Ultimate Tenancy Agreement Checklist (UK)

Correct parties: full legal names (tenant + landlord + agent)

A tenancy agreement should clearly state the names of everyone involved. Check your name matches your ID exactly. If there's an agent, ensure the landlord is still named as landlord (not just the agency).

Landlord identity + service address (England and Wales Section 48)

In England and Wales, the landlord must provide an address in England or Wales where you can serve notices. If they don't, rent is treated as not due until they do. Conversion win: Vordex flags missing or invalid service addresses instantly.

Property address and what's included

Your agreement should include the property address and clarify what you're renting (whole flat or house vs room, plus any storage, parking, or garden). Red flag: common areas or parking promised in the advert but not mentioned anywhere.

Start date, possession date, and tenancy type

A tenancy agreement typically includes the start date (and end date if fixed-term). England change to know: From 1 May 2026, most private tenancies become assured periodic and fixed terms are banned. After that date, do not rely on locked-in for 12 months language unless a lawful exception applies (get it reviewed).

How to end the tenancy (notice rules)

Your agreement must be clear about how notice works. England (assured periodic from 1 May 2026): renters can end at any point with 2 months' notice. Wales: the written statement sets notice rules for occupation contracts. Scotland: PRT notice rules differ from England and Wales. Northern Ireland: ensure you receive the required tenancy information and any prescribed notice rules for your tenancy length.

Break clause (only relevant for fixed terms)

If you're entering a fixed term, check whether a break clause exists and how it is exercised. Unfair-term warning: if the landlord can break early but you can't, get the clause reviewed.

Rent amount, payment date, and method

A tenancy agreement should include rental price and how it's paid. Practical checks: does the due date align with your payday, and do bank details match the landlord or agent identity?

What's included in the rent (and what isn't)

Your contract should outline bills you're responsible for. Make sure it's clear whether rent includes council tax, water, gas and electric, broadband, and TV licence. Red flag: tenant must pay all bills plus an admin charge for utilities.

Rent increases

England (post-May 2026): rent review clauses will not be permitted. Rent increases can happen once per year, with 2 months' notice, and can be challenged at tribunal. If your England contract includes rent can be increased at any time or landlord can set any rent increase they want, treat it as high risk and get it checked.

Rent in advance and upfront rent demands (England: major 2026 change)

From 1 May 2026, rules tighten in England around when rent can be demanded or accepted for assured tenancies. Official guidance states landlords and agents won't be able to ask for rent in advance before the assured tenancy agreement is signed. Government summaries also state requiring large amounts of rent in advance will be banned and rent in advance will be limited to one month between signing and the start of the tenancy. If you're asked for 6 to 12 months upfront in England after 1 May 2026, do not assume it's normal.

Holding deposit (if you paid one)

In England, a holding deposit is capped at one week's rent. In Wales, the holding deposit is also capped at the equivalent of one week's rent, with specific refund timelines and rules. Scotland: holding fees and key money type fees are generally unlawful.

Tenancy deposit amount (check the cap for your nation)

England: deposit cap is 5 weeks (annual rent under £50k) or 6 weeks (annual rent £50k or more), with some high-rent exclusions. Wales: Welsh Government guidance states there is currently no limit on the amount of security deposit. Scotland: up to 2 months' rent. Northern Ireland: deposit should not exceed one month's rent.

Deposit protection (scheme + deadline + prescribed info)

England and Wales: deposits for relevant tenancies must be protected in an approved scheme and guidance states this must be done within 30 days, with prescribed information provided. Scotland: deposit must usually be protected within 30 working days of the tenancy starting, and you must be told details in writing. Northern Ireland: deadlines vary by when the deposit was paid (after 1 April 2023, protect within 28 days and provide prescribed information within 35 days). Conversion win: Vordex can flag deposit protection missing language and what the contract should state.

Prohibited fees (do not pay creative admin charges)

England: most tenant fees are banned under the Tenant Fees Act framework (only permitted payments are allowed). Watch for admin fees, referencing fees, renewal fees, check-out fees, inventory fees, or mandatory service fees unless included in rent.

End-of-tenancy cleaning clauses

A landlord cannot make you pay for professional cleaning as a blanket requirement. Shelter guidance gives examples of terms like this being banned or unfair. What you can be required to do is return the property in a reasonable condition (allowing for fair wear and tear), and deposit deductions can be claimed for genuine cleaning or damage evidenced by the check-in condition.

Default fees (late rent / lost keys)

In England, statutory guidance explains: late rent interest can only be charged if rent is 14+ days late, and interest must not exceed 3% above the Bank of England base rate. Lost key or security device fees must be reasonable costs and evidenced in writing.

Repairs: check the contract does not dump landlord duties on you

UK renting rules place core repair responsibility on the landlord. If your agreement says you're responsible for boiler replacement, roof leaks, or structural damp, treat it as a serious red flag.

Safety documents and safety duties (especially important in England)

Government guidance for England states landlords must meet safety responsibilities including annual gas safety checks and providing the record, smoke alarms, carbon monoxide alarms, and electrical safety duties. If your contract tries to push safety compliance onto you, get it checked.

Access, inspections, and quiet enjoyment

Your agreement should not allow unlimited landlord entry. Shelter's legal guidance notes that excessive rights of entry can be potentially unfair. Best-practice wording: at least 24 hours' written notice for inspections (except emergencies).

Mould, damp, ventilation, and reporting process

Good agreements include how to report repairs, expected response times, what counts as an emergency, and escalation routes. Government guidance also tells tenants to contact their landlord if there is mould or repairs needed and explains escalation routes (local council and environmental health, with different routes in Scotland and Northern Ireland). Red flag: tenant is responsible for all mould with no mention of landlord repairs or structural issues.