First time renting guide

Consider your needs

As well as affordability and location, it is important to think about your individual requirements. Consider what you need from a property and what will suit your lifestyle.

You may wish to think about your budget and use a calculator to understand what you can afford, whether you require a furnished or unfurnished property, how many bedrooms you need, and whether features such as parking or a garden are important. You should also consider your proximity to local amenities, schools or transport links, as well as whether the property needs to be suitable for pets.

Under the Renters' Rights Act, all tenants have the right to request a pet and the landlord cannot refuse without legitimate reason, e.g. other tenant in a house-share is allergic to your pet, the space is not safe for a certain kind of pet, etc.) They cannot have a blanket ban on all pets.

Timescales

When are you looking to move? Having a clear understanding of your preferred timescales, as well as any limitations such as notice periods on your current accommodation, will help you plan your move more effectively.

Some landlords rent directly, while others use letting agents.

Some landlords let their properties directly, while others use a letting agent to manage the process. All landlords and agents must comply with legal requirements, but many tenants choose to work with a professional and regulated letting agent for additional reassurance.

Hawes & Co is a member of ARLA Propertymark and operates in line with recognised industry standards and codes of practice. We are also members of a redress scheme and provide Client Money Protection, offering customers additional peace of mind.

Letting agents often have access to a wider range of properties, helping you find a home that suits your requirements, preferences and budget. Our team is always happy to discuss your needs and help you register your details.

Make time to view all the properties you are interested in. In the current market, some properties are secured at the first viewing, so it is important to have your finances and documentation ready to proceed if needed.

When attending a viewing, take time to look around carefully. Check the water pressure, understand how the heating system works, and assess the general condition of the property. If the property is currently occupied, confirm what items are included and what belongs to the existing tenants.

That depends on who manages the property

Some landlords instruct a letting agent to manage the property and deal with maintenance issues, while others manage the property themselves. It is important to understand who is responsible so that you know who to contact should any issues arise during your tenancy.

Application forms

Complete application forms promptly and provide identification and proof of address as requested. This is required to progress your application.

Referencing

Referencing checks will be carried out, which typically include credit checks and references from employers or previous landlords where applicable. A Right to Rent check will also be completed, as this is a legal requirement in England.

Deposit and tenancy agreement

Before the tenancy begins, you will receive a tenancy agreement outlining the rights and responsibilities of all parties. You will also be required to pay a security deposit and your first month’s rent.

By law, your deposit must be protected in a government-approved scheme.

The maximum deposit your landlord can ask for is:

• up to 5 weeks’ rent if the rent for the year is less than £50,000 
• up to 6 weeks’ rent if the rent for the year is £50,000 or more

They can also ask for a holding deposit to reserve a property. This can be up to one week’s rent.

Tenancy

Once the agreement has been signed and payment arrangements have been set up, you may collect the keys on the day your tenancy commences. You should be provided with key documents including the Energy Performance Certificate, the landlord’s Gas Safety Certificate (if applicable), and relevant contact details.

Move in

After you have moved in, you will receive confirmation that your deposit has been protected, along with the prescribed information relating to the scheme.

Inspections

If the property is managed by Hawes & Co, periodic inspections may be carried out to ensure the property is being properly maintained.

Landlord responsibilities

Landlords must:

• Keep the property safe and habitable
• Maintain gas, electricity, heating, and water systems amd have valid gas safety certificates for every gas appliance
• Ensure any furniture supplied complies with fire resistance standards
• Carry out necessary repairs

Tenant responsibilities

Tenants must:

• Look after the property
• Keep it clean
• Report maintenance issues promptly

Delays in reporting issues that worsen damage may result in tenant liability.

Inspections

Agents or landlords may carry out periodic inspections:

• These must be arranged in advance
• You should be given reasonable notice

For properties managed by Hawes & Co, we carry out regular property visits to check that tenants are looking after the property and that all safety measures such as smoke alarms are working correctly. We’ll arrange these with you in advance and always try to give you plenty of notice.

Continuing the tenancy

Assured Shorthold Tenancy agreements have changed to Assured Periodic Tenancies, meaning they have no contracted end date. You only provide notice (minimum two months) when you want to move out.

Any changes to rent or tenancy terms must be made in line with current legislation and agreed between all parties.

Notice and ending a tenancy

A tenancy will continue until it is ended either by the tenant giving notice or by the landlord following the legal possession process.

Under the Renters’ Rights Act 2025, landlords must rely on specific legal grounds to regain possession of a property and can no longer use Section 21 “no-fault” evictions.

You should always check your tenancy agreement and seek clarification if you are unsure about your notice requirements.

Moving out and your deposit

At the end of the tenancy, the property should be returned in the same condition as when you moved in, allowing for fair wear and tear.

If there are no outstanding rent payments or agreed costs for repairs or cleaning, your deposit will be returned in full.

Where deductions are required, these should be reasonable and agreed between you and the landlord. If a dispute arises, the deposit protection scheme provides a free and independent resolution service.