If you’re planning to rent out your property or about to move into a new home as a tenant, there’s one document you can’t afford to ignore — the rental agreement.
This legally binding contract spells out the terms of your tenancy, protects your rights, and helps avoid misunderstandings down the line. But rental agreements can sometimes feel overwhelming with all the legal jargon, especially if you’re new to the world of property letting.
In this article, I’ll walk you through what to check in a rental agreement, so whether you’re a landlord or tenant in the UK, you know exactly where you stand.
What Is a Rental Agreement?
A rental agreement — often called a tenancy agreement — is a contract between a landlord and tenant. It outlines everything from how much rent you’ll pay to who’s responsible for repairs.
The most common type in England, Wales, and Scotland is the Assured Shorthold Tenancy (AST), which covers most private rentals. But there are other variations too, depending on your situation.
Why Reading the Rental Agreement Carefully Matters
Skipping over the small print could land you in hot water later on. A clear, well-written rental agreement sets expectations for both sides and reduces the risk of disputes.
Here’s why it’s worth reading the agreement thoroughly:
✔ It defines each party’s legal rights and responsibilities ✔ It prevents sneaky clauses or hidden fees ✔ It ensures compliance with UK laws like the Housing Act 1988 and the Tenant Fees Act 2019 ✔ It provides clarity around rent, deposits, repairs, and more
Bottom line? You’re better off spending an extra 10 minutes reading the agreement now than dealing with problems later.
Key Things to Look for in a Rental Agreement
Here are the most important details to double-check before signing on the dotted line:
1. Who’s Involved
Check that the agreement lists all tenants and the landlord’s full name and contact details. If you’re in shared accommodation, make sure each housemate is included.
2. The Property Details
The agreement should clearly describe the property, including what’s part of the let — things like parking spaces, garages, or shared gardens.
3. Tenancy Dates and Type
Look for:
- The start date of your tenancy
- The length of the fixed term (typically 6 or 12 months)
- What happens when the fixed term ends — does it roll into a periodic tenancy?
4. Rent Amount and Payment Terms
Double-check:
- How much the rent is per month
- When it’s due
- How to pay (standing order, bank transfer, etc.)
- Whether rent increases are allowed, and how they’ll be handled
Remember, under the Tenant Fees Act, landlords can’t charge unfair admin fees.
5. Deposit and Protection Scheme
If you’re renting under an AST, your deposit should be protected in a government-approved scheme, such as:
- Deposit Protection Service (DPS)
- MyDeposits
- Tenancy Deposit Scheme (TDS)
The agreement should clearly state:
- The deposit amount (usually up to five weeks’ rent)
- Which protection scheme is used
- The terms for returning or deducting from the deposit
6. Who Pays for What
Make sure the agreement spells out which bills you’re responsible for, like:
- Gas and electricity
- Water
- Council tax
- Internet and TV licence
In shared rentals, clarify how bills are split.
7. Repairs and Maintenance
The landlord is legally required to handle major repairs and safety checks — things like:
- Heating and hot water
- Electrical wiring
- Structural issues
The agreement should also outline your responsibilities, such as reporting problems or basic upkeep.
Quick Tip: Landlords must also provide working smoke alarms and, in most cases, carbon monoxide detectors.
8. Restrictions and House Rules
Some agreements include rules on:
- Keeping pets
- Smoking indoors
- Subletting the property
- Running a business from home
Ignoring these could breach the agreement and lead to eviction, so know the rules upfront.
9. Inventory and Property Condition
A good rental agreement should come with an inventory that lists everything in the property — furniture, appliances, and general condition.
It’s best to go through this carefully, ideally with photos or videos, so there’s no confusion when it’s time to move out.
10. Break Clause (If Applicable)
Some agreements include a break clause, which lets either party end the tenancy early under certain conditions. If yours has one, make sure you understand how it works.
Real-Life Example: Learning the Hard Way
Take Tom, a tenant from Bristol. He moved into a flat without properly reading the agreement. Six months later, he discovered hidden clauses about cleaning fees and strict rules on overnight guests — which led to tension with the landlord.
The takeaway? Always read the rental agreement thoroughly. It can save you headaches, arguments, and unexpected costs.
My Take: Don’t Be Afraid to Ask Questions
From my experience in the property space, I’ve noticed people often hesitate to challenge or question their rental agreements. But the truth is, it’s your right to fully understand what you’re signing.
Never feel rushed. A reputable landlord or letting agent should be happy to explain the details. If something doesn’t sit right with you, don’t be afraid to negotiate or get professional advice.
Final Checklist Before You Sign
Before committing to a rental agreement:
✅ Confirm all names, dates, and rent details are accurate ✅ Understand your responsibilities for bills and maintenance ✅ Make sure the deposit is properly protected ✅ Review any restrictions (pets, smoking, guests) ✅ Get a copy of the inventory and take photos at check-in ✅ Ask questions about anything unclear
FAQs: Rental Agreements in the UK
While not strictly required, written agreements are highly recommended. Without one, your tenancy still exists, but proving terms or resolving disputes is much harder.
If your landlord fails to use a government-approved scheme, they can face legal penalties, and you may be entitled to compensation — up to three times the deposit amount.
Yes, absolutely. Before signing, you can discuss things like rent amount, pet policies, or tenancy length. Once signed, though, both parties are bound by the terms.
Final Thoughts:
Whether you’re a tenant or a landlord, taking the time to review a rental agreement properly is one of the smartest moves you can make. It keeps everyone on the same page and helps avoid stress down the line.