Whether you're renting for the first time or you've been a tenant for years, a little knowledge goes a long way. At Sidney & Co, we manage lettings in Liverpool and Wigan with a simple principle: tenants who understand their rights and responsibilities tend to have smoother, happier tenancies.
Before you start looking
Work out a realistic budget before you fall in love with a property. As well as the rent, remember:
- Holding deposit. Usually up to one week's rent, to reserve the property while references are checked.
- Security deposit. Capped at five weeks' rent for properties under £50,000 a year, or six weeks above that.
- Council tax, gas, electric, water and broadband. These are your responsibility unless the tenancy says otherwise.
- Contents insurance. The landlord covers the building, but your belongings are your responsibility to insure.
- Moving costs. Removals, cleaning, furniture and the first month's rent in advance.
Be honest about what you can afford. A good agent will only show you properties that fit your budget and references won't pass if the rent is too high for your income.
What to look for during a viewing
When you view a rental, look beyond the furniture and décor. Ask yourself:
- Is the heating working and the hot water reliable?
- Are there signs of damp, mould, leaks or poor ventilation?
- Do windows and doors open, close and lock properly?
- Are smoke alarms and carbon monoxide detectors fitted and working?
- Is the kitchen in good order — cooker, fridge, extractor, plumbing?
- What's the parking situation?
- How is the phone signal and broadband speed?
- What's the neighbourhood like in the evening and at weekends?
Take photos and notes. If anything is broken or missing, mention it before you move in. A good landlord or agent will record it and make sure it doesn't become your problem later.
Assured periodic tenancies
Most modern private tenancies in England are Assured Periodic Tenancies. Under the Renters’ Rights Act these run on a rolling basis — usually month to month — with no fixed term. The key things to know:
- You cannot be evicted without proper notice and a court process.
- Rent increases must follow legal rules and cannot be imposed unfairly.
- You have the right to a property that is safe, warm and in good repair.
- You must pay rent on time and look after the property as agreed.
The old Assured Shorthold Tenancy was replaced by the Assured Periodic Tenancy under the Renters' Rights Act. If an agent or landlord still refers to an AST, ask them to clarify the tenancy type in writing.
Deposits and protection schemes
Your landlord must protect your deposit in a government-approved tenancy deposit scheme within 30 days of receiving it. They must also give you prescribed information about the scheme, including how to dispute any deductions at the end of the tenancy.
Where we hold the deposit, it is secured with The Deposit Protection Scheme (DPS), a government-approved scheme. You will receive the prescribed information and your scheme reference in writing.
At the end of the tenancy, deductions must be reasonable and evidenced. Normal wear and tear cannot be charged — a carpet that has worn gently over three years is not the same as a carpet stained by red wine.
The importance of an inventory
An inventory is a detailed record of the property's condition and contents at the start of the tenancy. It protects both you and the landlord. Make sure you:
- Read it carefully and disagree with anything that's inaccurate.
- Take your own dated photos, especially of any existing marks, scratches or damage.
- Report missing or broken items immediately in writing.
- Request a check-out inventory at the end of the tenancy.
A thorough inventory is the best way to avoid deposit disputes when you move out.
Your responsibilities as a tenant
Renting well is a two-way street. Your main responsibilities are:
- Pay rent on time, every month, as agreed.
- Pay council tax, utilities, TV licence and other bills unless included in the rent.
- Look after the property and keep it reasonably clean.
- Report repairs and maintenance issues promptly.
- Don't cause damage, and don't make alterations without permission.
- Be considerate to neighbours and follow any lease or building rules.
- Give two months’ written notice, ending on a rent period date, when you want to leave.
If your circumstances change and you're struggling to pay rent, speak to your landlord or agent as early as possible. Most problems are easier to solve when they're raised early.
Your landlord's responsibilities
Landlords must keep the property safe and habitable. This includes:
- Maintaining the structure and exterior, including walls, roof, drains and gutters.
- Keeping installations for water, gas, electricity, heating and sanitation in working order.
- Arranging annual gas safety checks by a Gas Safe engineer.
- Ensuring electrical installations are safe and inspected where required.
- Providing smoke alarms on every floor and carbon monoxide detectors where needed.
- Carrying out repairs within a reasonable time after you report them.
If a landlord refuses to do repairs, tenants have options including contacting the local council's environmental health team. We always encourage tenants to raise issues with us first — we can usually sort things out quickly.
Referencing and right to rent
Before a tenancy is agreed, letting agents and landlords must carry out referencing checks. These typically include:
- Proof of identity and address.
- Proof of income or employment.
- A credit check.
- Reference from a previous landlord or agent.
- Right to rent check for all adult occupants.
Have your documents ready — passport or driving licence, recent bank statements, payslips or proof of employment, and a previous landlord reference. The faster you provide these, the sooner the tenancy can be confirmed.
What happens when you want to leave
Under an Assured Periodic Tenancy the notice rules are clear: you give two months’ written notice, ending on a rent period date. Give notice in writing and keep a copy. If you're unsure, ask us to confirm the exact date your notice should end.
Before you move out:
- Clean the property to the same standard it was in at the start.
- Remove all your belongings and rubbish.
- Take final meter readings and notify suppliers.
- Return all keys and fobs.
- Arrange a check-out with the agent or landlord if possible.
Your deposit should be returned promptly, with any agreed deductions clearly explained.
Renting with pets
More landlords are open to pets than ever, but it's important to be upfront. We help tenants with pets find suitable homes in Liverpool and Wigan, and we can often agree a sensible pet clause with the landlord. A landlord cannot unreasonably refuse a written pet request, and no extra pet deposit or pet insurance can be charged — the deposit cap of five weeks’ rent (six weeks where annual rent is £50,000 or more) still applies.
If you're moving with a dog, our Moving House with Dogs guide has tips on settling them into a new rental home.
Common renting mistakes to avoid
- Not reading the tenancy agreement. It's a legal contract. Read it, ask questions, and keep a copy.
- Paying a holding deposit without viewing the property. Never send money to a stranger or via untraceable methods.
- Ignoring small repairs. A dripping tap can become a bigger problem. Report it.
- Not taking photos at check-in. This is your best protection against unfair deposit deductions.
- Withholding rent over a dispute. This can put you in breach of your tenancy. Raise issues through the proper channels.
How Sidney & Co can help tenants
We manage a range of properties to let in Liverpool and Wigan, and we look after our tenants properly. That means clear communication, honest advice, prompt repairs and a fair, transparent process from viewing to move-out.
If you're looking for a rental, we'll help you find something that fits your budget, location and lifestyle. We can also explain your tenancy agreement, the deposit protection process and what to expect before you move in.
Get in touch with our Liverpool or Wigan office to talk about renting your next home.