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Finding a tenant and starting a tenancy

England · last checked 8 October 2026

Most mistakes that cost landlords later are made before the tenant moves in. A missing document on day one can damage a possession claim years later.

Do

  • Show the rent clearly in the advert, and let at that rent.
  • Judge each applicant on whether they can afford it and will look after the home. You can still check references and income.
  • Do a Right to Rent check on every adult before the tenancy starts.
  • Before they move in, give the tenant the gas safety certificate, the electrical report (EICR), the energy certificate (EPC) and a written statement of the terms.
  • Protect any deposit within 30 days and give the tenant the deposit information.
  • Test the smoke and carbon monoxide alarms on the day the tenancy starts.
  • Do a dated check-in inventory with photos and meter readings.

Don't

  • Don't write "No DSS" or "No children" in adverts, or turn people away for those reasons.
  • Don't take rent before the tenancy agreement is signed, or more than one month's rent up front.
  • Don't take a holding deposit of more than one week's rent.
  • Don't charge fees for viewings, references, contracts or check-in. The Tenant Fees Act bans them.
  • Don't take a deposit of more than five weeks' rent (six weeks if the yearly rent is £50,000 or more).

Deadlines

Right to Rent check
Before the tenancy starts
Certificates and written terms
Before the tenant moves in
Deposit protected
Within 30 days of receiving it

If you get it wrong

Banned fees: £5,000 for a first breach, up to £30,000 after that. Discrimination, bidding and rent-in-advance breaches: up to £7,000 each.

In LetSync: Track these checks on your Compliance page

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This guide is general information about the law in England, not legal advice. Laws and dates change, so check GOV.UK or ask a solicitor before acting on anything serious, such as asking a tenant to leave. Last checked 8 October 2026.