Renting a property: A guide for tenants

Start by deciding on your priorities. Consider location, commuting times, budget your and lifestyle needs, whether that’s a garden, proximity to schools or access to transport links.

Registering with a reputable agent like Knight Frank gives you a distinct advantage

You’ll receive:

• Early access to new listings
• Expert guidance on the end-to-end process, including how to fulfil your obligations
• Tailored recommendations
• Insight into local rental markets

Register with us by calling one of our letting offices or visiting the My Knight Frank section of our website. You’ll then receive email alerts about new rental properties as they become available.

As demand is often high, particularly in prime locations, being prepared and responsive is key to finding your ideal property.

Property viewings tend to take place during the working day, although some may be available to view in the evenings or at weekends.

Try to book as early as possible and, if you can, view promptly. During your visit, take the opportunity to ask questions about:

• Bills and running costs
• Furnishings and inclusions
• Expected tenancy length and flexibility

Once you’ve found the right property, you’ll submit your offer through the agent.

Your offer will typically include:

• The offer amount
• Preferred move-in date
• Details of all occupants

Once your offer is accepted, the property will be marked as ‘let agreed’ and the formal process begins.

This usually includes:

• Referencing checks (for example, employment, income and previous tenancy history)
• Right-to-rent checks
• Preparation of your tenancy agreement

You will normally be asked to pay a holding deposit to reserve the property while these steps are completed.

‘Let agreed’ means the landlord has accepted an offer and the property is no longer being marketed to other tenants.

However, it’s important to note:

• The tenancy is not legally binding at this stage
• The process is still subject to checks and contracts
• The property is only secured once agreements are signed and funds are received

To rent a property in England, it is a legal requirement for all tenants and adult occupants to demonstrate they have the right to rent before the tenancy begins.

You will have the right to rent if you meet one of the following criteria:

• You are a British or EEA citizen
• You have indefinite leave to remain or settled status
• You have valid permission to be in the UK (for example, a work or student visa)
• You have been granted a time-limited right to rent by the Home Office

The landlord or letting agent is responsible for carrying out these checks. This can be done in several ways:

• By reviewing original identification documents in person
• Using the Home Office online share code system
• Through an approved digital identity verification provider

Your agent will confirm which documents you need to provide and how the check will be completed.

If there is an issue with referencing, it doesn’t always mean the tenancy cannot proceed.

Possible solutions may include:

• Providing a UK-based guarantor
• Supplying additional documentation
• Adjusting terms within the legal framework

A good agent will work with you to explore viable options wherever possible.

Tenant fees are tightly regulated to ensure clarity and fairness.

You can expect to pay:

• A holding deposit to reserve the property
• A tenancy deposit (subject to legal caps)
• Your monthly rent

Permitted additional charges are limited and will always be clearly explained in advance. The Renters’ Rights Act also introduces further controls, including clearer limits on rent requested in advance.

Always ask your landlord or agent at the enquiry stage, as not all properties allow pets.

• Start your search early, if possible (allow 6–8 weeks)
• Be flexible in your requirements
• Prepare a “pet CV” outlining type, breed, age, behaviour and training
• Provide references from a previous landlord or vet
• Offer to introduce your pet
• Be transparent and never bring a pet without permission

Before the tenancy begins, an inventory is prepared detailing the contents and condition of the property. This is carried out by an independent inventory clerk and a copy is supplied to both landlord and tenant.

We’ll send you a statement outlining the initial payments due. This includes the advance payment (usually one month or a quarter of rent depending on the agreement), the tenancy agreement fee, and a deposit (typically six weeks' rent). All payments must be cleared before the tenancy starts.

The keys will be given to you once we receive the initial payments, the tenancy agreement has been signed, and all other tenancy documents completed. We also need to have received all the compliance documents from the landlord, such as a valid gas safety certificate. We’ll then arrange for an inventory to take place. Once completed, we’ll send it over to you with the tenancy documents.

The process from making an offer to moving in can be as quick as three working days, providing you complete all references, sign all tenancy documentation, and the property is ready for habitation. If the start of your tenancy is more than three working days from the offer agreed date, we’ll make sure the paperwork is completed as soon as possible.

On the day your tenancy commences, an independent inventory clerk will conduct a check-in and you’ll get the keys. If we manage the property, our property manager will introduce themselves to assist with any issues during your tenancy. If the property is managed by the landlord or a third-party management company, we’ll provide their contact details for your reference.

The most common emergencies are fire, criminal matters, uncontrollable leaks and gas leaks.

• If you have a fire or there is a criminal matter, contact 999 immediately.
• If you smell gas, contact the national grid who'll send out an emergency contractor.
• If you have a water leak in your apartment that originates there, contact us as soon as possible.
• If you have a water leak from the apartment above, ask them to stop using the water-related equipment and notify your property manager as soon as possible.
• If you're a tenant in a property managed by us and have an out of office hours emergency, please call 020 3006 8334.

For minor maintenance issues, we’re authorised by the landlord to instruct the work. The contractor will contact you directly and arrange access. Rest assured our contractors are vetted and have insurance and qualifications in place.

For more serious maintenance issues, we require approval. There could be a delay due to the location of the landlord or for the landlord to request further quotes. Once we have approval, we’ll request funds from the landlord. When we have funds, we can instruct the contractor who’ll contact you for access.

Tenants may be asked to cover the cost of contractor services. For example, if a kitchen sink is blocked from improper use, such as disposing of food waste or fat down the drain, the tenant is responsible for the cost of the contractor’s labour and parts to fix the issue.

We also provide user manuals to help you address minor maintenance issues yourself, which could prevent the need for a contractor. Your property manager will happily assist you over the phone too.

If your boiler isn’t working it could be a simple fix, such as topping up the pressure. Your property manager can talk you through this over the phone. For more serious matters, your property manager will arrange for a qualified gas engineer to attend.

To clear the filters in your washing machine or tumble dryer, refer to the user manual. If you require any further help, contact your property manager who can talk you through this over the phone.

You are expected to return the property as you found it at the start of your tenancy, allowing for reasonable wear and tear.

This includes:

• Cleaning to a good standard
• Informing utility providers
• Redirecting post

Ensuring everything is in order will help avoid delays with deposit returns. 

After checkout we’ll email the checkout report to both you and the landlord. We’ll also update the utility providers with the final meter readings, so they can send you a final bill.

To get your deposit back an agreement needs to be reached between yourself and the landlord. If the landlord has given us confirmation they’re not looking to make any deductions, you’ll receive your deposit back in full. If there are any dilapidations, such as cleaning or damages, we’ll list these, send them to the landlord to approve, and then forward them on for you to review.

Depending on the type of tenancy you have, the landlord or tenant can raise a dispute with your tenancy deposit protection scheme, or as outlined in your tenancy agreement.

If a dispute arises:

• The disputed amount will be held while an independent review takes place
• A binding decision will then be issued

Your property manager will guide you through the process if needed. 

Once an agreement has been reached between you and the landlord, you’ll receive the money within 10 working days.

If we don’t manage the property, the processes are slightly different. Get in touch and we’ll be happy to explain them to you.

You can contact us to discuss your options; if there is an option to renew, the details will be in your tenancy agreement.

 If you are in an assured periodic tenancy, you will have no option to renew as the tenancy continues until either you or your landlord give notice to end it.

A full new agreement is not usually required. Instead:

• An addendum will be issued for you and your landlord to sign
• This updates key terms such as rent or any variations to the original tenancy agreement