing documents—this is legally permitted and can be faster.

Spotting Rental Scams

Rental fraud is a growing problem in the UK. Scammers target students, young professionals, and expats who are unfamiliar with the market. The average rental scam victim loses around £1,400. The most common types of scams involve fake property listings, upfront fee traps, false tenancy agreements, and hijacked advertisements on social media platforms like Facebook, Gumtree, WhatsApp, and Instagram.

Never Pay Before Viewing

The golden rule: never hand over any money—not a deposit, not a holding fee, not rent—until you have physically viewed the property in person. Scammers will pressure you to pay upfront by claiming they need to 'secure' the property, manage demand, or prevent time-wasters. Some may even show you a virtual tour via video call to seem legitimate, but this is not enough. You must see the property yourself.

If a landlord or agent insists on payment before a viewing, walk away immediately. Legitimate landlords always allow you to view the property first.

Watch for Common Scam Warning Signs

• Rent far below market value for the area. If a property seems too cheap, it probably is.
• Pressure to decide quickly. Scammers claim other people are interested or the offer is available for a limited time only.
• Refusal to meet in person. Legitimate landlords will meet you and show you the property.
• Requests for payment via unusual methods: bank transfers to unfamiliar accounts, cryptocurrency, gift cards, or money transfer services like Western Union.
• Incomplete or vague listing information: few photos, poor quality images, vague descriptions, or obvious spelling errors.
• Listings on free sites with limited vetting, such as Gumtree, Facebook Marketplace, or WhatsApp groups, especially if the agent is not registered with a government-approved redress scheme.
• Cloned listings: the same property advertised by multiple sellers or agents with different contact details.
• Fake tenancy agreements that look professional but contain unfavourable terms or unusual clauses designed to extract fees later.

Verify the Landlord or Agent

Check that any letting agent is registered with a government-approved redress scheme and a client money protection scheme. You can verify registration on the gov.uk website or contact Trading Standards. Ask for the agent's registration details in writing.

If you are communicating with a landlord directly, ask questions: request their full name, address, and contact details. Ask to view the property at a specific time and date. A genuine landlord will respond promptly and professionally. A scammer may become evasive, change their story, or disappear after taking your money.

Pay Securely

Always pay deposits and rent via bank transfer directly into the landlord's or agent's account. Confirm the bank details in writing before making any payment. Do not pay in cash, by cheque without verification, or via third-party payment apps.

If paying via bank transfer, include a clear reference—such as your name and the property address—so the payment can be easily identified. Keep proof of every payment.

Final Checks Before You Sign

1. Obtain a copy of the inventory and take photos of the property's condition on move-in day.
2. Request proof that your deposit has been protected within 30 days and that you have received prescribed information.
3. Collect the 'How to Rent' guide (England), the EPC, the Gas Safety Certificate, and the EICR.
4. Allow the landlord to carry out a right-to-rent check using acceptable documents (passport, BRP, BRC, eVisa share code, or online identity verification).
5. Read the tenancy agreement carefully. Ask for clarification on anything unclear. Do not sign if something seems unfair or not mentioned in law.
6. Verify the landlord or letting agent is legitimate and registered with redress and protection schemes.
7. Visit the property in person, meet the landlord or agent face-to-face, and only then commit to pay.

Taking these steps before you sign protects you legally and financially. A good landlord will be happy to provide all documents and explain the tenancy process. If they are not, that is a warning sign to reconsider.