Viewing a rental property for the first time is exciting, but it’s easy to get swept up in the moment and forget to ask the important questions. After over 30 years helping tenants across Buckinghamshire, Bedfordshire, and Hertfordshire find their perfect rental homes, we’ve seen how the right questions at viewing stage can make all the difference.
This guide covers the essential questions to ask to ensure you’re making an informed decision about your next home.
Before You Attend the Viewing
Do your homework before you step through the door. Research the local area online, check transport links, and look at what amenities are nearby. If you’re unfamiliar with towns like Milton Keynes, Bletchley, or Hemel Hempstead, spend some time getting to know the neighbourhoods.
Take someone with you if possible. A second pair of eyes often spots things you might miss, and they can help you remember details when comparing multiple properties later.
Essential Questions About Money
How Much Is the Rent and When Is It Due?
Get absolute clarity on the monthly rent amount and the payment date. If you’re sharing with others, ask whether the landlord expects one payment from a lead tenant or individual payments from each person.
What Bills Are Included?
This significantly affects your monthly outgoings. Typically, tenants pay their own gas, electricity, water, council tax, internet, and TV licence. However, some landlords include certain bills in the rent, particularly for smaller properties.
Ask for a rough estimate of utility costs from the current tenant if they’re present during the viewing, as this helps you factor all expenses into your budget. An experienced letting agent can often provide average costs for similar properties in the area.
If you’re viewing a flat, ask about service charges for shared areas like hallways or lifts.
How Much Is the Deposit?
Under the Tenant Fees Act 2019, deposits are capped at five weeks’ rent where the annual rent is less than £50,000, and six weeks’ rent where the annual rent is £50,000 or above. The landlord or agent should confirm which government-approved deposit protection scheme they’ll use.
You should also ask about holding deposits. A holding deposit is capped at one week’s rent and is paid to reserve the property whilst the landlord carries out pre-tenancy checks.
Questions About the Property's Condition
Can I See the Energy Performance Certificate?
Every rental property must have an EPC that rates its energy efficiency from A (most efficient) to G (least efficient). All rental properties must have a minimum EPC rating of E, and this gives you a clear indication of how much you’ll spend on heating and electricity.
Properties with better ratings (C or above) are generally warmer, more comfortable, and cheaper to run.
What's the Condition of the Boiler and Heating System?
Landlords are legally required to arrange annual gas safety inspections by a Gas Safe registered engineer, and you should receive a copy of the Gas Safety Certificate. Ask when the boiler was last serviced and test the heating during your viewing if possible.
Are There Smoke and Carbon Monoxide Alarms?
Landlords must install smoke alarms on every floor of the property and carbon monoxide alarms in any room containing a fixed fuel-burning appliance such as a boiler, fire, heater or stove. Check these are present and ask when they were last tested.
Has There Been an Electrical Safety Check?
Landlords must have their electrical installations tested by a qualified electrician at least once every five years. This inspection, known as an Electrical Installation Condition Report (EICR), checks everything from plugs and sockets to the fuse box and wiring.
Ask to see a copy of the EICR. If the property hasn’t had an electrical safety check in the last five years, that’s a red flag.
Questions About the Tenancy Terms
How Long Is the Tenancy Agreement?
Most tenancy agreements run for 12 months, though some may be for six months or include a break clause. Ask what happens when the initial term ends. Will it automatically roll onto a periodic (month-by-month) tenancy, or will you need to sign a new agreement?
Can I Redecorate or Have Pets?
Some landlords are flexible about tenants personalising the property, while others prefer to keep everything as it is. If you’re hoping to make any changes, ask during the viewing and get agreements in writing.
While landlords cannot put a blanket ban on pets, they can turn down requests if they have a good reason, such as the property being too small, concerns about noise for neighbours, or potential damage to furniture. Be prepared to provide references and proof of pet insurance.
Who Handles Maintenance and Repairs?
Ask who you should contact if something goes wrong. Will you deal directly with the landlord, or is there a letting agent managing the property? Understanding the maintenance process from the start helps set clear expectations.
Questions About the Local Area and Practicalities
What Are the Transport Links and Neighbours Like?
Even if you’ve researched the area online, it’s worth asking about practical details. How long does it take to get to the nearest train station? What’s the traffic like during rush hour?
Ask about the neighbours too. You want to know if the area is generally quiet and whether there have been any issues with noise or antisocial behaviour. If the current tenant is present during the viewing, they’re usually the best source of honest information.
What's Included with the Property?
Make sure you’re clear about exactly what comes with the property. If it’s advertised as furnished, get a detailed list of what will be there when you move in. Check that white goods like washing machines, fridges, and ovens are included if advertised.
If you have a car, ask about parking arrangements. Is there a designated space, or will you need to park on the street? If it’s street parking, is a permit required and how much does it cost?
What Internet Speeds Are Available?
In an age where many people work from home, good internet connectivity is essential. Ask what speeds are currently available and which providers service the property.
Red Flags to Watch For
During your viewing, keep an eye out for potential problems. Look for signs of damp or mould, particularly in corners, around windows, and in the bathroom. Check that windows and doors close properly and that locks are secure.
Test taps and check water pressure. Look at the condition of walls, floors, and ceilings for cracks or damage. These issues should be documented before you move in to avoid disputes later.
If you notice anything concerning, raise it during the viewing. A good landlord or letting agent will address your concerns honestly and explain how any issues will be resolved.
After the Viewing
Take photos or notes immediately after leaving the property while everything is fresh in your mind. This helps when you’re comparing multiple properties.
If you’re seriously interested, consider arranging a second viewing. This gives you another chance to check anything you missed and lets you see the property at a different time of day.
Don’t feel pressured to make a decision on the spot. Take time to review all the information you’ve gathered and make sure the property genuinely meets your needs and budget.
How Michael Anthony Estate Agents Can Help
Finding the right rental property doesn’t have to be stressful. Since 1989, we’ve been helping tenants across Buckinghamshire, Bedfordshire, and Hertfordshire find homes that genuinely suit their needs.
Our lettings team has deep local knowledge of Milton Keynes, Bletchley, Hemel Hempstead, and Tring. We know the neighbourhoods, the transport links, and what different areas offer, so we can guide you to properties that match your lifestyle and budget.
We’re members of the Property Ombudsman Scheme and the National Association of Estate Agents, which means you get professional, trustworthy service from start to finish.
Whether you need help understanding tenancy agreements, want honest advice about local areas, or have questions about the rental process, our team is here to support you.
Ready to start your search? Get in touch or visit one of our branches. We’ll listen to what you need and help you find your next home.
Frequently Asked Questions
How much deposit will I need to pay when renting in the UK?
Your deposit is capped at five weeks’ rent if the annual rent is under £50,000, or six weeks’ rent if it’s £50,000 or more. Your landlord must protect your deposit in a government-approved scheme within 30 days and provide you with details of which scheme they’ve used.
What is an Energy Performance Certificate and why does it matter?
An EPC rates a property’s energy efficiency from A (most efficient) to G (least efficient). By law, rental properties must achieve a minimum rating of E. This matters because it directly affects your energy bills. A property with a low EPC rating will cost significantly more to heat, potentially adding hundreds of pounds to your annual costs.
Can my landlord refuse to let me have a pet?
Landlords cannot impose blanket bans on all pets, but they can refuse permission for specific, reasonable reasons. To improve your chances of getting approval, provide references from previous landlords, show proof of pet insurance, and offer vaccination records.
What safety certificates should my landlord provide?
Your landlord must provide a Gas Safety Certificate (CP12) and an Electrical Installation Condition Report (EICR), which must be renewed every five years. The property should have smoke alarms on every floor and carbon monoxide alarms in rooms with fuel-burning appliances.
What happens if I need to leave before my tenancy agreement ends?
This depends on your tenancy agreement. Most fixed-term tenancies run for 12 months, and you’re typically committed for this full period unless there’s a break clause. If you need to leave early, speak to your landlord or letting agent as soon as possible to discuss your options.
Do I need to pay any fees when renting a property?
The Tenant Fees Act 2019 banned most letting fees. You’ll pay rent, a refundable deposit, and potentially a holding deposit. You might also need to pay if you request changes to your tenancy agreement, lose your keys, or want to end your tenancy early. Any other fees are illegal.