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Inventory and schedule of condition, room by room

A room-by-room record of what is in the home and what state it is in on the day the tenant moves in, with meter readings, keys, photos and signatures. It is the evidence both sides rely on when the deposit is returned.

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Deposits: the cap, the 30 days and the prescribed information

A tenancy deposit in England is capped at five weeks' rent (six weeks when the annual rent is £50,000 or more), must be protected in a government-approved scheme within 30 days of receiving it, and the tenant must get the prescribed information in the same 30 days. Miss that and a court must order you to pay one to three times the deposit.

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Rent in advance and rent bidding: what the Renters’ Rights Act allows

Since 1 May 2026 you cannot take rent before the tenancy agreement is signed, can take at most one month's rent before it starts, and cannot invite or accept offers above the rent you advertised.

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How to protect a tenancy deposit, and what happens if you are late

Put the deposit in one of the three government schemes within 30 days and give the prescribed information. If late, the tenant can claim one to three times the deposit and most possession grounds close.

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Check-in and check-out

The visits at the start and end of a tenancy where the home is inspected against the inventory, keys are handed over and meter readings are taken.

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Client money protection (CMP)

Cover that repays landlords and tenants if an agent loses or misuses money it holds for them. Compulsory for agents in England that hold client money.

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Deposit cap

The most a landlord in England can take as a tenancy deposit: five weeks' rent where the annual rent is under £50,000, six weeks' at £50,000 or more.

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Fair wear and tear

The normal deterioration of a home and its contents from ordinary, reasonable use over time. A landlord cannot deduct for it from the deposit.

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Guarantor

A person who promises in writing to pay the rent, or cover other losses, if the tenant does not. Often asked of students or people on a lower income.

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Inventory and schedule of condition

A dated record of what is in the home and the condition of each room and item at the start of a tenancy, usually with photos, signed by both sides.