Example Complete RenterCheck
14 Orchard Way
Anytown, AN1 2EX
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Tenancy agreement checked: 2 issues to resolve before signing · 1 detail to confirm before you pay · 3 lawful terms worth asking about. See the agreement check
Summary
- Action needed: tenancy agreement — 2 terms appear to conflict with the law, or to have no effect under it.
- Worth a closer look: rent — the proposed rent of £1,450 is about £50, or 4%, above the top of the local range for similar homes (£1,200–£1,400).
- Looks fine: Energy certificate · damp and cold risk · flood and planning designations · flood risk · planning applications · schools nearby · transport nearby · broadband speeds
Sections marked Complete show the extra information included in your Complete RenterCheck.
Tenancy agreement
Details for tenancy agreementRent and money
Details for rent and money- Rent: see the detailsWorth checking: Worth asking the agent or landlord about before you commit.The proposed rent of £1,450 is about £50, or 4%, above the top of the local range for similar homes (£1,200–£1,400).
- Could you negotiate the rent?: see the detailsFor information: Facts about the home. Nothing to act on.There may be room to ask: balanced market.
- Room rents nearby: see the detailsFor information: Facts about the home. Nothing to act on.A double room, shared bathroom nearby is advertised at about £640 a month on average.
- Monthly cost: see the detailsFor information: Facts about the home. Nothing to act on.We estimate this home will cost about £1,821 a month, including rent, council tax, energy, water and broadband, or about £910 each if 2 adults share it equally.
- Money before you move in: see the detailsFor information: Facts about the home. Nothing to act on.The most you can be asked to pay before moving in is £3,123.07: one month’s rent in advance and a deposit of up to £1,673.07.
The property and who owns it
Details for the property and who owns it- Ownership: see the detailsFor information: Facts about the home. Nothing to act on.HM Land Registry records a private individual as the owner.
- Energy certificate: see the detailsNothing flagged: We checked and found no problem.EPC rating C, valid to 12 March 2031.
- Property details: see the detailsFor information: Facts about the home. Nothing to act on.Mid-terrace house, 78 m².
- Damp and cold risk: see the detailsLow risk: The energy certificate rates the walls, windows, roof and heating average or better.The energy certificate rates the walls, windows, roof and heating average or better, so condensation and mould are less likely.
- HMO licence: see the detailsFor information: Facts about the home. Nothing to act on.No HMO licence is recorded for this home.
- Licensing schemes: see the detailsFor information: Facts about the home. Nothing to act on.Anytown Council’s selective licensing scheme covers part of the area and may apply to this address.
- Planning applications: see the detailsNothing flagged: We checked and found no problem.No planning applications for this building in the last three years.
- Flood and planning designations: see the detailsNothing flagged: Not in a river or sea flood zone, and no planning designations found. Not a definitive answer: check the address on GOV.UK’s long-term flood risk service.Not in a river or sea flood zone, and no planning designations found.
- Flood risk: see the detailsLow risk: Low or very low flood risk mapped around the home. Not a definitive answer: check the address on GOV.UK’s long-term flood risk service.Within about 50 m, the chance of flooding from rivers and the sea is very low, and from surface water low.
- Sale history: see the detailsFor information: Facts about the home. Nothing to act on.One recorded sale found for this address.
The area
Details for the area- Schools nearby: see the detailsGood: The nearest primary and secondary are rated Good or better by Ofsted.Nearest primary: Orchard Way Primary School, 0.2 miles.
- Transport nearby: see the detailsGood: Anytown station is within a mile.Nearest station: Anytown, 0.7 miles in a straight line.
- Broadband speeds: see the detailsGood: Ultrafast broadband is predicted here, including gigabit (full fibre or cable).Ultrafast broadband is predicted at this address: up to 1,800 Mbit/s download, 220 Mbit/s upload.
- Everyday essentials: see the detailsFor information: Facts about the home. Nothing to act on.Nearest GP practice 0.4 miles, pharmacy 0.3 miles, grocery store 0.2 miles, park 0.2 miles.
- Mobile signal: see the detailsFor information: Facts about the home. Nothing to act on.EE and O2: Good in-home and outdoor.
- Noise and air quality: see the detailsFor information: Facts about the home. Nothing to act on.Road noise 57 dB over the day.
- Crime nearby: see the detailsAverage: About the same as a typical place sampled. Crime recorded within a quarter of a mile, against 500 places chosen at random across England.About the same as a typical place sampled.
What to do next
- Send the agent the questions below: copy them, or open them in your email app. Go to the questions ↓
- When the agent answers, check the landlord’s details against the registered owners in this report.
- Check the account name before you pay anything.
- Read the whole agreement before you sign, especially fees.
What to do before you sign
12 questions to send the agent
7 questions raised by this report, plus 5 important checks every renter should make. Written to send as they are. Copy one, or all of them into a message.
7 questions raised by this report
Each one comes from something we found in the checks above.
- Clause 8.4 includes a compulsory cleaning charge of £180. This isn’t a permitted payment under the Tenant Fees Act 2019. Please remove it.See the agreement check
Why?
Under the Tenant Fees Act 2019 a landlord or agent in England can only charge rent, capped deposits and a short list of permitted payments. Any other fee is banned and must be refunded. - The agreement is written as a fixed-term assured shorthold tenancy. Since 1 May 2026 new private tenancies in England are periodic, and section 21 no longer applies. Please send an agreement that reflects the Renters’ Rights Act.See the agreement check
Why?
Since 1 May 2026 most new private tenancies in England are periodic with no fixed term, section 21 “no fault” evictions have ended, and you can leave with two months’ notice. These terms have no effect, but an agreement on an old template may mislead you about your rights. - Please add an address in England or Wales where notices can be sent to the landlord.See the agreement check
Why?
A landlord must give you an address in England or Wales for notices.
Show all 7 questions raised by this report
- The agreement says no pets are allowed. If I ask to keep a pet, will you consider the request?See the agreement check
Why?
You can still ask to keep a pet, and the landlord must not unreasonably refuse and must reply within 28 days. It only matters if you have or want one. - Clause 9.5 says guests may not stay more than seven nights in any three months without the landlord’s written permission. Would you consider changing this before I sign?See the agreement check
Why?
This restriction is lawful to include, but it is stricter than most tenancies. Make sure you can live with it, or ask for it to be changed before you sign. - Clause 7.3 says the tenant must keep the garden as it was at the start, including mowing the lawn and cutting the hedges twice a year. What condition is this in now, and would you consider reducing this responsibility?See the agreement check
Why?
This term isn’t necessarily unlawful, but it could mean regular work or expense, and lead to deductions from your deposit when you leave if the standard isn’t met. - Could you explain how the rent of £1,450 a month was set? Similar 2-bedroom homes advertised nearby are mostly between £1,200 and £1,400 a month.See the rent comparison
Why?
An asking-rent comparison can’t prove a rent is too high, but asking how it was set gives you room to negotiate before you sign. Since 1 May 2026 a landlord or agent can’t accept more than the advertised rent.
5 important questions every renter should ask
Nothing in this report raised these. They are the precautions worth taking on any property, whatever the checks find.
Show 5 important questions every renter should ask
- Is the property let furnished or unfurnished, and are any bills included in the rent?See the monthly costs
Why?
Whether bills are included changes the real monthly cost a lot, and in a furnished home the contents should be listed on the inventory so you aren’t charged for them later. - Could you confirm who the landlord is, and that they own the property or are authorised to let it?See the ownership information
Why?
Rental scams often involve someone letting a home they don’t own or control. You’re entitled to know your landlord’s name and an address for them. - Anytown Council has a selective licensing scheme covering part of the area. Does the property need a licence, and if so, could you send me the licence number?See the licensing schemes
Why?
Letting a home that needs a licence without one is an offence, and tenants can apply to get back up to two years’ rent. A licence also limits how many people can live there. - Could you send me the electrical installation condition report and, if the property has gas, the current gas safety record?
Why?
In England a landlord must give you the gas safety record and the electrical safety report before you move in, and show you the energy certificate before you rent. A home rated F or G generally can’t be let. - Which government-approved scheme will protect my deposit?See the money before you move in
Why?
Your deposit must be protected in a government-approved scheme within 30 days, and you must be told which one. If it isn’t, you can claim one to three times the deposit.
Your agreement check
Here’s what to question before you sign.
Checked 1 September 2026 · 2 checks remaining
Automated checks can make mistakes. Check the flagged clauses. This is guidance, not legal advice.
What we checked
- The address and rent, against the home you checked and the rent you entered
- Rent in advance, the deposit and any holding deposit, against the legal limits
- Fees the Tenant Fees Act 2019 bans
- The type of tenancy, notice periods, rent increases and how the tenancy can end, under the Renters’ Rights Act
- The landlord’s name and an address for notices
- The landlord, against the registered owner at HM Land Registry
- How many people it allows, against any HMO licence
- A property licence number, where the council’s selective licensing applies
- Pets, and terms that cost you money, limit you or give you work to do
- Terms written on templates from before 1 May 2026
2 issues to resolve before signing
Question a fee that may be banned
Potential issueClause 8.4, page 5
It includes a compulsory cleaning charge of £180: professional cleaning of the home, including the carpets, at the end of the tenancy, arranged by the agent.
Next step
Ask the agent to remove this fee.
Why this was flagged
- What the agreement says
- It includes a compulsory cleaning charge of £180: professional cleaning of the home, including the carpets, at the end of the tenancy, arranged by the agent. (in our words, clause 8.4, page 5)
- The rule
- Under the Tenant Fees Act 2019 a landlord or agent in England can only charge rent, capped deposits and a short list of permitted payments. Any other fee is banned and must be refunded.
- Before you rely on it
- This comes from an automated reading, which can be wrong. Check clause 8.4, page 5 of the agreement before you rely on it.
Ask for an agreement under the new rules
No legal effectClause 2.1, page 1
It is written as an assured shorthold tenancy with a fixed term of 12 months and refers to section 21 notices.
Next step
Ask the agent for an agreement that reflects the Renters’ Rights Act.
Why this was flagged
- What the agreement says
- It is written as an assured shorthold tenancy with a fixed term of 12 months and refers to section 21 notices. (in our words, clause 2.1, page 1)
- The rule
- Since 1 May 2026 most new private tenancies in England are periodic with no fixed term, section 21 “no fault” evictions have ended, and you can leave with two months’ notice. These terms have no effect, but an agreement on an old template may mislead you about your rights.
- Before you rely on it
- This comes from an automated reading, which can be wrong. Check clause 2.1, page 1 of the agreement before you rely on it.
1 detail to confirm before you pay
Ask for the landlord’s address
Missing
It doesn’t give an address for the landlord or for serving notices.
Next step
Ask the agent to add an address in England or Wales for notices.
Why this was flagged
- What the agreement says
- It doesn’t give an address for the landlord or for serving notices. (in our words)
- The rule
- A landlord must give you an address in England or Wales for notices.
- Before you rely on it
- This comes from an automated reading, which can be wrong. Check the agreement before you rely on it.
3 lawful terms worth asking about
Check the no-pets rule
Worth askingClause 9.2, page 5
It says no pets are allowed.
Next step
If you have or want a pet, ask whether the landlord would consider it.
Why this was flagged
- What the agreement says
- It says no pets are allowed. (in our words, clause 9.2, page 5)
- The rule
- You can still ask to keep a pet, and the landlord must not unreasonably refuse and must reply within 28 days. It only matters if you have or want one.
- Before you rely on it
- This comes from an automated reading, which can be wrong. Check clause 9.2, page 5 of the agreement before you rely on it.
Overnight guests
Worth askingClause 9.5, page 5
Guests may not stay more than seven nights in any three months without the landlord’s written permission.
Next step
Ask whether the landlord would change this before you sign.
Why this was flagged
- What the agreement says
- Guests may not stay more than seven nights in any three months without the landlord’s written permission. (in our words, clause 9.5, page 5)
- The rule
- This restriction is lawful to include, but it is stricter than most tenancies. Make sure you can live with it, or ask for it to be changed before you sign.
- Before you rely on it
- This comes from an automated reading, which can be wrong. Check clause 9.5, page 5 of the agreement before you rely on it.
Garden
Worth askingClause 7.3, page 4
The tenant must keep the garden as it was at the start, including mowing the lawn and cutting the hedges twice a year.
Next step
Ask what condition it’s in now, and whether the responsibility can be reduced.
Why this was flagged
- What the agreement says
- The tenant must keep the garden as it was at the start, including mowing the lawn and cutting the hedges twice a year. (in our words, clause 7.3, page 4)
- The rule
- This term isn’t necessarily unlawful, but it could mean regular work or expense, and lead to deductions from your deposit when you leave if the standard isn’t met.
- Before you rely on it
- This comes from an automated reading, which can be wrong. Check clause 7.3, page 4 of the agreement before you rely on it.
5 standard terms checked. All are common and lawful, and none needs questioning.
- Deposit protection
- Smoking
- Decorating
- Alarms
- Access
View all 5 terms
Deposit protectionClause 4.1, page 2
It says the deposit will be protected with the Deposit Protection Service.
The landlord must protect your deposit in a government-approved scheme within 30 days of receiving it, and give you the details. Ask for the protection certificate once you’ve paid. If it isn’t protected, you can claim one to three times the deposit.
SmokingClause 9.1, page 5
Nobody may smoke or vape inside the home.
You can’t smoke or vape indoors, and smoke damage could be taken from your deposit.
DecoratingClause 9.3, page 5
The tenant needs the landlord’s written consent to redecorate or fix anything to the walls.
Ask in writing before you paint or put up shelves, and keep the reply in case of a deposit dispute.
AlarmsClause 7.6, page 4
The tenant must test the smoke and carbon monoxide alarms each month and report any fault.
Press each alarm’s test button once a month; repairing or replacing a faulty alarm is the landlord’s job.
AccessClause 10.1, page 6
The landlord or agent can visit for inspections and repairs after giving at least 24 hours’ written notice.
Apart from emergencies, visits need 24 hours’ notice and should be at a reasonable time of day.
3 things match the report.
- Address
- Rent
- Deposit
View what matches
AddressClause 1.1, page 1
The postcode, AN1 2EX, matches the home you checked.
RentClause 3.1, page 2
The rent, £1,450 a month, matches the rent you were quoted.
DepositClause 4.1, page 2
The deposit, £1,673, is within the legal limit of £1,673.07.
Rent and money
Back to summary ↑Rent compared with similar homes
Worth checking: Worth asking the agent or landlord about before you commit.Asking rents for similar 2-bedroom homes advertised nearby, compared with the rent you were quoted.
The rent is slightly above the local range for similar homes
We’ve written the question to send the agentThe proposed rent is above the range we see for similar nearby properties. That is worth asking about; it does not mean the rent is unlawful.
- Average local rent for similar homes
- About £1,320 a monthThe average asking rent of the 24 similar homes advertised nearby that we compared.
- Typical range
- £1,200–£1,400 a monthMost similar homes nearby are advertised within this range.
- Fair rent for this home
- About £1,325 a monthThe average of the similar homes, to the nearest £25. A guide, not a valuation.
- How long similar adverts have been up
- About 15 daysThe middle figure across the adverts we compared.
- Rent you were quoted
- £1,450 a monthAbout £50, or 4%, above the top of the range.
- Confidence
- MediumThe similar homes are spread over up to a mile and a half, so treat the range as a fair guide.
What does this mean?
Similar homes nearby are advertised for about £1,320 a month, most between £1,200 and £1,400.
Your £1,450 is above that range. A fair rent here is around £1,325.
You have good grounds to offer closer to £1,325. Show the agent the homes listed below.
The adverts behind this comparison
These are asking rents: what landlords advertised, not what tenants agreed to pay. Nearest first. 4 are marked let agreed: a tenant was found, though the rent they agreed may differ.
Orchard Way, Anytown, AN1 2EX
Terraced house · 2 bedrooms · Under 0.1 miles · advertised from 27 August 2026
Same postcode as this home, so it may be this home’s own advert.
£1,450
a month
Mill Lane, Anytown, AN1 2EY
Terraced house · 2 bedrooms · 0.1 miles · advertised from 14 August 2026
£1,300
a month
Let agreed
Church Street, Anytown, AN1 2DL
Terraced house · 2 bedrooms · 0.2 miles · advertised from 20 August 2026
Listed twice at this rent, which may be one home advertised on more than one site.
£1,350
a month
Victoria Road, Anytown, AN1 3BT
Flat · 2 bedrooms · 0.2 miles · advertised from 30 July 2026
£1,250
a month
Let agreed
Station Road, Anytown, AN1 3AR
Terraced house · 2 bedrooms · 0.3 miles · advertised from 12 May 2026
Still advertised after 112 days.
£1,400
a month
Park Avenue, Anytown, AN1 4HP
Semi-detached house · 2 bedrooms · 0.3 miles · advertised from 25 August 2026
£1,325
a month
Willow Close, Anytown, AN1 4JD
Terraced house · 2 bedrooms · 0.3 miles · advertised from 18 August 2026
£1,295
a month
Let agreed
The Crescent, Anytown, AN1 4LG
End-of-terrace house · 2 bedrooms · 0.4 miles · advertised from 29 August 2026
£1,375
a month
Elm Grove, Anytown, AN1 2GH
Flat · 2 bedrooms · 0.4 miles · advertised from 5 August 2026
£1,200
a month
Queens Road, Anytown, AN2 1PQ
Terraced house · 2 bedrooms · 0.5 miles · advertised from 11 August 2026
£1,325
a month
Brook Street, Anytown, AN2 1RS
Terraced house · 2 bedrooms · 0.5 miles · advertised from 21 August 2026
£1,280
a month
Chapel Row, Anytown, AN2 1TU
Terraced house · 2 bedrooms · 0.5 miles · advertised from 19 July 2026
£1,350
a month
Let agreed
Meadow View, Anytown, AN2 2AB
Semi-detached house · 2 bedrooms · 0.6 miles · advertised from 26 August 2026
£1,395
a month
High Street, Anytown, AN1 1AA
Flat · 2 bedrooms · 0.6 miles · advertised from 9 August 2026
£1,225
a month
Kings Court, Anytown, AN2 2CD
Flat · 2 bedrooms · 0.6 miles · advertised from 16 August 2026
£1,300
a month
Albert Terrace, Anytown, AN2 2EF
Terraced house · 2 bedrooms · 0.7 miles · advertised from 23 August 2026
£1,340
a month
Ash Grove, Anytown, AN2 3GH
Terraced house · 2 bedrooms · 0.7 miles · advertised from 2 August 2026
£1,275
a month
Fairfield Road, Anytown, AN2 3JK
Semi-detached house · 2 bedrooms · 0.7 miles · advertised from 28 August 2026
£1,310
a month
Rose Lane, Anytown, AN2 3LM
Terraced house · 2 bedrooms · 0.8 miles · advertised from 19 August 2026
£1,360
a month
Tower Street, Anytown, AN3 1NP
Flat · 2 bedrooms · 0.8 miles · advertised from 12 August 2026
£1,240
a month
Cedar Drive, Anytown, AN3 1QR
Semi-detached house · 2 bedrooms · 0.8 miles · advertised from 24 August 2026
£1,390
a month
Bridge Road, Anytown, AN3 1ST
Terraced house · 2 bedrooms · 0.8 miles · advertised from 7 August 2026
£1,285
a month
Garden Walk, Anytown, AN3 2UV
Terraced house · 2 bedrooms · 0.9 miles · advertised from 17 August 2026
£1,330
a month
Show 18 more adverts
Park Avenue, Anytown, AN1 4HP
Semi-detached house · 2 bedrooms · 0.3 miles · advertised from 25 August 2026
£1,325
a month
Willow Close, Anytown, AN1 4JD
Terraced house · 2 bedrooms · 0.3 miles · advertised from 18 August 2026
£1,295
a month
Let agreed
The Crescent, Anytown, AN1 4LG
End-of-terrace house · 2 bedrooms · 0.4 miles · advertised from 29 August 2026
£1,375
a month
Elm Grove, Anytown, AN1 2GH
Flat · 2 bedrooms · 0.4 miles · advertised from 5 August 2026
£1,200
a month
Queens Road, Anytown, AN2 1PQ
Terraced house · 2 bedrooms · 0.5 miles · advertised from 11 August 2026
£1,325
a month
Brook Street, Anytown, AN2 1RS
Terraced house · 2 bedrooms · 0.5 miles · advertised from 21 August 2026
£1,280
a month
Chapel Row, Anytown, AN2 1TU
Terraced house · 2 bedrooms · 0.5 miles · advertised from 19 July 2026
£1,350
a month
Let agreed
Meadow View, Anytown, AN2 2AB
Semi-detached house · 2 bedrooms · 0.6 miles · advertised from 26 August 2026
£1,395
a month
High Street, Anytown, AN1 1AA
Flat · 2 bedrooms · 0.6 miles · advertised from 9 August 2026
£1,225
a month
Kings Court, Anytown, AN2 2CD
Flat · 2 bedrooms · 0.6 miles · advertised from 16 August 2026
£1,300
a month
Albert Terrace, Anytown, AN2 2EF
Terraced house · 2 bedrooms · 0.7 miles · advertised from 23 August 2026
£1,340
a month
Ash Grove, Anytown, AN2 3GH
Terraced house · 2 bedrooms · 0.7 miles · advertised from 2 August 2026
£1,275
a month
Fairfield Road, Anytown, AN2 3JK
Semi-detached house · 2 bedrooms · 0.7 miles · advertised from 28 August 2026
£1,310
a month
Rose Lane, Anytown, AN2 3LM
Terraced house · 2 bedrooms · 0.8 miles · advertised from 19 August 2026
£1,360
a month
Tower Street, Anytown, AN3 1NP
Flat · 2 bedrooms · 0.8 miles · advertised from 12 August 2026
£1,240
a month
Cedar Drive, Anytown, AN3 1QR
Semi-detached house · 2 bedrooms · 0.8 miles · advertised from 24 August 2026
£1,390
a month
Bridge Road, Anytown, AN3 1ST
Terraced house · 2 bedrooms · 0.8 miles · advertised from 7 August 2026
£1,285
a month
Garden Walk, Anytown, AN3 2UV
Terraced house · 2 bedrooms · 0.9 miles · advertised from 17 August 2026
£1,330
a month
Why this home’s rent could differ from these
Adverts show what landlords asked for. A rent tribunal gives more weight to rents tenants actually agreed than to adverts, and a let agreed advert is the nearest thing here to one, although the final rent may have been different.
Adverts don’t reliably say whether a home is furnished, whether any bills are included, how big it is or what condition it’s in. Any of these can justify a higher rent, so ask the agent which apply to this home.
An advert still up after a few months may be priced above what tenants will pay. The property type is as the advert gives it, and adverts sometimes get it wrong.
Could you negotiate the rent?
For information: Facts about the home. Nothing to act on.There may be room to ask
Balanced market. Homes are being rented at a steady pace compared with the number available. Some landlords may consider a lower offer, particularly if their asking rent is higher than similar homes nearby.
- More room to negotiate
- BalancedThis area
- Less room to negotiate
What you could do: Check comparable rents before deciding what to offer.
- About 31 days to rent
- How long homes typically stay advertised before being rented.
- 84 homes advertised
- Homes currently advertised to rent within 1.6 miles of the centre of AN1.
- About 41 homes rented each month
- How many homes are being rented each month within 1.6 miles of the centre of AN1. Estimated from rental adverts, not from signed tenancies.
- Figures from
- Rental adverts, September 2026.
Local market figures are a guide. Individual landlords and properties may differ.
Room rents nearby
For information: Facts about the home. Nothing to act on.What rooms in shared homes nearby are advertised for.
- Double room, en suite
- About £780 a monthMost between £650 and £900, from 20 adverts within 1.4 miles. 80% of them include bills.
- Double room, shared bathroom
- About £640 a monthMost between £550 and £750, from 20 adverts within 1.1 miles. 75% of them include bills.
- Single room, shared bathroom
- About £520 a monthMost between £430 and £600, from 17 adverts within 2.2 miles. 70% of them include bills.
What it will cost each month
For information: Facts about the home. Nothing to act on.Rent and household bills for this home. Bills are estimates for planning, not quotes.
- At a glance
- £1,450 rent£367 estimated bills£1,817 a month£908 each if 2 adults share
- Council tax below is the full charge for two or more adults.
- Rent
- £1,450The rent you were quoted.
- Council tax
- £165Band C on the Valuation Office Agency list for this home. The council’s average charge for the band (2026/27).
- Gas and electricity
- £114 estimateGas for heating and hot water worked out from this home’s energy certificate, plus typical electricity use, at the energy price cap. Adjusted for 2 adults: heating a home of this size costs much the same whoever lives in it, but hot water, cooking and appliances go up with the number of people.
- Water and sewerage
- £53 estimateThe average household bill in England and Wales for 2026/27 (Water UK).
- Broadband
- £35 estimateTypical price for superfast broadband with a landline (Ofcom).
- Total a month
- £1,817
- Each of you, split 2 ways
- £908On a joint tenancy each of you can be asked for the whole rent, not just your share.
- Most agents look for about £43,500 a year: 30 times the monthly rent. Enter everyone’s income together: agents usually assess joint tenants as one.
- Add it to see what you’d have left each month.
- Your figures
- Nothing you type here is sent anywhere or saved. A home where everyone is a full-time student usually pays no council tax.
Money before you move in
For information: Facts about the home. Nothing to act on.What you can lawfully be asked to pay before the tenancy starts.
- Holding deposit
- Up to £334.61One week’s rent. It must be refunded, or put towards the rent or deposit, within 7 days of the tenancy starting.
- Tenancy deposit
- Up to £1,673.07Five weeks’ rent. It must be protected in a government-approved scheme within 30 days.
- Rent in advance
- Up to £1,450One month’s rent, and only after you have signed the tenancy agreement.
- Most you can be asked for
- £3,123.07The first month’s rent and the deposit. A holding deposit you have already paid should come off this.
- Offers above the advertised rent
- Not allowedA landlord or agent can’t ask for or accept more than the rent they advertised.
- Check what you’ve been asked for
- Nothing you type here is sent anywhere or saved.
- Payments a landlord may ask for
Show all 7
- Rent. Rent itself is not capped, but rent cannot be front-loaded to disguise a banned fee.
- Holding deposit. Capped at one week’s rent, and only one holding deposit for the same home at a time.
- Tenancy deposit. Capped at five weeks’ rent, or six weeks where the annual rent is £50,000 or more.
- Changes to the tenancy at your request. Capped at £50, or the landlord’s reasonable costs if higher and evidenced.
- Early termination at your request. Limited to the landlord’s actual loss, or the agent’s reasonable costs.
- Utilities, communication services, TV licence and council tax. Where the tenancy agreement makes you responsible for them.
- Default fees. Only for a late rent payment (interest capped at 3% above the Bank of England base rate, and only after 14 days) or a replacement key or security device, at reasonable evidenced cost.
- Banned fees
Show all 8
Viewing fees, Administration or application fees, Referencing or credit check fees, Inventory check fees, Tenancy renewal fees, Check-out fees, Professional cleaning as a compulsory charge, Requiring a specific third-party service such as a named referencing provider.
The property and who owns it
Back to summary ↑Ownership information
For information: Facts about the home. Nothing to act on.The registered owner from HM Land Registry. Check it matches who you’re dealing with.
- Owner
- A private individualThe Land Registry holds their name. You can buy the title register, which names the owner, from HM Land Registry for £7. Title EX123456, absolute freehold title.
- Registered abroad
- NoNot on HM Land Registry’s list of companies incorporated outside the UK that own property here (data published October 2026).
Energy rating (EPC)
Nothing flagged: We checked and found no problem.Energy rating C. Valid until March 2031.
- Energy rating
- CScore 71 out of 100
- Valid until
- 12 March 2031
- Running cost
- About £1,140 a year to heat and light.Your bills will differ.
- Could reach
- BScore 84 with the improvements the certificate suggests
- Floor area
- 78 m²
- Certificate date
- 12 March 2021
- Main heating
- Boiler and radiators, mains gas
- Heating alone
- £690 a year
Property
For information: Facts about the home. Nothing to act on.Mid-terrace house, 78 m², built 1983–1990.
- Property type
- Mid-terrace house
- Floor area
- 78 m²
- Built
- 1983–1990
- Living rooms and bedrooms
- 4
- Built form
- Mid-Terrace
- Council on the energy certificate
- AnytownIt may be out of date, so we don’t use it for licensing.
- Property reference (UPRN)
- Not matchedWe couldn’t match this address to one, so some checks use the address instead.
Damp and cold risk
Low risk: The energy certificate rates the walls, windows, roof and heating average or better.How the energy certificate rates the walls, windows, roof and heating, and what that means for condensation and mould.
- Walls
- Cavity wall, filled cavityRated good.
- Windows
- Fully double glazedRated average.
- Roof
- Pitched, 250 mm loft insulationRated good.
- Heating
- Boiler and radiators, mains gasRated good.
- Assessed
- 10 March 2021Built: 1983-1990.
What to look for at the viewing
- Black spots or a musty smell in corners, behind furniture and wardrobes, and around windows
- Water on the inside of windows, or stained, rotting window frames
- Fresh paint over one patch of wall or ceiling, which can hide mould
- A dehumidifier in the room, or windows left open in cold weather
Ask the current tenants whether the home gets damp in winter. Damp and mould that affect your health are a hazard the landlord must put right, and the council can make them.
How this is worked out
An energy assessor rates each part of a home from very poor to very good for how well it keeps heat in, or for heating, how much it costs to run. We flag a part rated poor or very poor, or a home with no proper heating.
Moist air from cooking, washing and breathing condenses on the coldest surfaces, and mould grows where it stays damp. Uninsulated walls, single glazing and a home that is costly to heat make that far more likely. It is a reading of how the home is built, not an inspection: a well-heated, well-aired home can stay dry, and a newer one can still have a leak.
HMO licence
For information: Facts about the home. Nothing to act on.Whether this home appears on the council registers of licensed houses in multiple occupation (HMOs).
- Licence for this home
- None recordedOnly homes shared by people from more than one household need an HMO licence. If you’ll share with people outside your household, ask the landlord whether this home needs one.
What is an HMO licence, and why does it matter?
What it is
An HMO is a home shared by people from different households, such as a house share with a shared kitchen or bathroom. Homes shared by five or more people usually need a licence from the council. Some councils license smaller shared homes too.
Why it matters to you
- The landlord must follow rules that keep the home safe and well run.
- The council can inspect the home and act if something is wrong.
- A landlord found to have let an unlicensed HMO may be required to repay up to 24 months’ rent.
- A licence isn’t a guarantee, so still report any safety or repair problems.
Licensing schemes
For information: Facts about the home. Nothing to act on.Whether the council needs this home licensed, beyond the national HMO rules.
- Council
- Anytown CouncilOrchard ward. The council’s licensing page.
- Selective licensing
- May applyAnytown Council’s scheme covers parts of the town centre and the streets around the station. We can’t tell from the postcode whether this address is inside it, so check the council’s map or street list.
- Additional HMO licensing
- Applies to this addressShared homes of three or four people from more than one household. It runs until 31 March 2029. The council’s scheme page. This only matters if you’ll share with people outside your household.
What is council licensing, and why does it matter?
What it is
Some councils make landlords license rented homes in certain areas. Selective licensing can cover most rented homes in an area. Additional licensing covers smaller shared homes that don’t need an HMO licence. The rules depend on the council.
Why it matters to you
- It lets the council check the home is properly run, and act if the landlord breaks the rules.
- A landlord found to have let an unlicensed home in a licensing area may be required to repay up to 24 months’ rent.
- Ask the council whether this home needs a licence, and whether it has one.
Planning applications
Nothing flagged: We checked and found no problem.Applications for this building and nearby homes in the last three years.
- This building
- No applications in the last three years
- 110 m away
- Approved, May 2025Single storey rear extension. 22 Orchard Way, Anytown.
- 230 m away
- Awaiting decision, July 2026Loft conversion with a rear dormer. 9 Mill Lane, Anytown.
- 340 m away
- Refused, January 2025Change of use from a house to a house in multiple occupation for five people. 41 Station Road, Anytown.
Flood and planning
Nothing flagged: Not in a river or sea flood zone, and no planning designations found. Not a definitive answer: check the address on GOV.UK’s long-term flood risk service.Not in a river or sea flood zone. This doesn’t cover flooding from heavy rain: check that on GOV.UK.
- Conservation area
- None found.
- Listed building
- None found.
- Council controls on shared houses
- None found.
- Green Belt
- None found.
Flood risk
Low risk: Low or very low flood risk mapped around the home. Not a definitive answer: check the address on GOV.UK’s long-term flood risk service.The Environment Agency’s chance of flooding here, from rivers, the sea and heavy rain.
- Rivers and the sea
- Very low chanceEach year this area has a chance of flooding of less than 0.1%. This allows for flood defences.
- Surface water
- Low chanceEach year this area has a chance of flooding of between 0.1% and 1%. Surface water is flooding from heavy rain that can’t drain away.
For the exact address, use the government’s long term flood risk service, and ask the landlord whether the home has flooded before.
How this differs from the flood zone above
The flood zone in the property considerations is the planning map. It shows the chance of flooding from rivers and the sea as if there were no flood defences.
These maps allow for defences, and add surface water: rain that can’t drain away and lies on or flows over the ground. Surface water floods more homes in England than rivers and the sea do, and it is often missed because it isn’t a flood zone.
Both are computer models of an area. A home on raised ground can stay dry in a high risk area, and a basement flat can flood in a low one.
Sale history
For information: Facts about the home. Nothing to act on.A sale price isn’t the rent or today’s value.
Last sold for £238,000 in 2019.
- Last sale
- £238,000 — June 2019Recorded as terraced, freehold.
The area
Back to summary ↑In a real report the schools and crime are also shown on maps.
Schools nearby
Good: The nearest primary and secondary are rated Good or better by Ofsted.The nearest state primary and secondary schools, as the crow flies.
- Nearest primary school
- Orchard Way Primary School0.2 miles, straight line
- Nearest secondary school
- Anytown Academy0.9 miles, straight line
Nearby does not guarantee a place.
Check the admission arrangements for your child’s year group and intended start date. Each council runs applications, and each school sets its own rules, often by distance, siblings or faith.
Applying for a primary placeApplying for a secondary placeMoving mid-year
These schools are made up. A real report shows them on a map, with links to each school’s Ofsted report, admissions, website and walking route.
P1 Orchard Way Primary School
0.2 miles · straight lineState-funded primary · Ages 4–11
- Latest inspection
February 2026 · Report card
- Inclusion: Expected standard
- Curriculum and teaching: Strong standard
- Achievement: Expected standard
- Attendance and behaviour: Strong standard
- Personal development and wellbeing: Expected standard
- Early years: Expected standard
- Leadership and governance: Strong standard
- Safeguarding: Met
- Year 6 results
68% met the expected standard in reading, writing and maths
England 62% · 6 percentage points higher · 2024/25
School details
- Type: Community school
- Postcode: AN1 2EX
S1 Anytown Academy
0.9 miles · straight lineState-funded secondary · Ages 11–18
- Latest inspection
January 2025 · Graded inspection
- Quality of education: Good
- Behaviour and attitudes: Good
- Personal development: Good
- Leadership and management: Good
- Sixth form: Good
- GCSE results
48% achieved grade 5 or above in English and maths GCSEs
England 45% · 3 percentage points higher · 2024/25
School details
- Type: Academy converter
- Postcode: AN1 2EX
Ofsted inspections as at 31 August 2026. Exam results for 2024/25.
How to read the inspections and results
Ofsted has published its findings in four different forms over the years, and each school shows the form of its latest inspection, dated.
Report cards, from 10 November 2025, grade each area on five steps from urgent improvement to exceptional, with safeguarding met or not met. There is no overall grade, and we don’t translate them into the old scale.
Graded inspections before September 2024 gave an overall effectiveness grade: outstanding, good, requires improvement or inadequate. Between then and November 2025 they gave only separate judgements, shown as they were, with no overall grade.
Ungraded inspections check whether a school is still at its earlier grade. We show the published outcome, and the earlier graded inspection where our data has it.
Exam results are one measure, for one year. They don’t show everything about a school, and a small school’s results can swing from year to year.
Transport nearby
Good: Anytown station is within a mile.The nearest stations and bus stops, as the crow flies, and how often buses run.
- Nearest station
- Anytown0.7 miles in a straight line
- Buses within a quarter of a mile
- 4 stopsRoutes 4, 4A, 12, 15, X7. The busiest stop has about 6 an hour on weekdays, both directions.
Nearest stations
- Anytown0.7 miles in a straight line
- Anytown Parkway2.4 miles in a straight line
- Millbrook3.9 miles in a straight line
Nearest bus stops
- Orchard WayUnder 0.1 miles in a straight line
Routes 4, 4A. About 3 an hour on weekdays, both directions.
- Mill Lane0.2 miles in a straight line
Routes 12, 15, X7. About 6 an hour on weekdays, both directions.
- Church Street0.3 miles in a straight line
Routes 12, 22. About 4 an hour on weekdays, both directions.
Buses counted from published timetables for 1 September 2026, 7am to 7pm.
Fares
A single bus fare costs at most £3 with the bus companies taking part in the national fare cap until 31 December 2026, then £2 from 1 January 2027. Weekly and season tickets are often cheaper for a daily journey.
Train fares depend on the route and the time you travel. Check fares and season tickets with National Rail.
How these distances and buses are worked out
Distances are measured in a straight line. The real walk is longer, and much longer where a river, railway or main road is in the way, so we don’t turn them into walking times. Check the route on a map before you rely on it.
A bus stop is listed only if a published timetable has a bus calling there on a normal weekday. We count every bus between 7am and 7pm, in both directions, so an hourly service each way shows as about 2 an hour. Timetables change, and evening and weekend services are often less frequent.
Broadband speeds
Good: Ultrafast broadband is predicted here, including gigabit (full fibre or cable).Ofcom’s prediction of the fastest broadband each type of connection can deliver here.
- Full fibre (gigabit)
- Available, up to 1,800 Mbit/sGigabit speeds mean full fibre or cable. Ofcom doesn’t name providers, so check the postcode with Openreach-based providers and local full-fibre networks such as Gigaclear.
- Ultrafast
- 1,800 Mbit/s download, 220 Mbit/s upload
- Superfast
- 67 Mbit/s download, 18 Mbit/s upload
- Basic
- 14 Mbit/s download, 1 Mbit/s upload
For this home, from Ofcom’s record of its address.
Important limitations about this data
Broadband coverage availability
The data displayed on broadband coverage availability uses source data from Ofcom. The predicted speeds provided in the API data are provided by the leading UK ISPs.
We understand that Ofcom did not receive data for every premise in the UK, and that Ofcom continue to work with industry to fill in the gaps. If no predictions are shown for your address, this does not necessarily mean broadband is not available and we suggest that you check availability on the ISP websites.
Ofcom’s coverage checker shows the same predictions for any address.
Everyday essentials nearby
For information: Facts about the home. Nothing to act on.The nearest GP, dentist, pharmacy, supermarket and park, as the crow flies.
- GP practices
- Orchard Medical Practice0.4 miles
- Station Road Surgery0.9 miles
- Pharmacies
- Anytown Pharmacy0.3 miles
- High Street Chemist0.6 miles
- Supermarkets and grocery stores
- Co-op Mill LaneConvenience store0.2 miles
- Tesco Anytown ExtraLarge supermarket1.2 miles
- Parks
- Victoria Park0.2 miles
- Public park0.5 miles
What’s included, and what isn’t
GP practices and branch surgeries come from NHS England’s register, and are placed at the centre of their own postcode. A practice may not be taking new patients, or this home may be outside its area: check with the practice before you move.
Pharmacies are from the NHS’s list of community pharmacies. A few serve customers online only; we leave out those whose names say so, but check a pharmacy has a counter before relying on it.
Stores are those of the major grocery chains, including their convenience shops, such as Tesco Express, Sainsbury’s Local and Co-op. Independent shops, and chains such as One Stop, Nisa and Londis, aren’t included, so there may be a shop nearer than the one listed.
Parks are public parks and gardens mapped by Ordnance Survey, measured to their nearest entrance.
Mobile signal
For information: Facts about the home. Nothing to act on.Ofcom’s prediction of each network’s 4G and 5G signal, indoors and out.
- EE
- Good in-home and outdoor
- Three
- Variable in-home, good outdoor
- O2
- Good in-home and outdoor
- Vodafone
- Good (outdoor only)
For this home, from Ofcom’s record of its address. Ofcom data from 5 August 2026.
Important limitations about this data
Mobile coverage availability
The data displayed on mobile coverage availability uses source data made available by Ofcom which is based on data from the mobile operators about how strong they think signal levels are at every location in the UK. Each mobile operator has a slightly different approach to displaying coverage on its own map, including assumptions on the handsets used, levels of call reliability and the expected signal loss when indoors or in car. Because Ofcom brings all mobile operator data together in a single place and holds it to a single, independent standard, the mobile coverage availability information above may display different levels of coverage than those seen on the operators’ websites. We would therefore recommend you also check the mobile provider’s coverage checker. Mobile coverage data is created by coverage modelling, and since this is based on computer predictions is not error free.
Ofcom update the source data quarterly and the mobile network operators update theirs, but there may be times when the maps are based on slightly different data and therefore show different coverage.
Ofcom’s coverage checker shows the same data with a map.
Noise and air quality
For information: Facts about the home. Nothing to act on.Road and rail noise at the home, and local air pollution, from Defra’s maps.
- Road traffic noise
- 57 dB over the day (above WHO’s 53 dB), 49 dB at night (above WHO’s 45 dB).
- Railway noise
- Not on the map, which starts at 40 dB: this source is quieter than that here, or isn’t modelled.
- Nitrogen dioxide
- 12.8 µg/m³: within the UK legal limit of 40, above WHO’s guideline of 10.
- Fine particles (PM2.5)
- 7.6 µg/m³: within the UK legal limit of 20, above WHO’s guideline of 5.
- Particles (PM10)
- 12.9 µg/m³: within the UK legal limit of 40, within WHO’s guideline of 15.
- Air Quality Management Area
- Not inside oneNot inside any Air Quality Management Area on Defra’s list.
Air pollution is Defra’s projection for 2026, for the 1 km square the home is in.
How to read these figures
Noise is in decibels. Over the day is Defra’s 24-hour average, with evening and night noise counted as louder than it is, because it disturbs more. At night is 11pm to 7am. Every 10 dB sounds about twice as loud. The World Health Organization links noise above its guidelines with poorer sleep and health.
The maps show noise 4 m up, in 10 m squares, from 2021 traffic. A flat facing the road can be louder, and one at the back quieter. They start at 40 dB, so a home off the map isn’t silent, just quieter than that. About Defra’s noise maps.
Air pollution is in micrograms per cubic metre, as a yearly average. The UK’s legal limits are what councils must meet; the World Health Organization’s guidelines are much lower, and most of England is above them. The figure is the background for the area, and is usually higher right beside a busy road. About Defra’s pollution maps.
A council declares an Air Quality Management Area where a legal limit is being, or is likely to be, missed, and has to publish a plan to improve it.
Crime nearby
Average: About the same as a typical place sampled. Crime recorded within a quarter of a mile, against 500 places chosen at random across England.Crime reported to the police within a quarter of a mile, over the last year.
About the same crime as most places. 93 reported nearby in a year.
- Compared with England
- About the same as a typical place sampledLess crime than 58% of 500 sampled places in England. A typical place had about 135 over a similar 12 months.
- Crimes reported
- 93August 2025 to July 2026, within about a quarter of a mile.
- By type
- Violence and sexual offences38 (typical place: 52)
- Anti-social behaviour22 (typical place: 18)
- Criminal damage and arson9
- Public order7
- Burglary6 (typical place: 5)
- Vehicle crime5 (typical place: 7)
- Other types6
How to read these figures
The comparison counts crime the same way, within a quarter of a mile over 12 months, around 500 randomly chosen postcodes in England. It tells you whether crime here is high or low for England. It can’t tell you whether a particular home is safe.
Each crime is mapped to a point on or near the street where it happened, never to an exact address. Distances are measured from the centre of the postcode.
Busy places record more crime. Town centres, shops, stations, pubs and main roads all push the numbers up, so crime on a high street nearby doesn’t mean a home is less safe. The map shows whether it is close to this home or further away.
Burglary and vehicle crime are the types most likely to affect a home directly, and worth knowing for contents insurance.
Not every crime is reported, and forces publish about two months behind. For more about the neighbourhood, see police.uk.
What our first testers said
People we invited to try RenterCheck. They weren’t paying customers.
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“There’s so much information in one place that would otherwise take hours to research yourself. I particularly liked the rental price comparison, energy costs and information about the surrounding area. Definitely worth checking before signing a tenancy agreement.”
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