10 Things to Check in a Tenancy Agreement Before You Sign

Before you sign a tenancy agreement, check the type of tenancy, the rent and how it can rise, the deposit and where it will be protected, your notice rights, who repairs what, and the rules on cleaning, pets and decorating. The rules changed in England on 1 May 2026, so an agreement that looks like the one you signed last time may now work quite differently. Here are the ten things to read carefully, with what to ask before you commit.

1. What type of tenancy is it?

The type of tenancy decides your notice rights and how the landlord can end it.

• England: since 1 May 2026, under the Renters’ Rights Act 2025, most private tenancies are assured periodic tenancies. Fixed terms have gone for most new lets, existing assured shorthold tenancies converted automatically, and landlords now need a legal ground under section 8 to end a tenancy. Landlords must give you the key terms in writing, and existing tenants should have received the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Shelter’s guide to the Renters’ Rights Act sets out the changes.
• Wales: the Renting Homes (Wales) Act 2016 replaced most tenancies with occupation contracts. Your landlord must give you a written statement of the contract within 14 days of it starting, and a no-fault notice must usually give at least six months.
• Scotland: most private lets since December 2017 are private residential tenancies, which are open-ended with no fixed term.
• Northern Ireland: private tenancies are governed by the Private Tenancies (Northern Ireland) Order 2006 and the Private Tenancies Act (Northern Ireland) 2022.

2. Rent: amount, due date and increases

• How much, when it’s due and how to pay.
• How and when the rent can go up. In England, rent can now only be increased once a year using the formal section 13 process with at least two months’ notice, and you can challenge an increase at the tribunal. Rent review clauses in the agreement no longer apply.
• How much rent is due up front. In England, a landlord can’t ask for or accept any rent before the tenancy agreement is signed, can take no more than one month’s rent in advance after that, and bidding above the advertised rent is banned.
• What happens if a payment is late, and any late payment charge. In England, the Tenant Fees Act 2019 limits this to interest at 3% above the Bank of England base rate once rent is 14 days late.

3. The deposit

• The amount. In England, deposits are capped at five weeks’ rent where annual rent is under £50,000 (six weeks if it’s £50,000 or more). In Scotland, the deposit can’t be more than two months’ rent. In Northern Ireland, it’s capped at one month’s rent for tenancies from 1 April 2023.
• Which scheme will protect it. Landlords must protect it within 30 days in England and Wales, 30 working days in Scotland, and 28 days in Northern Ireland, and give you the prescribed information.
• What deductions can be made for, such as unpaid rent, damage beyond fair wear and tear, and cleaning needed to return the property to its check-in condition.

Our guide to getting your full deposit back covers the move-out side of this.

4. Length, notice and break clauses

• England: with periodic tenancies now the norm, you can usually end the tenancy by giving two months’ notice, unless your landlord agrees in writing to less. Break clauses matter far less than they used to.
• Wales: check whether the contract is periodic or fixed term, and whether a fixed-term contract has a break clause.
• Scotland: a tenant in a private residential tenancy usually gives 28 days’ notice in writing.
• Northern Ireland: check the notice periods in the agreement, which depend on how long you’ve lived there.

5. Bills and council tax

Check which bills are included in the rent, and who is responsible for council tax (or rates in Northern Ireland), energy, water, broadband and the TV licence. If bills are included, ask whether there’s a fair usage cap.

6. Repairs and maintenance

Landlords are generally responsible for the structure and exterior, heating, hot water, gas and electrical safety, and sanitation. Check how to report repairs, how quickly they’ll be dealt with, and any tenant responsibilities, such as changing light bulbs, bleeding radiators, keeping drains clear and looking after the garden. Condensation and mould are a common source of disputes, so ask how the landlord expects you to ventilate and report damp.

7. Cleaning at the end of the tenancy

Most agreements require you to return the property in the condition recorded at check-in, allowing for fair wear and tear. In England, the Tenant Fees Act 2019 means a landlord can’t require you to pay for a professional clean as a condition of the tenancy, so a clause saying you must use or pay for professional cleaners isn’t enforceable as a charge. Wales has similar rules under the Renting Homes (Fees etc.) (Wales) Act 2019. You still need to leave the property as clean as you found it, and the landlord can claim the reasonable cost from the deposit if you don’t.

If the property was professionally cleaned before you moved in, that’s the standard you’ll be held to. Our end of tenancy cleaning checklist shows what that means in practice, and our guide to which damage tenants are responsible for explains fair wear and tear.

8. The inventory

The inventory, or check-in report, records the condition and cleanliness of the property and its contents at the start. Check it carefully, add comments and photos within the time allowed, and keep a copy. Pay attention to ovens, carpets, mattresses and bathroom sealant, as these are where most cleaning deductions come from. It’s the most important document at the end of the tenancy.

9. Pets, smoking and decorating

• Pets: in England, you now have the right to ask for permission to keep a pet. The landlord must respond within 28 days and can only refuse for a good reason. They can’t take an extra pet deposit on top of the capped deposit. In Scotland, a similar right to request a pet has been passed but has no start date yet.
• Smoking: check whether it’s banned inside, and on balconies or in gardens.
• Decorating: check whether you can put up pictures, shelves or paint, and get any permission in writing. Our guide on whether tenants can hang pictures explains the rules in each nation.

10. Subletting, guests and access

• Whether you can sublet or take in a lodger, and whether you need written permission.
• How much notice the landlord must give before visiting. For routine inspections this is usually at least 24 hours in writing, except in an emergency.

Which tenancy agreement terms are red flags?

Standard terms in a tenancy agreement must be fair and transparent under the Consumer Rights Act 2015, and in England many fees are banned outright. Ask questions, or get advice from Shelter or Citizens Advice, if you see:

• A requirement to pay for a professional clean, check-out fee or “admin” charge.
• Fixed penalties, such as a set charge per hole in the wall or per late payment, rather than the real cost or capped interest.
• A fixed term or rent review clause in England, which no longer apply to most private tenancies.
• A clause letting the landlord enter at any time without notice.
• A blanket ban on pets in England, which can’t override your right to ask.
• A deposit above the legal cap, or no mention of which scheme will protect it.

Tenancy agreement checklist: questions to ask before signing

Question	Why it matters
Which deposit scheme will you use?	You’ll need it to get the deposit back or to dispute a deduction
How much notice do I need to give to leave?	It varies across the UK and tells you how flexible the tenancy is
Who manages repairs?	The landlord or the agent: you’ll know who to call
Was the property professionally cleaned before I move in?	It sets the cleaning standard for when you leave
Can I have the inventory before move-in day?	It gives you time to check it properly
Are pets allowed, and on what terms?	Get any consent in writing

Frequently asked questions