The Tenant’s Guide to Renting
Most tenants don’t expect much from their letting agent — and most agents don’t give them much reason to. Most issues in tenancies don’t come from the property itself — they come from how things are handled. This guide covers every stage of renting a property, from searching and moving in through to repairs, renewals and moving out. It also explains what you should expect from a properly run agency — because the standard matters.
1. Finding a Property
Start by searching online. Properties managed by Oyster Properties are listed on Rightmove, Zoopla, OnTheMarket, PrimeLocation and our own property search. You can also register for alerts so you’re notified when a property matching your criteria becomes available.
Viewings: Once you’ve found a property you’re interested in, book a viewing through the website or by calling your nearest branch. Take your time during the viewing — check water pressure, heating, storage, natural light and the condition of the property. Ask about the tenancy terms, deposit amount and move-in timeline.
Affordability: Most agents and landlords expect your annual income to be at least 2.5 times the annual rent. Use our rental affordability calculator to check before you apply.
2. Referencing
Once your offer is accepted, you’ll go through referencing. At Oyster Properties, this is carried out by Homelet and covers credit history, employment verification, previous landlord references and Right to Rent checks.
What you’ll need: Proof of identity (passport or driving licence), proof of income (payslips, employment contract or accountant’s reference if self-employed), bank statements, previous landlord’s contact details, and proof of your right to rent in England.
Referencing typically takes a few working days. Be responsive to requests for information — delays usually come from the applicant side, not the referencing provider.
3. Tenancy Agreement and Deposit
Your tenancy agreement sets out the terms of your tenancy — rent amount, payment dates, responsibilities, and conditions. At Oyster Properties, agreements are prepared and signed digitally via Goodlord, so everything is completed before you collect the keys.
Deposit: You’ll pay a deposit (capped at five weeks’ rent for annual rents under £50,000). Your deposit is registered with a government-approved scheme — Oyster Properties uses myDeposits. You’ll receive confirmation of the deposit protection along with the scheme’s prescribed information.
Documents you should receive before moving in:
- A copy of your signed tenancy agreement
- Deposit protection certificate and prescribed information
- The property’s Energy Performance Certificate (EPC)
- A valid Gas Safety Certificate
- The Government’s “How to Rent” guide
- From 1 May 2026 — the Renters’ Rights Act Information Sheet
4. Check-In
Before you move in, a full inventory and check-in is conducted. At Oyster Properties, this is done in person with 360° photographic documentation via Inventory Hive. This creates a detailed record of the property’s condition at the start of your tenancy — protecting both you and the landlord when it comes to the deposit at the end.
Take your own photos on move-in day as well. If you notice anything not recorded in the inventory, report it within the first few days.
5. During Your Tenancy
Paying rent: Rent is due on the date specified in your tenancy agreement. Set up a standing order to avoid missed payments. If you’re having difficulty paying, contact your property manager as early as possible — problems addressed early are easier to resolve.
Reporting repairs: If something needs fixing, report it through the Oyster Properties maintenance portal. The fastest way to get an issue resolved is to report it through the portal with photos where possible — our repair diagnostics system can often identify the issue and provide guidance immediately, sometimes resolving the problem without a contractor visit. When a contractor is needed, they arrive with a full diagnostic report so the job is done right first time. Every repair is logged, tracked and visible — you’ll know what’s happening without having to chase.
Inspections: Your property will be inspected at regular intervals. These inspections are a standard part of every managed tenancy — they help identify maintenance issues early, ensure the property is being maintained to a good standard, and prevent small problems from escalating. Each inspection is documented with photographic reports.
Pets: If you’d like to keep a pet, submit a formal request through your property manager. The landlord will review it, and if approved, you’ll sign a Pet Licence Agreement and confirm pet insurance is in place. Consent is for the specific animal approved.
Need to Report a Repair?
Use the Oyster Properties maintenance portal to log your issue — with photos where possible. Our diagnostics system will respond immediately.
Report a Repair6. What to Expect from Your Agent
A letting agent manages your home — and you have the right to expect a professional standard of service. What matters most is consistency — the same standard applied to every property, every time, not dependent on which individual picks up the phone:
A team that knows your property. You shouldn’t be explaining your situation from scratch every time you call. At Oyster Properties, managed properties are overseen by dedicated teams with access to the full history of your tenancy — so whoever you speak to already has the context.
A proper maintenance system. Repairs shouldn’t rely on emails and phone calls that get lost. A structured reporting system means every issue is logged, tracked and followed up. At Oyster Properties, tenants report repairs through a dedicated maintenance portal with built-in diagnostics — problems are identified faster, many are resolved without a contractor visit, and when a callout is needed, the contractor arrives prepared with a full report.
Proactive communication. You shouldn’t have to chase for updates on a repair or wonder whether anyone is dealing with an issue. A good agent keeps you informed without you having to ask.
Documented check-ins and check-outs. The condition of the property at the start and end of the tenancy should be recorded properly — with photographic evidence — so deposit disputes are resolved on facts, not arguments.
Knowledge of your rights. Your agent should understand the Renters’ Rights Act, deposit protection rules, and your right to quiet enjoyment. If they don’t, that’s a problem.
7. Your Rights
Quiet enjoyment: You have the right to live in the property without unreasonable interference from the landlord or agent. Entry to the property requires reasonable notice (usually at least 24 hours) except in genuine emergencies.
Deposit protection: Your deposit must be protected in a government-approved scheme and you must receive the prescribed information within 30 days.
Safe and habitable property: The landlord is responsible for keeping the property in good repair, including the structure, exterior, heating, hot water, sanitation and electrical wiring.
From 1 May 2026: The Renters’ Rights Act gives you additional protections — including the abolition of no-fault evictions, limits on rent increases to once per year, the right to request a pet, and protection from discrimination based on benefits or children. Your landlord cannot put anything in the tenancy agreement to override these rights.
8. Renewing Your Tenancy
From 1 May 2026, all tenancies are periodic (rolling) — there are no fixed terms to renew. Your tenancy continues automatically unless you or the landlord take action to end it. If you want to leave, you give two months’ notice.
Rent increases are limited to once per year via a Section 13 notice with at least two months’ notice. If you believe an increase is above market rate, you can challenge it at a First-tier Tribunal.
9. Moving Out
Notice: Give at least two months’ written notice to end your tenancy, timed to expire at the end of a rental period (usually a rent payment date).
Condition: Return the property in the condition recorded at check-in, allowing for reasonable wear and tear. Clean the property thoroughly — professional cleaning may be required if specified in your tenancy agreement. Keeping the property in good condition throughout the tenancy helps avoid disputes at the end and protects your deposit.
Check-out: A formal check-out inspection will compare the property’s condition against the original check-in report. At Oyster Properties, this is done via Inventory Hive with side-by-side photographic comparison. Any deductions from your deposit will be supported by documented evidence.
Deposit return: Your deposit should be returned within 10 days of both parties agreeing on any deductions. If there is a dispute, the deposit protection scheme provides a free adjudication service.
When the process is followed properly — reporting repairs through the right channels, keeping the property in good condition, communicating clearly — tenancies run smoothly, with fewer issues and better outcomes for everyone involved.