Renting a home can feel daunting, but we’re here to make the process simple, safe, and fair. Our tenant FAQ page covers everything from deposits to repairs, helping you feel confident and informed when renting in Hemel Hempstead or the surrounding area.
Are landlords or letting agents allowed to charge me any tenant fees?
Under UK law, most tenant fees are banned. You may only pay rent, a refundable deposit, a holding deposit, and charges for lost keys or late rent. Always check your tenancy agreement carefully and ensure any fees are legal and clearly explained.
What documents and references do I need to rent a property?
You’ll usually need proof of identity, proof of income, bank statements, and references from previous landlords or employers. Some landlords may also carry out a credit check. Preparing these documents in advance makes the application process quicker and smoother.
Do I need a guarantor to rent, and what if I can’t provide one?
A guarantor is sometimes required if your income is insufficient or your credit history is limited. If you can’t provide one, some landlords may accept a larger deposit, or you could explore schemes offering tenancy guarantees.
Can a landlord refuse to rent to me because I have pets?
Yes, landlords can legally refuse pets unless the property is advertised as pet-friendly. Always clarify pet policies before viewing, and consider getting written consent if your landlord agrees to accommodate pets.
Can a landlord refuse to rent to me because I receive benefits?
Landlords cannot discriminate solely based on receiving benefits. However, they may consider financial stability when assessing applications. Some councils provide tenancy support for benefit recipients to help landlords feel reassured.
What is a holding deposit, and will I get it back if I don’t rent the property?
A holding deposit secures a property while referencing checks are completed. You should receive it back if the landlord decides not to rent or you withdraw for a valid reason. Make sure the terms are clearly outlined in writing.
What should I check during a rental property viewing?
Check for damp, leaks, heating, and working appliances. Test taps, showers, and electrics, and assess storage, security, and general condition. Asking questions about neighbours, utilities, and local amenities can prevent surprises later.
What are my rights if the landlord tries to discriminate against me?
It is illegal for landlords to discriminate based on race, gender, disability, religion, sexual orientation, or family status. You can report discrimination to local councils or housing tribunals and seek legal advice if needed.
Should I rent directly from a landlord or go through a letting agent?
Both have pros and cons. Direct landlords may offer flexibility, while agents provide professional management and legal compliance. Consider your comfort level, the property type, and how much support you want during your tenancy.
What should I look out for before signing a tenancy agreement?
Read the contract carefully. Check rent amount, payment dates, deposit protection, repair responsibilities, notice periods, and any restrictions on pets or decorating. Never sign if terms are unclear, and ask for explanations in writing.
What is an Assured Shorthold Tenancy (AST), and why is it important?
An AST is the most common UK tenancy type, giving both tenants and landlords clear legal rights. It usually lasts six or twelve months and ensures deposit protection, fair notice periods, and legal clarity regarding rent and responsibilities.
Can I negotiate the terms of my tenancy agreement?
Yes, tenants can discuss rent, length of tenancy, deposit, and other clauses. While not all landlords will agree, polite negotiation can secure more flexible or favourable terms. Ensure all changes are documented in writing before signing.
How much deposit can a landlord ask for, and how is my deposit protected?
Deposits are usually capped at five weeks’ rent for most tenancies. Landlords must protect your deposit in a government-approved tenancy deposit scheme, which safeguards your money and provides a clear process for disputes.
What is a tenancy deposit scheme, and how does it work?
A tenancy deposit scheme holds your deposit securely and protects it from misuse. If disputes arise at the end of the tenancy, the scheme can mediate and ensure fair resolution, helping both tenants and landlords.
Do I need to get contents insurance as a tenant?
Contents insurance is highly recommended. It protects your belongings against theft, fire, or accidental damage. While not legally required, it gives peace of mind and can cover personal liability for accidental damage to the property.
Can my landlord ask for rent payments in advance?
Yes, landlords often request the first month’s rent in advance, and sometimes the last month. This is legal if stated in your tenancy agreement. Always confirm amounts, due dates, and acceptable payment methods in writing.
Is it legal for my landlord to put unfair clauses in my tenancy agreement?
No, unfair or illegal clauses are not enforceable, such as those waiving your legal rights. Always read the contract carefully, and seek advice from housing advisors or Citizens Advice if you suspect unfair terms.
What should I do if I don’t receive a written tenancy agreement?
Request a written tenancy agreement immediately. A verbal agreement offers little legal protection. Without a written contract, disputes over rent, repairs, or notice periods can be harder to resolve.
How do I check if my property has the right safety certificates (gas, electrical, EPC)?
Landlords must provide valid gas safety certificates, an Energy Performance Certificate (EPC), and electrical safety checks. Ask for copies before moving in and confirm appliances and installations meet legal safety standards.
What should I do if the property is dirty or damaged when I move in?
Document all issues immediately with photos and a written note. Report problems to your landlord or agent promptly to avoid disputes when moving out. Accurate records protect your deposit and tenancy rights.
How important is the inventory, and should I take photos when moving in?
The inventory records the property’s condition and contents. It is essential for deposit disputes. Take your own dated photos and videos to supplement the official inventory for added protection.
Should I test the appliances, heating, and plumbing when I move in?
Yes, test all appliances, heating, hot water, taps, and showers. Reporting faults promptly ensures they are fixed and prevents responsibility for pre-existing problems when you move out.
Who is responsible for setting up utilities and council tax?
Tenants usually set up electricity, gas, water, and council tax accounts unless stated otherwise. Clarify responsibility in your tenancy agreement and ensure all bills are in your name from day one.
Can I change utility providers to get a better deal?
Yes, in most cases tenants can switch providers unless the tenancy agreement specifies otherwise. Always check contract clauses, and notify your landlord if any work is required to facilitate the change.
Who is responsible for repairs and maintenance in a rented home?
Landlords must maintain the structure, exterior, and essential services. Tenants are responsible for minor upkeep and reporting issues. Prompt communication ensures repairs are handled efficiently and avoids legal disputes.
What can I do if my landlord isn’t fixing repairs I’ve reported?
Report issues in writing, keep records, and follow up regularly. If unresolved, contact your local council, Citizens Advice, or seek legal advice. In serious cases, rent repayment or compensation may be possible.
Can I withhold rent if my landlord fails to carry out necessary repairs?
Withholding rent is risky and usually not advised without legal guidance. Instead, follow formal complaint procedures and seek advice from housing charities or solicitors before taking any action to ensure your rights are protected.
Can my landlord enter my home without my permission or proper notice?
Landlords must give at least 24 hours’ written notice and visit at reasonable times, except in emergencies. You have the right to privacy, and repeated breaches should be reported to local authorities.
What are my responsibilities as a tenant while living in the property?
Keep the property clean and safe, pay rent on time, report repairs, and respect neighbours. Follow the tenancy agreement, maintain appliances and garden areas if required, and avoid any illegal or disruptive activities.
Can my landlord increase the rent during my tenancy, and by how much?
Rent can usually only be increased if your tenancy agreement allows it or during a periodic tenancy with proper notice. The increase must be fair and in line with market rates, and you should receive written notice.
What happens if I miss a rent payment?
Missing rent can result in late fees, legal action, or eviction. Contact your landlord immediately if you anticipate problems, and try to agree on a payment plan to prevent escalation.
Can I sublet my property or have a lodger?
You must have your landlord’s written permission to sublet or take in a lodger. Doing so without consent may breach your tenancy agreement and could lead to eviction or loss of deposit.
Am I allowed to decorate or make changes to my rented home (like painting walls)?
Most tenancy agreements require written consent for significant changes. Minor decorations may be allowed, but always check your agreement and get approval to avoid disputes or deposit deductions.
What can I do if my landlord or letting agent is unresponsive or difficult to contact?
Document all attempts to contact them in writing. If unresponsive, seek advice from local councils, tenant advisory services, or legal professionals. Persistent issues may require formal complaint or dispute resolution.
Can I be evicted for complaining about repairs?
No, retaliatory eviction is illegal. Landlords cannot evict tenants solely for reporting issues. If you suspect retaliation, seek advice from housing authorities or legal advisors immediately.
How do I deal with noisy neighbours or anti-social behaviour?
Document incidents, communicate politely with neighbours, and report repeated problems to your landlord or local council. Mediation services and local authorities can assist with ongoing anti-social behaviour issues.
What should I do if my housemates stop paying rent?
You remain responsible for the full rent if joint tenants. Address the issue promptly, try mediation, and document communications. Legal action or renegotiation may be needed if housemates fail to pay.
How can I end my tenancy early if I need to move out before the contract ends?
Early termination usually requires landlord agreement or a break clause. Always provide notice in writing and clarify any financial or legal obligations. Negotiation may reduce penalties.
How much notice do I need to give my landlord when I want to move out?
Notice periods depend on your tenancy agreement. For most ASTs, a minimum of one month’s notice is typical during a periodic tenancy. Always check your contract and provide written notice.
Do I have to allow viewings by new tenants or buyers while I’m still living in the property?
Yes, reasonable viewings are usually required. Landlords must give proper notice and conduct visits at reasonable times. You can request mutually convenient times to minimise disruption.
What should I do before moving out to ensure I get my deposit back?
Clean the property thoroughly, repair any damage, and ensure all rent and bills are paid. Take photos, return keys, and provide a forwarding address. Following the inventory and contract helps secure your deposit.
Can my landlord deduct money from my deposit, and how do I dispute unfair charges?
Deductions are only allowed for unpaid rent, damage, or breaches of tenancy. If you disagree, contact the tenancy deposit scheme for dispute resolution. Always keep documentation and photos to support your case.
What happens if I accidentally damage something in the property?
Report it promptly to your landlord. Minor accidental damage may be repaired at your expense, depending on your tenancy agreement. Prompt reporting can prevent disputes or larger costs later.
What is a Section 21 eviction notice, and how much notice should I get?
A Section 21 notice allows landlords to regain possession of a property without fault. They must provide at least two months’ notice and follow legal procedures. The tenancy agreement and current laws govern timing and validity.
Can my landlord evict me without a valid reason?
During a fixed-term AST, eviction without cause is usually not allowed. During a periodic tenancy, landlords may serve Section 21 notice. Any eviction must comply with legal procedures and notice periods.
What should I do if I receive a Section 8 eviction notice?
A Section 8 notice is issued for specific reasons like rent arrears or breaches. Seek advice immediately from housing authorities or legal advisors. Respond promptly, document communications, and attend any court hearings.
How do I ensure my final bills (utilities, council tax) are paid when I move out?
Contact providers to settle final bills, close or transfer accounts, and keep receipts. Notify your landlord of the final readings and confirm any deposits or refunds. Clear records prevent disputes.
How do I officially hand back the keys and end my tenancy?
Return all keys to your landlord or agent in person or as agreed. Document the handover with photos or a receipt. Confirm the tenancy’s end and request confirmation that your deposit will be returned.
Where can I get help or advice if I have serious problems with my landlord or tenancy?
Seek guidance from Citizens Advice, local councils, Shelter, or legal professionals. Tenancy deposit schemes and housing ombudsmen can assist with disputes. Early advice helps protect your rights and avoid escalation.
Renting doesn’t have to be stressful. By understanding your rights, responsibilities, and the process, you can enjoy a safe, comfortable, and happy tenancy in Hemel Hempstead. David Doyle Estate Agents are here to support tenants every step of the way.