The 8 things to check
1. Deposit protection. Does the agreement name a government scheme (DPS, MyDeposits, or TDS)? If not, ask for written confirmation that the deposit will be protected within 30 days. If your landlord refuses, this is a major red flag.
2. Break clause. Is there one? Is it fair to both sides? If the landlord can break at month 4 but you can't break until month 8, that's one-sided. Negotiate for equal terms. From May 2026, all tenancies become periodic anyway, making fixed-term break clauses less relevant.
3. Rent increases. How and when can rent go up? From May 2026, increases are limited to once per year via a formal Section 13 notice with 2 months' warning. Any clause allowing more frequent increases will become unenforceable.
4. Repair obligations. Who is responsible for what? Your landlord is legally responsible for structure, heating, water, and sanitation under Section 11 of the Landlord and Tenant Act 1985 — regardless of what the agreement says. If the agreement tries to shift these to you, it's a red flag and likely unenforceable.
5. Entry and access. Does the agreement require 24 hours' notice before the landlord enters? If not, insist on adding this. You have a legal right to quiet enjoyment of your home. "The landlord may enter at any reasonable time" without specifying notice is not good enough.
6. End of tenancy conditions. What's required when you leave? Professional cleaning clauses, requirements to use a specific cleaning company, and "return to original condition" demands should all be scrutinised. Many are unfair and potentially unenforceable.
7. Pets. From May 2026, blanket pet bans are no longer automatically enforceable. You can make a formal request to keep a pet and the landlord must consider it fairly. If you have or plan to get a pet, check what the agreement says and know your rights.
8. Fees. Under the Tenant Fees Act 2019, the only payments a landlord can require are: rent, a capped deposit (5 weeks' rent for annual rent under £50,000), a holding deposit (1 week's rent), and charges for late rent or lost keys. Any other fees — admin fees, reference fees, check-out fees — are illegal.
Quick check: Run your agreement through our decoder before signing. It takes 60 seconds and flags every issue automatically — including clauses affected by the new Renters' Rights Act 2025.