What to Check Before You Sign a Tenancy Agreement in South London
- Media GWPH
- May 15
- 10 min read
A Practical guide for tenants who want to move with confidence not regret.
May is one of the busiest times of year for people searching for a new home in South London. Universities are wrapping up. Work contracts are changing. Families want to be settled before the summer. And landlords know that. So does the market.
That combination- urgency plus competition- creates the conditions where tenants make decisions quickly and sometimes sign agreements they don't fully understand. A few weeks later, they discover a clause that puts them at a serious disadvantage. Or they miss something at the viewing that becomes a real problem once they're living there.
This guide is here to help you slow down long enough to get it right.
At Gateway Property Hub, we work with landlords across Croydon and South London and we manage properties the way a good landlord should. That means we understand both sides of the tenancy relationship. What follows is the honest, practical advice we'd give to anyone looking for a home in this area right now.
1. Start With the Basics: Does This Property Actually Have What It Needs?
Before you fall in love with a property before you start imagining your furniture in the living room there are a few non-negotiable checks that need to happen.
Gas Safety Certificate
Every rental property with gas appliances must have a valid Gas Safety Certificate, renewed annually. Ask to see it before you move in. If a landlord or agent can't produce it, that is a serious legal failing not a minor admin oversight. Do not move into a property without this.
Electrical Installation Condition Report (EICR)
Landlords in England are now legally required to have the electrical installation inspected every five years and to provide tenants with the report. This covers the wiring, sockets, fuse board and fixed electrical fittings. If the property has an EICR that flags any Category 1 or Category 2 issues, those must be resolved before you move in.
Energy Performance Certificate (EPC)
All rental properties must have an EPC rating of at least E. This document tells you how energy-efficient the property is which directly affects your heating bills. A property rated F or G should not legally be rented out. If you're shown a property with a very low rating, ask questions. Your energy costs will reflect it every single month.
Working Smoke and Carbon Monoxide Alarms
This one is non-negotiable. Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, your landlord is legally required to install a working smoke alarm on every floor and a carbon monoxide alarm in any room containing a gas appliance including boilers and gas fires.
Before you sign anything, test every alarm yourself. Press the test button and make sure it responds. Don't take the landlord's word for it.
If alarms are missing or not working, request in writing that they be installed or replaced before your tenancy begins. A landlord who refuses is already showing you something important about how they manage the property.
2. What to Check Before Signing a Tenancy Agreement- All of It
This sounds obvious. Almost no one actually does it properly.
The tenancy agreement is a legally binding contract. It sets out your obligations, your landlord's obligations, and the terms under which you can be asked to leave. Once you sign it, you are bound by everything in it including the parts you didn't read.
Things to look for specifically:
• The length of the fixed term and what happens at the end of it
• Break clauses— whether you or the landlord can end the tenancy early, and under what conditions
• Rent review clauses— can the rent be increased during the tenancy, and by how much?
• Permitted occupiers— who is allowed to live there
• Restrictions on pets, smoking or subletting
• What you are responsible for maintaining versus what the landlord handles
• The process for reporting repairs and the expected response time
If anything in the agreement is unclear or feels unreasonable, ask for clarification before you sign. A reputable agent or landlord will not pressure you into signing immediately without time to read.
3. Your Deposit: Know Where It's Going and How to Get It Back
Deposit disputes are one of the most common sources of stress at the end of a tenancy. In many cases, they are also entirely preventable.
Here is what you need to know:
Deposit protection is a legal requirement.
Your landlord must register your deposit with a government-approved scheme within 30 days of receiving it. The main schemes are the Deposit Protection Service (DPS), MyDeposits and the Tenancy Deposit Scheme (TDS). You must receive written confirmation called prescribed information telling you which scheme holds your deposit. If this doesn't happen, your landlord may face penalties and may not be able to serve a valid Section 21 notice.
The check-in inventory is your protection.
At the start of the tenancy, you should receive a detailed inventory of the property's condition including photographs. Go through it carefully. If anything is described as being in better condition than it actually is, mark it up and return it with your comments. This document is what the check-out report will be compared against. If there is no inventory, or you signed one without checking it, you are in a weaker position if there is a dispute at the end.
Document everything during the tenancy.
If you report a repair, do it in writing even if you've spoken on the phone, follow it up with a message or email. Keep records of all communication with your landlord or agent. If a dispute arises at the end of the tenancy, your paper trail is what counts.
4. Look Carefully at the Property Not Just the Aesthetics
Viewings are often rushed. Agents or landlords are busy, there's another viewing booked after yours, and you're trying to get a feel for the space while also mentally measuring up your sofa. It's easy to miss things.
Take your time and look for the following:
• Damp and mould— check corners, behind furniture, around windows and in bathrooms. A faint smell of damp is as telling as visible patches.
• Boiler condition and age— ask when it was last serviced. An old boiler with no recent service history is a risk.
• Water pressure— turn on a tap. Low pressure in older properties can be a persistent issue.
• Mobile signal and broadband availability— check your phone at the property. For broadband, search the address on Ofcom's checker before committing.
• Natural light and ventilation— some mould issues stem from poor airflow rather than structural problems. Both matter.
• Storage and bin arrangements— sounds minor, but inadequate storage and unclear refuse arrangements become daily frustrations.
• Parking and access— especially relevant across Croydon and South London where permit zones change regularly.
If something concerns you at the viewing, say so. Ask directly how it's managed or whether it's been looked at. How a landlord or agent responds to that question tells you a great deal about what living there will be like.
5. Understand Your Rights Before You Need Them
The legal landscape for tenants in England has been changing significantly. The Renters' Rights Bill which is working its way through Parliament is set to bring some of the most substantial reforms to the private rental sector in decades. These changes are designed to offer tenants more stability and stronger protections.
Even before those changes come fully into effect, your existing rights are meaningful:
• Your landlord must give you proper notice before entering the property usually 24 hours, except in genuine emergencies
• You have the right to live in the property without harassment or illegal eviction
• You have the right to a habitable property that meets basic standards of repair and safety
• You cannot be evicted without a valid legal process, regardless of how the tenancy ends
Knowing your rights doesn't mean you need to be adversarial with your landlord. In most cases, a clear, professional conversation resolves issues quickly. But knowing where you stand gives you confidence and confidence usually leads to better outcomes for everyone involved.
6. Questions Worth Asking Before You Commit
Most tenants don't ask enough questions. Here are some that can make a real difference:
Why is the current tenant leaving?
You're not always going to get a completely honest answer, but it's worth asking. If a tenant is leaving because of ongoing maintenance issues or problems with the landlord, that's information you'd want.
How long has the property been on the market?
If a property has been sitting for several months with no takers, ask yourself why. It may be priced incorrectly. Or there may be something about the property or the landlord that's put other tenants off.
What is the process for reporting repairs?
Is there a dedicated contact? What's the expected response time? A good landlord or well-run agency will have a clear, straightforward answer.
Are there any planned works to the building or area?
Particularly relevant for flats. If there's scaffolding planned, communal area works or major building works nearby, it's better to know before you move in.
What is included in the rent?
Some properties include certain utility bills. Others don't. Make sure you know exactly what you're paying before you budget.
7. How to Spot a Well-Managed Property
Not all landlords and agents are the same. The way a property is presented, and how your questions are handled during the process, gives you strong clues about what your tenancy experience will actually be like.
Signs of a well-managed property and landlord:
• All compliance documents are offered to you without being asked
• The property is clean, maintained and presented honestly not staged to hide issues
• Questions are answered directly and without defensiveness
• The tenancy agreement is a standard, fair document not full of unusual or one-sided clauses
• There is a clear process for reporting issues and a named contact for managing the property
• The agent or landlord follows up professionally and communicates clearly throughout
At Gateway Property Hub, these are the standards we hold our managed properties to. When a tenant moves into one of our properties, they know what to expect and they have a clear point of contact throughout their tenancy. That matters, especially in a market where the relationship between landlord and tenant can feel uncertain.
8. Already in a Tenancy That Isn't Working? This Section Is for You.
Not everyone reading this is searching for a new home. Some of you are already in a tenancy and something isn't right.
Maybe your landlord hasn't responded to a repair request for weeks. Maybe there's damp that keeps coming back. Maybe you've received an unexpected rent increase and you're not sure if it's legal. Maybe you're worried about being asked to leave and you don't know where you stand.
If any of that sounds familiar you're not alone, and you're not without options.
You have more protection than you may realise.
Many tenants stay in difficult situations longer than necessary because they don't know what they're entitled to ask for, or they worry about making things worse by speaking up. The reality is that most landlords when approached clearly and professionally will respond. And for those who don't, there are formal routes available.
Here are the most common situations tenants come to us about and what you should know:
Your landlord isn't carrying out repairs
Report the issue in writing if you haven't already even a WhatsApp message creates a record. Give a reasonable time frame for response. If the problem affects the habitability of the property — heating, hot water, structural damp, electrical faults your landlord is legally obliged to act. If they don't, you can escalate to your local council's Environmental Health team, who have powers to compel action.
You've received a rent increase and you're not sure if it's valid
For most assured short-hold tenancies, a landlord can only increase rent at the end of a fixed term or with your agreement during it. If you're on a periodic tenancy (rolling month to month), they must use the correct Section 13 notice procedure and give you at least one month's notice. If the increase feels excessive, you have the right to challenge it through a First-tier Tribunal. You don't need a solicitor to do this.
You're worried about being evicted
Even if you've received a notice, you cannot be legally removed from your property without a court order. A notice is not an eviction it is the start of a legal process. If you've received a Section 21 notice (no-fault) or a Section 8 notice (for breach of tenancy), take it seriously but don't panic. Get advice before you do anything. Citizens Advice, Shelter and your local council's housing team are all available to help.
Your landlord is pressuring you or entering without notice
This is harassment, and it is illegal. Your landlord has no right to enter your home without giving proper notice typically 24 hours except in a genuine emergency. If this is happening, document every incident with dates and times, and seek advice. You do not have to tolerate it.
You're not sure whether to stay or look for something else
Sometimes the honest answer is that a tenancy has run its course the property isn't being maintained properly, the relationship with the landlord has broken down, or your circumstances have changed. If you're weighing up whether to stay or move, talking it through with someone who knows the local market can help you make that decision clearly rather than reactively.
Whatever your situation, the worst thing to do is nothing whether that's staying somewhere that's making you unhappy, or rushing into a new tenancy without proper checks. Both have real costs.
A Final Thought Whether You're Moving or Already Moved
Moving into a new home should feel exciting. Being in your home should feel secure. Most of the problems tenants face, whether at the start of tenancy or during one- could have been avoided with clearer information and a conversation with someone who wasn't in a hurry to close a deal.
If you're looking at properties in Croydon, Thornton Heath, Purley, Sutton or anywhere across South London, and you're unsure about anything you've seen or been told speak to someone who knows the local market and has no reason to rush you into a decision.
That's exactly what we're here for.
Have a question about a property you're considering?
At Gateway Property Hub we manage properties across South London and we believe tenants deserve clear, honest answers. If you'd like an independent conversation about a property you're considering, or you simply want to talk through what you've read here, we're happy to help.
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