Rents in England have climbed from £950 a month in January 2015 to £1,398 in July 2025 — a 47% increase in a decade. That means the difference between a good viewing and a bad one isn’t just about finding a nice kitchen — it’s about avoiding thousands of pounds in wasted rent, unexpected bills, and costly disputes. I’ve been covering the UK rental market long enough to see the same pattern repeat: people walk into a flat, fall for the natural light, and forget to ask the one question that would have saved them a fortune. Here’s what you actually need to know.
Before you book a viewing, it helps to know what you’re walking into. The average rent now sits at nearly £1,400, so every question you ask is a chance to protect that monthly outlay. I’d start by checking how to negotiate rent effectively before you even step through the door — knowing the market gives you leverage. A smart leak detector like the X-Sense Wi-Fi Water Leak Detector can also help you spot hidden water damage during a viewing, which is a common sign of bigger problems.
What to look for beyond the surface
The biggest mistake I see is treating a viewing like a house tour. You’re not there to admire the decor — you’re there to find problems. The most important implication is this: what you don’t ask now will cost you later. Let’s break down the core concept.
Think of the EPC as the property’s fuel economy sticker. A flat rated F or G isn’t just inefficient — it’s illegal to rent out until the landlord improves it. I always check the EPC rating before I even book a viewing. If it’s a D or below, I know the heating bills will be noticeably higher. If you’re looking at a furnished property, ask exactly what’s included — much of what you see might belong to the current tenant. That’s where negotiating rent based on what’s actually provided can save you money from day one.
Why the details matter more than you think
Here’s a scenario that plays out more often than you’d expect: you move into a flat, love the location, and then discover the boiler is 15 years old. It breaks in December. The landlord takes a week to fix it. You’re cold, you’re paying for electric heaters, and you’re furious. That’s why asking about the boiler’s age and service history isn’t nitpicking — it’s essential. Landlords must arrange a gas safety check every 12 months, and they should be able to show you the record. If they can’t, that’s a red flag.
The same goes for smoke alarms and carbon monoxide detectors. It’s a legal requirement to have a smoke alarm on every floor and a carbon monoxide detector in any room with a fuel-burning appliance. I’ve walked into viewings where neither was visible. That’s not just an inconvenience — it’s a safety hazard. If you’re unsure about your rights, a tenant landlord lawyer can clarify what the landlord is legally obliged to provide before you sign anything.
What I tend to notice is that people focus on the kitchen and living room but forget the garden. In most rentals, you’re responsible for keeping it tidy, while the landlord handles trees, hedges, and fences. If there’s a communal garden, there might be a paid gardener — ask who covers that cost. And if you’re looking at a flat with street parking, find out if you need a council permit and how much it costs. Some areas only allow one permit per household, which can be a problem if you have a partner who also drives.
Where people go wrong during viewings
After years of watching renters make the same errors, I’ve narrowed it down to four common mistakes. Each one is avoidable if you know what to look for.
Trusting the listing distance
Property listings measure distances “as the crow flies,” which is almost always shorter than the actual walking distance. A flat listed as a 10-minute walk to the station might be 20 minutes in reality. Always ask the letting agent for the walking time, and if possible, walk it yourself during the viewing. This is especially important if you’re commuting daily — an extra 10 minutes each way adds up to over 80 hours a year.
Ignoring the neighbours
You can’t choose your neighbours, but you can get a sense of them. A young family might mean early mornings; a group of students might mean late nights. Visit the neighbourhood at different times of day and evening to gauge noise levels. Chat with current residents if you can. I’ve seen people sign a lease only to discover the upstairs neighbour plays drums at 11 PM. That’s not something a letting agent will volunteer.
Forgetting to check the bills
This is the one that costs people the most. Ask exactly which bills you’re responsible for — gas, electricity, water, council tax, internet, and any service charges. Some landlords include utilities in the rent; others expect you to set up accounts directly. If the current tenant is at the viewing, ask them what they pay each month. A flat with a low EPC rating could mean energy bills that are hundreds of pounds higher per year. For a clearer picture of what you’re signing up for, understanding how your deposit is protected is just as important as knowing the monthly costs.
Not testing the fixtures
Open every cabinet. Turn on every tap. Flush every toilet. Check that the oven, hob, dishwasher, and washing machine actually work. Look for signs of water damage under sinks and around the toilet base. A slow-draining sink might seem minor, but it can indicate a bigger plumbing issue. I always bring a phone charger to test whether the plug sockets work — you’d be surprised how many don’t.
→ Scroll right to see all columns
| Item to check | What to ask | Why it matters |
|---|---|---|
| Boiler | How old is it? When was it last serviced? | An old boiler is more likely to break and costs more to run. |
| EPC rating | What’s the current rating? | Ratings below E are illegal; lower ratings mean higher energy bills. |
| Smoke alarms | Are they fitted on every floor? | Legal requirement — missing alarms are a safety and compliance issue. |
| Carbon monoxide detector | Is there one near fuel-burning appliances? | Legally required and potentially life-saving. |
| Water pressure | Can I turn on the taps and flush the toilet? | Low pressure can make showers frustrating and indicate plumbing problems. |
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Your practical viewing checklist
This section walks you through the specific actions to take before, during, and after a viewing. Follow these steps and you’ll catch the problems that most people miss.
Before the viewing: prepare your questions
Write down your non-negotiables before you arrive. Is parking essential? Do you need in-unit laundry? Are pets allowed? If you have a pet, mention its medical history and ask for written permission — the landlord has 28 days to respond. Check the EPC rating online before you go. If it’s below a D, expect higher energy bills. I also recommend checking crime statistics for the area and visiting the neighbourhood at different times to get a real feel for it. A video doorbell can give you peace of mind about security once you move in, but during the viewing, focus on what the landlord is responsible for providing.
During the viewing: inspect methodically
Start outside and work your way in. Check the condition of the building’s entrance, communal areas, and any outdoor spaces. Inside each room, test the light switches, open and close windows, and check for damp or mould — especially around windows and in corners. Look at the flooring: hardwood or tile is durable and easy to clean, while worn carpet might need replacing soon. Open cabinets and drawers to check they slide smoothly. Turn on the oven, hob, and any built-in appliances. If the property has a garden, ask who maintains it and what’s included. For peace of mind, a smoke alarm with a 10-year battery is a good sign that the landlord takes safety seriously.
After the viewing: confirm everything in writing
Don’t rely on verbal promises. Ask the letting agent or landlord to confirm in writing what’s included in the rent, who your point of contact is for repairs, and what the process is for reporting issues. If you’re planning to redecorate or make changes, get permission in writing before you move in — otherwise, you risk losing your deposit. If the property is furnished, get an inventory list of exactly what’s included. This is also the time to review any lease modification agreements carefully before signing.
Future-phase: what’s changing in the rental market
The rental market is evolving. The Renters’ Rights Bill is expected to introduce significant changes, including the abolition of Section 21 “no-fault” evictions and the introduction of a Decent Homes Standard for the private rented sector. While these changes aren’t fully in force yet, they signal a shift toward greater tenant protections. When viewing a property now, ask whether the landlord is aware of upcoming regulations and how they plan to comply. A landlord who’s proactive about compliance is usually a better one to rent from.
Frequently asked questions
Can I switch energy suppliers if I’m renting? ▾
What happens if the EPC rating is below E? ▾
Can I get a water meter fitted in a rental? ▾
Who is responsible for garden maintenance? ▾
What should I do if the landlord refuses a pet without a valid reason? ▾
How do I check if a letting agent is reputable? ▾
The best time to ask these questions is before you sign anything. A good landlord or letting agent will answer them clearly and in writing. If they’re evasive or dismissive, consider that a warning sign. Your next step is simple: take this checklist to your next viewing and use it. If this was useful, you might also want to read Key move-out steps to follow when renting in the UK.
Sources and Further Reading
Breaking your lease in the UK: know your options and avoid penalties — What to do if you need to leave your tenancy early without losing your deposit.
What to look for when renting an apartment. Paragon Living, 2025.
Questions to ask letting agents on a property viewing. Zoopla, 2025.
House viewing checklist. Which?, 2025.
