Most people spend more time choosing a sofa than reading their tenancy agreement. But a poorly understood rental contract can leave you thousands of pounds out of pocket.

This guide covers England. Wales, Scotland and Northern Ireland have different rules.

1. Can you leave when you need to?

Since 1 May 2026, tenancies in England are periodic: they roll on from month to month instead of running for a fixed term. Tenants can end one by giving two months’ notice. A clause that ties you in for a set period, or says you owe rent for months after you’ve left, doesn’t fit the new system, so ask about it before you sign.

Red flag: Any clause that makes you stay for a set period, or pay rent after you’ve left. In England you can end a tenancy with two months’ notice.

What to say: “I understand I can end the tenancy with two months’ notice. Can you confirm this agreement doesn’t ask for anything different?”

2. Notice dates

Your notice has to end on the last day of a rent period. Miss the timing and you may pay for an extra month.

Tip: Work out your rent period dates and set a calendar reminder when you sign.

3. Unclear deposit deduction rules

Your deposit must be protected within 30 days under the Tenancy Deposit Scheme. The contract should clearly state what constitutes “fair wear and tear” — vague language is used to justify unfair deductions.

4. Who pays for repairs?

The landlord is legally responsible for structure, roof, and heating under the Landlord and Tenant Act 1985. Some contracts try to shift minor repair obligations to tenants — check the maintenance clause carefully.

5. Rent increase provisions

Rent can go up only once a year, through a formal ‘section 13’ notice that gives you at least two months’ warning, and you can challenge it at the First-tier Tribunal before it starts. A clause letting the landlord raise rent “at their discretion”, or on a set schedule, is a red flag, because rent review clauses can’t be used to increase rent. Landlords also can’t ask for more than one month’s rent in advance.

6. Entry rights

The landlord must give at least 24 hours’ written notice before entering except in genuine emergencies. A clause giving unrestricted access is a red flag and potentially unlawful.

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