Start with what kind of agreement it is

Most private renters in the UK sign an assured shorthold tenancy, or AST. It is the standard agreement for a tenant renting from a private landlord who does not live in the property. Check the first page: the words "assured shorthold tenancy" should be there. If they are not, and you share a kitchen or bathroom with your landlord, you may have a licence to occupy instead — a much weaker arrangement with far fewer rights. Knowing which one you have changes everything that follows.

If you are renting with other people, look for the phrase joint and several liability. It means you are all responsible for the whole rent, not just your share. If a flatmate stops paying, the landlord can come after you for their portion too. That is worth discussing with your housemates before anyone signs.

The money: rent, deposit and extra charges

Check the rent figure, the date it is due, and how it should be paid. Confirm whether it is quoted per calendar month or per week — the difference adds up quickly. Look at what is included: council tax, water, energy, broadband. If bills are excluded, budget for them separately.

On the deposit, the rules are clear. In England and Wales, a deposit for an annual rent under £50,000 is capped at five weeks' rent. It must be protected in a government-approved deposit protection scheme within 30 days, and you must receive the prescribed information about where it is held. Ask which scheme is being used and keep the paperwork. A holding deposit to reserve the property is capped at one week's rent and is refundable in most circumstances.

Since the Tenant Fees Act 2019, most fees are banned in England. You should not be charged for referencing, inventories or admin. Permitted payments are rent, the deposit, a holding deposit, certain default fees, and charges if you ask to change the tenancy. Check any default fees named in the agreement — such as lost keys or late rent — and make sure they look reasonable.

Break clauses and the fixed term

The fixed term is how long you are committed. Six or twelve months is typical. A break clause lets either side end the tenancy early. Read it carefully, because these are often one-sided.

• Is the break clause available to you, the landlord, or both?
• How much notice must be given — usually one or two months?
• Can it be triggered before a set date, such as month four or six?

If the fixed term ends and nobody moves out, the tenancy usually becomes periodic. At that point, a tenant typically gives one month's notice, while a landlord must follow the legal process for regaining possession. Also look for a rent review clause, which sets out when and how the rent can rise.

Repairs: who fixes what

Some repair duties cannot be signed away. Landlords are legally responsible for the structure and exterior of the building, and for installations supplying water, gas, electricity, heating and sanitation. Even if the agreement tries to shift these onto you, that clause is unenforceable.

Beyond that, the agreement sets the day-to-day expectations. Check who looks after the garden, the gutters, and any appliances the landlord supplied. Look for wording about fair wear and tear — normal deterioration from living there is not damage, and it should not be deducted from your deposit. Understand how you are meant to report repairs and how quickly the landlord promises to respond.

The rules that catch people out

Some clauses are reasonable; others are simply restrictive. Read the sections on pets, guests, subletting and lodgers. If you plan to work from home, check whether that is permitted. The same goes for decorating, hanging pictures, smoking and storing bikes in shared areas.

Access is another one to check. A landlord should give at least 24 hours' written notice for inspections and visit at a reasonable time, unless it is a genuine emergency. The agreement should reflect that. Finally, ask what happens if you need to leave early or swap a tenant — whether that is allowed, and at what cost.

Before you sign: a quick checklist

• Ask for a copy of the agreement at least a day before signing, and read it away from the pressure of the viewing.
• Request any change you need in writing before you sign, not after.
• Confirm you have been given the gas safety certificate, the energy performance certificate and, in England, the electrical safety report.
• Make sure you have received the government's How to Rent guide.
• Check the landlord's or agent's full contact details and where to send notices.
• Take dated photos of the property and note the meter readings on move-in day.

If something in the agreement is unclear, ask. A good landlord or agent will explain it without hesitation — and if they will not, that tells you something useful before you commit.