Tenancy process
Tenancy Setup Process in London: From Offer to Key Collection
Follow every stage after your offer, including the holding deposit, referencing, signing, move-in payments and key collection.
How to Find the Best Rental Property in London: Expert Guide
Updated: 25 August 2026
This guide to finding the best rental property in London reflects the rules for most private rented homes in England following the Renters’ Rights Act changes introduced on 1 May 2026. Different rules can apply to lodgers, purpose-built student accommodation and certain other tenancies.
Looking for the best rental property in London can feel overwhelming. Good homes move quickly, prices vary from street to street, and a rushed decision can become an expensive mistake. The answer is not simply to move faster: it is to prepare properly, know what to check and understand the rules before paying any money.
According to the Office for National Statistics, the average private rent across all property types in London was £2,302 per month in June 2026. That is a London-wide average covering both existing tenancies and new lets-not a quote for a particular home-so compare like-for-like properties in your chosen area.
This practical guide explains how to budget, choose an area, assess a viewing, prepare for referencing and submit a strong, legally compliant application under the current rules.
In this guide
- Budget and upfront costs
- Choosing the right London neighbourhood
- Rental-property viewing checklist
- Referencing, guarantors and Right to Rent
- Renters’ Rights rules from 1 May 2026
- CENTURY 21 rental offer form
- Professional property search service
- Tenancy setup after an offer is accepted
- Frequently asked questions
How to find and secure the right London home
A practical seven-step journey from planning your search to collecting the keys.
- 1Set your total budgetInclude rent, Council Tax, utilities, travel, insurance and moving costs-not only the advertised rent.
- 2Choose the right areaBalance commute, transport, safety, lifestyle, schools, green space and the amount of space you need.
- 3Search and verifyUse reputable agents and portals, compare similar homes and verify the advert before paying anything.
- 4View carefullyCheck condition, safety, noise, natural light, storage, mobile signal, broadband and the real commute.
- 5Submit a complete offerProvide your start date, offered rent, occupier and income details, guarantor needs, pet request and any conditions.
- 6Secure and referencePay the holding deposit only after receiving the terms, then complete Goodlord referencing promptly and honestly.
- 7Sign, pay and collect the keysComplete the deposit, signatures and cleared move-in payment, then check the inventory and collect your keys.
Right to Rent: If you do not have the Right to Rent in the UK, disclose this before submitting an offer and paying a holding deposit.
1. Set a realistic total monthly budget
Start with the amount you can comfortably sustain every month, not the highest rent you might persuade yourself to afford. Your housing budget should include:
- monthly rent;
- Council Tax, unless the tenancy clearly says it is included;
- gas, electricity, water and broadband;
- travel costs and the value of your commuting time;
- contents insurance and everyday household costs; and
- one-off moving, furniture or storage costs.
Check the actual Council Tax band on the relevant council’s website and review the property’s Energy Performance Certificate (EPC). A lower headline rent may not be better value if the home is expensive to heat or adds a long commute.
How much money may you need before moving in?
| Payment | Current maximum for most private tenancies in England |
|---|---|
| Holding deposit | Up to one week’s rent |
| Rent before the tenancy starts | Usually no more than one month’s rent, and only after the tenancy agreement has been signed |
| Tenancy deposit | Up to five weeks’ rent where annual rent is below £50,000; up to six weeks where annual rent is £50,000 to £100,000 |
A holding deposit can later be refunded or, with your agreement, applied towards the first rent payment or tenancy deposit. Always ask for the payment terms in writing.
2. Choose a neighbourhood that works in real life
London is a collection of very different neighbourhoods. Before focusing on a postcode, decide what matters most: a shorter commute, more space, nightlife, green space, schools, quiet streets or access to a particular transport line.
- Test the commute: check the door-to-door journey at the times you will actually travel, including the walk to and from the station.
- Visit twice if possible: a street can feel very different on a weekday morning and a Friday evening.
- Check practical amenities: supermarkets, pharmacies, parks, gyms, cafés and medical services.
- Look beyond the postcode: two homes a few streets apart can differ significantly in noise, natural light and transport access.
- Check connectivity: test your mobile signal and confirm which broadband services are available at the exact address.
Create two lists before searching: “essential” and “nice to have”. This prevents you from rejecting a good home for a cosmetic reason-or accepting the wrong home because it has an attractive kitchen.
For many tenants, the best rental property in London is not the largest flat but the home that gives the strongest balance of location, condition, running costs and daily convenience.
3. Search smart for the best rental property in London
Use established portals such as Rightmove, Zoopla and OnTheMarket, reputable letting agents and direct agency alerts. For rooms and flatshares, specialist platforms can also be helpful. Set alerts for your preferred areas and contact the agent promptly when a suitable home appears.
A good advert should clearly state the rent, location, availability, furnishing, key features and any bills included. Since 1 May 2026, the advertised rent must be a specific amount. A landlord or agent must not invite, encourage or accept an offer above that figure.
Important: “Best and final offer” should now mean your strongest complete application at the advertised rent-not a higher rent bid.
Landlords and agents must not refuse applicants simply because they receive benefits or have children. The usual Equality Act protections also continue to apply.
4. Protect yourself from rental scams
Fraudsters often create urgency, copy genuine adverts or claim to be abroad. Before transferring money:
- verify the agent’s office, website, telephone number and redress-scheme membership;
- confirm that the person collecting money is authorised to let the property;
- view the property in person or arrange a live, address-specific video viewing through a trusted representative;
- obtain written holding-deposit terms and a receipt;
- check that the bank account name and payment instructions make sense; and
- never allow pressure to replace basic verification.
Not every pre-contract payment is unlawful. A refundable holding deposit of up to one week’s rent and a tenancy deposit may be requested before the agreement is signed. Rent itself must not be requested, encouraged or accepted until both parties have signed the tenancy agreement.
5. Viewing checklist for the best rental property in London
A viewing is not only about whether the flat looks attractive. Take notes and check the parts of the property that will affect everyday comfort and cost.
- Damp and ventilation: look around windows, external walls, ceilings, bathrooms and inside cupboards. Notice musty smells or heavy condensation.
- Heating and hot water: identify the heating system, test it where practical and ask what is included in the rent.
- Water: test pressure, hot water and drainage.
- Windows and security: check locks, entry systems, glazing and whether windows open and close correctly.
- Noise and light: open a window, listen for roads, railways, neighbours or construction, and consider the property’s aspect.
- Appliances and furnishings: confirm exactly what will remain and whether anything will be repaired or replaced before move-in.
- Storage and dimensions: check that your furniture will fit; wide-angle photographs can make rooms appear larger.
- Communal areas: inspect the entrance, corridors, lifts, bins, cycle storage and any concierge or parking arrangements.
- Safety: look for smoke and carbon-monoxide alarms and ask to see the current safety documents.
If you are relocating and cannot attend, ask for a live video tour rather than relying only on a prerecorded video. Request close-ups of any areas you are concerned about and written confirmation of agreed works.
6. Submit a strong application-without bidding above the rent
Securing the best rental property in London still requires a strong application because well-presented homes can attract several suitable applicants. Speed helps, but clarity and readiness are more valuable than an incomplete message sent first.
Your application should confirm:
- the property address;
- that you accept the advertised monthly rent;
- your preferred start date;
- the names and number of proposed adult occupiers;
- your employment, income or student status;
- whether you can complete referencing and Right to Rent checks promptly;
- whether a guarantor may be required;
- any pet request; and
- any conditions that must be agreed before you proceed.
Do not conceal anything that may affect referencing. A clear explanation of self-employment, a recent job change, overseas income or a previous credit issue is more helpful than allowing it to emerge unexpectedly.
7. Prepare for tenant referencing and Right to Rent checks
Tenant referencing is not a single legal test. Each landlord, insurer or referencing provider may use different criteria. Checks commonly cover identity, address history, income or employment, credit history and a previous-landlord reference.
Affordability
A common agency benchmark is gross annual income of at least 2.5 times your annual share of the rent. This is a referencing criterion, not a statutory rule, and requirements can vary.
Example: if your share is £1,000 per month, annual rent is £12,000. At 2.5 times the annual rent, the indicative income requirement would be £30,000 before tax.
Employees may be asked for payslips, an employment contract or employer confirmation. Self-employed applicants may need tax calculations or returns, accounts, an accountant’s letter and bank statements.
Important for overseas applicants: Standard referencing usually relies on UK-based income that can be independently verified through UK employment, payroll, banking or tax records. Overseas income is not automatically accepted as qualifying income. Some providers may consider it when suitable supporting documents can be verified, but acceptance depends on the referencing provider and the landlord’s or insurer’s criteria. Discuss this early, as you may need a UK-based guarantor, a professional guarantor or, where appropriate, a company let.
Guarantors
A commonly used guarantor benchmark is gross annual income of three times the guaranteed annual share of rent, although individual criteria vary. If a suitable personal guarantor is unavailable, an optional professional guarantor service may help.
Applying through CENTURY 21 London Central? You may be eligible to use the Goodlord professional guarantor service. Find out how it works, who may qualify and what to expect.
A landlord or agent must not require you to buy an insurance, loan or professional guarantor product as a condition of the tenancy.
Under the rules introduced on 1 May 2026, offering six or twelve months’ rent in advance is no longer a lawful workaround for referencing in most assured periodic tenancies. The landlord or agent must not ask for, encourage or accept more than the permitted rent in advance.
Right to Rent
All prospective adult occupiers must complete a Right to Rent check in England, regardless of nationality. British and Irish citizens normally use eligible identity documents or an approved digital identity service. Many other applicants can provide a date of birth and a Right to Rent share code. Give the agent only the information required through a secure process.
8. Understand holding deposits, tenancy deposits and fees
Holding deposit
A holding deposit can be no more than one week’s rent. The usual deadline for agreement is 15 days unless a different period is agreed in writing. It should normally be refunded or credited towards the tenancy. It may be retained in limited circumstances, including where an applicant withdraws, fails a Right to Rent check, does not take reasonable steps to enter the tenancy or provides materially false or misleading information. If it is retained, written reasons must be provided.
Tenancy deposit
The tenancy deposit cap is generally five weeks’ rent where annual rent is below £50,000 and six weeks where it is £50,000 to £100,000. The landlord or agent must protect a cash deposit in a government-approved scheme within 30 days and give you the required prescribed information. Keep the certificate and scheme details.
Fees
Administration, referencing, inventory, check-in and routine renewal fees are generally prohibited. Permitted payments include rent, the capped deposits, certain tenant-requested tenancy changes, early-termination costs, utilities and Council Tax where applicable, and limited default fees for late rent or replacement keys where the legal conditions are met. See the current GOV.UK Tenant Fees Act guidance.
9. Know the current Renters’ Rights rules
For most private renters in England, the most important changes from 1 May 2026 are:
- Assured periodic tenancies: most assured shorthold tenancies became rolling assured periodic tenancies. New assured tenancies no longer have a fixed end date.
- Tenant notice: tenants usually give two months’ written notice, ending on the rent-due day or the day before. A shorter period may be agreed in writing.
- No Section 21: landlords must use a valid legal ground if they want possession; the “no-fault” Section 21 route has ended.
- Rent increases: generally no more than once a year and not during the first 12 months of a new tenancy. At least two months’ notice using Form 4A is required, and an above-market increase can be challenged.
- No rental bidding: the landlord or agent must not invite, encourage or accept rent above the advertised amount.
- Benefits and children: blanket refusals because an applicant receives benefits or has children are prohibited.
- Pets: a tenant can request a pet. The landlord must consider the request and should provide a reason if it is refused.
Read the official Renters’ Rights Act overview for tenants for the latest government guidance.
10. Check the tenancy and safety documents
Before moving in, make sure the tenancy terms match what was agreed and that you understand the rent, due date, bills, deposit, occupants, pet terms and any special conditions. For a new assured periodic tenancy, the landlord or agent must provide the required written information about the tenancy.
You should also receive or be able to check, where applicable:
- a valid EPC-most covered rented homes must be rated E or above unless a registered exemption applies;
- a current Gas Safety Record where the property has gas;
- a satisfactory Electrical Installation Condition Report (EICR), with electrical installations inspected at least every five years;
- working smoke alarms and required carbon-monoxide alarms;
- deposit-protection and prescribed information;
- an inventory or schedule of condition; and
- licensing information if the property is a licensable HMO or falls within a local selective-licensing scheme.
Do not rely on a verbal promise that repairs, cleaning or furniture changes will be completed. Ask for agreed works to be recorded in writing, with a clear deadline.
11. Protect yourself at check-in
- Take date-stamped photographs and videos before unpacking.
- Check the inventory carefully and report omissions or errors within the stated time.
- Record utility meter readings and identify the suppliers.
- Test alarms and report urgent safety concerns immediately.
- Confirm the number of keys, fobs and permits received.
- Save the agent’s property-management and emergency contact details.
CENTURY 21 London Central rental offer form
When applying through CENTURY 21 London Central, please provide the information below. Complete a separate Tenant section for every proposed tenant and a separate UK-Based Guarantor section for every guarantor, where applicable.
Part 1: Offer details
- Property address: [full address]
- Application type: [Individual tenancy / Company let]
- Preferred start date: [date]
- Offered rent: £[amount] per calendar month (not above the advertised rent)
- Special conditions: [list any requested or agreed works, or write “none”]
- Pet request: [details or “not applicable”]
Company let option
If a company will rent the property, select Company let and provide:
- Full legal company name
- Company registration number and country
- Registered office address
- Authorised director or signatory contact details
- Full names of the intended occupiers
- Qualifying personal guarantor: full name, home address, contact details and registered company role
- Official registry evidence: the Companies House record, or the equivalent official register in the company’s country of incorporation
How the rules differ: A genuine company let is not an assured tenancy because the company-not an individual-is the legal tenant. It therefore sits outside the Renters’ Rights assured-periodic-tenancy framework. We nevertheless apply the same transparent no-rental-bidding standard: a company may offer the advertised rent or a lower amount, never more.
Mandatory personal guarantor: Every company applying through us must provide a natural person who is officially recorded as an owner, shareholder, person with significant control or director of the tenant company. An employee, HR representative, manager, accountant, friend or unrelated third party who is not officially registered in that capacity will not be accepted.
Read the full requirements in our company-let guide for tenants and employers.
Tenant 1
- Full name: [full legal name]
- Email address: [email]
- Phone number: [number]
- Employment or student status: [details]
- Gross annual income: £[amount]
- Children/dependants: [number]
- Guarantor required: [No / UK-Based / Goodlord]
Tenant 2 (if applicable)
- Full name: [full legal name]
- Email address: [email]
- Phone number: [number]
- Employment or student status: [details]
- Gross annual income: £[amount]
- Children/dependants: [number]
- Guarantor required: [No / UK-Based / Goodlord]
Repeat the Tenant section for every additional proposed tenant.
UK-Based Guarantor 1 (if applicable)
- Full name: [full legal name]
- Email address: [email]
- Phone number: [number]
- Employment: [details]
- Gross annual income: £[amount]
UK-Based Guarantor 2 (if applicable)
- Full name: [full legal name]
- Email address: [email]
- Phone number: [number]
- Employment: [details]
- Gross annual income: £[amount]
Repeat the UK-Based Guarantor section for every additional guarantor, if required.
Professional guarantor: Applicants applying through CENTURY 21 London Central may be eligible to use the Goodlord professional guarantor service. We will confirm eligibility and explain the next steps.
What happens after your offer is accepted?
When applying through CENTURY 21 London Central, the tenancy setup is managed through Goodlord. The following process explains what you need to complete and when payments are due.
Important: Right to RentIf you do not have the Right to Rent in the UK, you must disclose this before submitting an offer and paying a holding deposit.
1. Holding deposit – one week’s rent
A holding deposit is required to secure the property and begin the referencing process. Until the holding deposit has been paid, the landlord may continue to consider and accept other offers.
The holding deposit may not be refundable if you withdraw from the tenancy, fail to take reasonable steps to complete the referencing process, provide misleading or false information, or fail a Right to Rent check.
Tip: prepare a fast way to pay
Have at least the one-week holding deposit ready before you make an offer. In a competitive market, the property is not reserved until the holding deposit has been received. If several applicants are interested, a delay of even a few hours or until the next day can make it difficult for the landlord to keep the property available. We have also seen overseas transfers take a week to arrive.
Consider preparing a suitable GBP payment account in advance. Options may include Wise, Revolut or Monzo, depending on your country, eligibility, fees and personal circumstances.
Lucia personally uses Wise because it allows her to hold multiple currencies. For example, if your main currency is euros, you can add euros, convert them into pounds and hold a GBP balance with UK account details. An eligible domestic GBP transfer may arrive much faster than a traditional international bank transfer and can sometimes arrive within seconds, although timing is never guaranteed. Depending on the provider, amount and exchange rate, it may also reduce transfer and currency-conversion costs.
Check Lucia’s Wise referral offer. This is a referral link. If you use it, Lucia may receive a benefit, and you may receive the offer displayed by Wise. Always review the current fees, exchange rate, eligibility and terms before opening or using any account.
2. Referencing through Goodlord
Referencing is carried out through Goodlord and includes identity verification, credit checks, residential history checks and income verification.
Goodlord may request additional information or documentation, including the use of Open Banking and Trusted Sources. These services allow information to be verified directly with your bank, employer, HMRC or another relevant organisation.
3. Tenancy deposit – five weeks’ rent
The tenancy deposit is payable once your references have been approved and the tenancy agreement has been prepared.
4. Tenant signing
Once the tenancy deposit has been received and cleared, all prospective tenants will be invited to sign the tenancy agreement through Goodlord.
5. Landlord signing
The landlord will sign the agreement after all prospective tenants have completed their signatures.
6. Tenancy execution
Once all parties have signed, a fully executed copy of the tenancy agreement will be issued to all tenants and the landlord.
7. Move-in monies and key release
The balance due before move-in is the first month’s rent, less the holding deposit paid at the start of the process.
All move-in monies must be received and cleared in the Goodlord account before keys can be released. If you are making an international payment, allow at least seven working days for the funds to arrive, as international transfers can take longer to clear.
Frequently asked questions about renting in London
Can a London landlord accept more than the advertised rent?
No. For relevant assured private tenancies in England from 1 May 2026, landlords and agents must advertise a specific rent and must not invite, encourage or accept a higher offer. Company lets sit outside this assured-tenancy framework, but CENTURY 21 London Central applies the same no-bidding standard to every company-let application: the company may offer the advertised rent or less, never more.
Can I offer six or twelve months’ rent in advance?
For most assured periodic tenancies, no. Rent cannot be accepted before the tenancy agreement is signed, and the usual maximum before a monthly tenancy starts is one month’s rent. Limited exceptions apply to certain council-arranged, social and supported housing.
How much is a holding deposit?
The maximum is one week’s rent. Ask for the holding-deposit terms in writing before paying and keep your receipt.
How much notice must a tenant give?
A tenant with an assured periodic tenancy generally gives two months’ written notice, ending on the rent-due day or the day before it. The parties can agree a shorter notice period in writing.
Does a landlord have to accept my pet?
Not automatically. You can request a pet, and the landlord must consider the request and should give a reason if it is refused. Building rules, the type of property and the animal’s suitability may be relevant.
What documents should I prepare?
Prepare suitable identity and address documents, evidence of income or student status, employment details, rental history and the documents or share code required for Right to Rent. Use the agent’s secure referencing system rather than sending sensitive documents through an unverified channel.
OVERSEAS APPLICANT SUPPORT
Professional London rental property search service
CENTURY 21 London Central can help you find a new home even when the property is not listed directly with us. We search the wider London rental market and provide local support throughout your search.
- define your budget, preferred areas and essential requirements;
- search suitable homes across the wider London market;
- contact listing agents and obtain key information;
- arrange viewings and, where agreed, attend or provide a live video tour;
- identify practical concerns before you apply; and
- help organise your offer and referencing information.
Especially useful if you are overseas: If you do not have anyone in London, we can be your local point of support. Contact us to discuss your requirements, availability and fees.
Ready to find the best rental property in London?
The best rental property in London is the home that fits your real budget and daily needs. A strong search combines realistic budgeting, careful viewing and complete paperwork. Know your essentials, verify what you are paying for and never let competition pressure you into ignoring a concern.
Browse our available London rental properties, or contact us for personal help with your search.
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Legal note: This general guide concerns most private tenancies in England and is accurate to 25 August 2026. It is not legal advice. Rules may differ for lodgers, company lets, holiday lets, social housing, purpose-built student accommodation and tenancies outside England. Always check the latest official guidance for your circumstances.
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