A practical guide to renting under the Renters’ Rights Act 2025

What works for you

Alongside affordability and location, ask yourself:

• What is your budget? Use our helpful rent affordability calculator.
• Do you need a furnished or unfurnished property?
• How many bedrooms do you require?
• Do you need parking or outdoor space (e.g. a garden)?
• Do you need to be close to schools, work, or transport links?
• Are you looking for a short-term or long-term rental?
• Do you need a pet-friendly property? (Under the Renters’ Rights Act 2025, tenants have stronger rights to request pets, and landlords must not unreasonably refuse.)

Timescales

Plan your move carefully. Consider:

• Your ideal move-in date
• Any notice period on your current property (the maximum your landlord can ask for is 2 months)
• How quickly you can provide documents and payments

Having clear timescales helps you secure properties in a competitive rental market.

Some landlords rent directly, while others use letting agents.

Working with a letting agent like Davis Tate can offer added reassurance, as agents often have additional certifications.

For example, reputable agents typically provide:

• Membership of industry bodies (e.g. ARLA Propertymark)
• Access to Client Money Protection schemes
• Membership of a redress scheme such as The Property Ombudsman

Davis Tate is a member of ARLA Propertymark, a regulatory body with a strict code of practice. By adhering to their high standards, we offer our customers peace of mind that your best interests are at the heart of how we work. Lettings Agents also generally have a broader range of properties, making it easier to find something which suits your requirements, tastes and budget. At Davis Tate we always welcome the opportunity to talk to all our customers. You are welcome to drop in anytime for a coffee and a chat with our friendly team to talk through your needs and register with us.

Book viewings early

In the current market we are finding that some properties are reserved at the first viewing, so make sure you have your finances in place if you want to secure the property.

What to check during a viewing

Take time to assess:

• Water pressure and heating system
• Storage space and appliances
• Overall condition of the property
• What is included (especially if current tenants are still in occupation)

It’s important to know who manages the property:

• Letting agent-managed: contact the agent for repairs and queries
• Self-managed landlord: you deal directly with the landlord

Under UK law, landlords remain responsible for repairs and property safety regardless of management arrangements.

Getting your finances in place

When you find a suitable property, you’ll need to act quickly. Be prepared to:

• Complete an application
• Provide identification and proof of address (e.g. utility bill)
• Pay a holding deposit (where applicable)

Referencing and Right to Rent Checks

You will undergo:

• Right to Rent checks (legal requirement in England)
• Referencing (typically conducted by a third-party provider)

We will carry out a right to rent check internally and referencing will be carried out by an independent specialist referencing company.

Deposits and tenancy agreements

You will usually need to pay:

• A security deposit (capped by law)
• Your first month’s rent in advance

Your deposit must be protected in a government-approved scheme. In some cases, we can offer a Zero Deposit protection product as an alternative. 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.

Under the Renters’ Rights Act 2025:

• Large upfront rent demands are restricted
• Tenancies are now generally periodic (rolling) rather than fixed-term

You will receive a tenancy agreement outlining your rights and responsibilities.

Signing documents

At Davis Tate we use DocuSign, a secure digital platform, allowing you to review and sign documents online from anywhere.

Moving in

Once the agreement has been signed and the standing order set up you may collect the keys on the day your tenancy commences. We will also provide contact details for your property and any emergency contractors details.

Before or at move-in, you must receive:

• Energy Performance Certificate (EPC)
• Gas Safety Certificate (if applicable)
• “How to Rent” guide
• Deposit protection information

These are legal requirements for landlords.

Paying rent

You must pay your rent on time. Failure to do so could result in legal action.

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 Davis Tate, 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.

Most tenancies prior to the Renters' Rights Act 2025 were Assured Shorthold Tenancy agreements, those have now automically transitioned to Assured Periodic Tenancies. The key difference being that they're no longer for a fixed period of time, they just roll on until either the tenant ends it (with a minimum of 2 months notice), or the landlord ends it (under reasonable grounds).

Under the Renters’ Rights Act 2025:

• Most tenancies are now open-ended (periodic)
• Tenants can stay until they choose to leave or a landlord has a valid legal reason to repossess the property
• Section 21 “no-fault” evictions have been abolished

Giving notice

The maximum notice a landlord can ask for is 2 months, if your contract does not specify a notice period, then you must give at least 2 months notice.

Moving out and deposits

At the end of your tenancy the property must be returned in the same condition, allowing for reasonable wear and tear.

The deposit is placed in a deposit protection scheme. The deposit legally belongs to the tenant. If the landlord needs to deduct any amount of the deposit to cover costs, they must provide proof that they have incurred that loss (e.g. invoice for cleaning).

Your deposit will be returned if:

• No rent is outstanding
• No damage or cleaning issues are identified

If there is a dispute, the deposit protection scheme will provide a free resolution service.