Renting a room or flat in the UK: a safe guide

Finding somewhere to live is one of the first challenges when you arrive in the UK. The rental market can move fast, and unfortunately scammers target new arrivals. This guide walks you through the key steps so you can rent with confidence - and stay safe.

The number one rule: never pay before viewing in person

This cannot be said strongly enough. If someone asks for a deposit or holding fee before you have visited the property in person, treat it as a scam and walk away. Scammers post fake listings with attractive prices, ask for payment to “secure” the room, then disappear. No genuine landlord or agent will insist on money before you have seen the property. If you cannot view it yourself, ask a trusted friend to go in your place.

Right to Rent check

By law, your landlord must check that you have the right to live in the UK before you move in - this is called a Right to Rent check. You prove your status by sharing a code from the GOV.UK “Prove your immigration status” service. The landlord puts that code into the Home Office checker. You share the code yourself; a landlord does not need your passport or BRP - the share code is sufficient.

Tenancy types

The rules changed on 1 May 2026. Under the Renters’ Rights Act 2025, assured shorthold tenancies (ASTs) and fixed terms were abolished in England, and existing tenancies converted automatically. If you are reading older advice about “6 or 12 month ASTs” and section 21 “no-fault” eviction, it is out of date for England. Wales and Scotland have their own separate systems.

• Assured periodic tenancy - in England this is now the standard tenancy for renting a whole flat or house privately. There is no fixed term: the tenancy rolls on monthly from the start. You can end it by giving two months’ notice in writing - but not on any date you like. The notice has to end on the day the rent is due, or the day before. Serve it in the middle of a rent period and you stay liable longer than the two months you expected, so count the dates before you send it. The landlord can only end it using one of the legal grounds for possession - section 21 no-fault eviction has been abolished. A landlord cannot demand more than one month’s rent in advance.
• Lodger / house share - you rent a room in a house where the landlord also lives. Different rules apply; notice periods can be shorter.
• HMO (House in Multiple Occupation) - a property rented to at least 3 people who are not from one “household”, sharing a bathroom or kitchen. The test is households, not unrelated individuals, so a couple counts as one. A council licence is only required for a large HMO - 5 or more people forming more than one household. Below that a licence is needed only where the council runs an additional or selective licensing scheme, so check with the council rather than assuming.

Deposits and deposit protection

Your landlord can take a security deposit worth up to five weeks’ rent (six weeks if the annual rent is £50,000 or more). Once paid, they are legally required to protect it in a government-approved scheme within 30 days and give you written details of the scheme. The three approved schemes are the Deposit Protection Service, MyDeposits, and the Tenancy Deposit Scheme. At the end of your tenancy, if there is a dispute, the scheme offers free adjudication. Never hand over a deposit without getting written confirmation it will be protected.

Holding deposits

A landlord or agent may ask for a holding deposit (capped at one week’s rent) to reserve a property while referencing checks are done. This should be refunded or put toward your security deposit unless you pull out, provide false information, or fail the checks. Get the terms in writing before you pay.

What to check before signing

• Read the tenancy agreement carefully - check the rent amount, notice period, and any restrictions on guests or sub-letting.
• Ask for an inventory (a written and photographic record of the property’s condition) and sign it only when it accurately reflects what you see.
• Confirm who pays council tax, gas, electricity and internet - some “all bills included” rooms add these to a higher rent.
• Check the landlord has a valid Gas Safety Certificate (if the property has gas) and an EPC (Energy Performance Certificate) rating of E or above.
• Confirm the landlord’s identity - ask to see proof they own or are authorised to let the property.

If something goes wrong

If your landlord fails to return your deposit unfairly, raise a dispute through your deposit protection scheme. For wider problems - disrepair, harassment, or illegal eviction - contact your local council’s private rented sector team. Citizens Advice also offers free guidance.

The government’s official How to Rent guide explains all your rights in full: gov.uk/government/publications/how-to-rent. Deposit protection rules are at gov.uk/deposit-protection-schemes-and-landlords.