What tenants should look for when viewing a property

A viewing is not just about whether you like the kitchen or the colour of the walls. It is your chance to spot issues early, understand the true running costs, and ask the right questions while you are standing in the space. If you do a thorough check now, you are far less likely to get surprises once you move in.

Signs of good maintenance

Start with the basics. A well looked after home usually shows it in lots of small ways. Walk in and take a slow look around, not just at the décor but at the condition.

• Check for damp and mould, especially around windows, external walls, corners, and behind wardrobes
• Look for signs of leaks under sinks, around the toilet base, and on ceilings below bathrooms
• Open and close windows and doors to see if they fit properly and lock securely
• Look at floors for uneven areas, soft spots, or loose tiles
• Check whether extractor fans are present and working in the kitchen and bathroom

If you spot a problem, ask whether it will be fixed before you move in, and request that this is confirmed in writing. For a simple overview of what to check at each stage of renting, it is worth reading the official How to rent guide.

Heating, plumbing and electrics to check

These are the three areas that can cause the most day to day stress if something is not right. You do not need to be an expert, but you can do a sensible check during the viewing.

Heating

• Ask what type of heating it has and how it is controlled, for example a programmer and thermostat
• Check whether radiators feel warm if the heating is on, and look for rust marks or dripping valves
• Ask when the boiler was last serviced and whether it is covered by a maintenance plan

Plumbing

• Turn taps on briefly to check water pressure and how quickly hot water arrives
• Flush the toilet to check it refills properly
• Look for staining around silicone seals and below pipework

Electrics

• Count sockets in key rooms and check that they look secure and not cracked or scorched
• Ask if the landlord has a current electrical safety report and when the last inspection was done
• Check whether the consumer unit looks modern and clearly labelled

Landlords have legal safety responsibilities, including gas safety checks and providing the right safety measures. The Government overview is a useful reference: Your landlord’s safety responsibilities. For gas safety records specifically, the Health and Safety Executive explains what tenants should be given and when: Gas safety check records. For electrics, the latest Government guidance explains inspection expectations and what evidence tenants should receive: Electrical safety standards guidance.

Noise levels and natural light

Noise and light can be deal breakers, and you cannot fix them with a new rug. Try to judge them properly during the viewing.

• Stand quietly in each room for a moment, especially bedrooms, and listen for traffic, trains, or neighbours
• Check window glazing and how well frames seal when shut
• If possible, visit at a time that matches your routine, such as early evening if you work in the day
• Look at which direction the main rooms face and whether buildings or trees block daylight
• Check whether lights work and whether hallways or stairwells feel gloomy

If noise is a concern later, councils deal with statutory noise nuisance and the Government explains how the process works: Complain about noise to the council.

Understanding EPC ratings

An EPC is a quick way to understand likely energy efficiency and, often, how expensive the home might be to heat. The rating runs from A to G, and the certificate also gives typical energy costs and recommended improvements. You can learn what an EPC shows and how long it lasts via the Government guidance on Energy Performance Certificates.

During a viewing, it is sensible to ask for the EPC rating and the certificate. If the home is older, poorly insulated, or has electric heating, the difference between ratings can be meaningful for comfort and bills. If you rent and want practical ways to reduce bills without making permanent changes, the Energy Saving Trust has a helpful guide for energy saving tips for renters.

Questions to ask the agent on the spot

These questions help you avoid misunderstandings and help you move quickly if you want the property.

• What is included in the rent, and what bills are separate
• What is the tenancy length, and what are the renewal options
• What is the deposit amount, and which deposit protection scheme will be used
• Is there a holding deposit, and what are the rules for refunding it
• What is the process and typical timeline for references and move in
• Who manages repairs day to day, the landlord or a managing agent
• Is the property licensed if it needs to be, for example certain shared homes
• When were the last gas and electrical checks carried out, and can you see the paperwork
• Are there any known issues that will be addressed before move in

For costs and permitted payments in England, it is worth checking the official Tenant Fees Act collection, including current rules around holding deposits and prohibited fees in the latest statutory guidance: Tenant Fees Act statutory guidance.

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