Property viewings

Inspecting a property

You may only get to see a property once before you need to make the decision on whether you rent it or not.

Photographs are no substitute for walking into a property and having a good look around. Make sure everyone in your group visits the property, and ask lots of questions.

Exterior
• Is the roof in good condition?
• Are the gutters overflowing?

Outdoor space
• Is there a garden? Will you be expected to look after it? Are tools provided?
• Is there a balcony? Is it clean and safe?

Doors and windows
• Are they secure? How many locks on doors?
• Are the windows double glazed?

Local area
• Take time to explore.
• What shops are nearby?
• Where’s the nearest bus stop and station?

Kitchen
• Do all of the appliances work?
• Is there enough storage space?
• Signs of mice?

Bedroom
• Suitable furniture?
• Enough storage space?
• Is one bedroom smaller than the others?
• How does the heating system work?

Electrics
• Watch out for loose or exposed wires.
• Cracked sockets and switches are a warning sign.

Walls and ceilings
• Look out for discoloured or mouldy patches.

Smoke alarms
• There should be at least one on every level.

Virtual viewings

There is no substitute for viewing a property in person. However, if that is not possible, you should ask the landlord or agent to conduct a virtual viewing via a live recording. 

We would not advise you to rely on pre-recorded videos or pictures as these can be outdated or edited. If you cannot attend a physical viewing, you should request a live virtual tour as this will not be edited and you can ask questions in real time as you are shown around the property.  

It is essential that you ask as many questions as possible to ensure that the property meets your requirements. You should prepare a list of questions beforehand and ensure that you note down the answers. 

Ask for additional information which might give you a better picture of the property. For example, a copy of the floor plan will give you an idea of how much space there is and how you could arrange furniture.

See our alternative options section for further details on leaving early.

If you view a property virtually, you may be able to negotiate ways to protect yourself should the property not be as shown in reality. For example, you may agree to take the tenancy ‘subject to a physical viewing’ or agree a break clause that allows you to terminate the tenancy before the start date. 

Contact the ULHS for further assistance with this.

Questions to ask

Landlords or agents

  • Who manages the property? Will you be paying rent and reporting repairs to the landlord directly or a managing agent? Is there an out of hours phone number for emergency repairs?
  • How many people will you be sharing bathroom and kitchen facilities with?
  • Are any bills included? If not, how much are they likely to be?
  • What furniture is included?
  • Will the property be professionally cleaned before move-in?

Current tenants

  • Does the landlord or agent respond quickly when repairs are reported?
  • What are the neighbours like?
  • Is it a nice area to live in?
  • How much are the bills?
  • Have there been any issues with damp or mould? Pests?

Remember
You are viewing a property that is someone’s home, so be polite and not too intrusive. 

Negotiating with the landlord or agent

Where demand for properties is high, it can be difficult for tenants to negotiate lower rents or changes to the contract.

If a landlord or agent is keen to let a property quickly, you might be able to negotiate more easily.

Negotiating the rent

Rents can vary massively across London. The best way to check if a property’s advertised rent is reasonable is to look at the rents for similar properties in the area. 

Due to the rise in cost of living, rent prices have increased. The rental market has also become extremely competitive as there are not enough properties to accommodate to the demand. You are likely to find that you don’t have as much bargaining power to negotiate the rent. You may also find that you have to engage in bidding wars for a property. Be careful that you don’t agree to a rental price that is too high and becomes unaffordable for you as you will be liable for the rent once you sign the contract.

See the average rents section for more information on rents in London.

How do I know if I am paying a fair price?

  • Visit as many properties as possible
  • Compare rents for similar properties, in the same area online

See if you can negotiate on other things, such as:

  • A shorter contract or a break clause
  • Extra or replacement furniture
  • Redecoration or refurbishment before you move in
  • Professional cleaning before you move in

    • Get it in writing

    If the landlord or agent has agreed to do or provide certain things by the start of the tenancy, you should get this in writing.

    Try to communicate any formal requests by email rather than text messages.

    Ideally, any promises that have been made should be written in the holding deposit receipt or within the tenancy agreement. Then, if any promises are not met, you will have evidence of the agreements that were made. 

    Next steps

    If you decide that you want to rent a property, the next steps will likely be:

    1. Paying a holding deposit
    2. Sorting out references and guarantors
    3. Right to rent checks
    4. Signing a contract
    5. Paying a damage deposit (only pay the named landlord or letting agent)
    6. Paying the first instalment of rent (only pay the named landlord or letting agent)
    7. Moving in!
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