Pre tenancy checks
Check the HMO register
If you are considering living in an HMO, you can check if the property is licensed on the NIHMO licence register (link opens in new window). It should:
- comply with the legislation
- be safe
- be good quality, and
- have suitable facilities for the number of people living there.
Check reviews of your landlord
As you are going to be in a contractual relationship with your landlord, it is important that you know what you are getting yourself into. A vital part of this is the landlord – tenant relationship.
You can speak to current or previous tenants and check online reviews of your prospective landlord. This will provide insights from past tenants, helping you to consider and make an informed decision about where to live.
Positive reviews act as social proof, showing the quality of the accommodation and the reliability of the landlord, which builds trust and confidence.
Negative reviews can highlight potential problems or shortcomings, allowing you to make a better decision and avoid negative experiences.
Viewing the property
You should view a property before renting to:
- see if it’s suitable
- look for any potential issues, and
- make sure it’s a comfortable living situation.
It allows you to see the property's condition, layout, and surroundings, which photos and descriptions might not fully capture.
Photos and videos of properties are great but don’t tell the full story. Wide-angle lenses are often used to make spaces appear larger. Images can highlight specific features while concealing others.
Personal viewing allows you to see issues which might not be obvious in photos or descriptions. You can understand the layout and how practical the space is, as well as storage and the quality of the furniture.
A viewing also means you can look at the surroundings and neighbourhood.
You will be able to:
- hear the noise levels
- look for any potential disturbances
- check traffic flow and potential congestion, especially if you commute
- see how close essential services are like shops, your university (if you’re a student), and
- find public transport.
Finally, a viewing provides you with the opportunity to interact with the landlord or letting manager. You will be able to ask questions and get a sense of how they communicate and respond.
Signing the contract
Before you sign an occupancy agreement, make sure the basics are correct, including:
- names
- addresses
- rent details
- deposit protection
- tenancy duration, and
- any special clauses or restrictions.
You must understand your obligations and the landlord's.
You will need to provide your landlord with a reference before entering into an agreement to live in an HMO.
Essential information
- Names and addresses
Make sure all tenants' names and the landlord's name and address are correctly listed on the agreement.
- Property address
Confirm the address of the property you are renting is correct.
- Tenancy start and end dates
Check the start and end dates of the tenancy, especially if it's a fixed-term agreement.
- Rent amount and payment
Make sure the rent amount, how often it's payable, and the payment method are clearly stated.
- Deposit amount and protection
Confirm the deposit amount and how it will be protected (for example through a deposit scheme).
- Rent reviews
Check how and when rent can be increased.
- Break clauses and notice periods
Understand any break clauses (that allow the landlord to end your contract early) and the required notice periods for ending the tenancy.
Tenancy deposit scheme and receipts
Tenancy deposits
Before you move into your home, you will most likely pay a deposit to the landlord or manager. They can’t ask for a deposit which is more than one month’s rent.
The landlord or manager can use this for unpaid rent or damage to the property when you move out. Sometimes a landlord and tenant dispute the returnable amount.
At the beginning of the tenancy, it is important to:
- check the details in your tenancy agreement to see what your deposit will cover and how it will be returned
- ask for an inventory of the property’s contents when you move in
- confirm you agree with the terms and conditions of the tenancy before you pay a deposit.
Your landlord must protect a tenant's deposit paid in a tenancy deposit scheme.
The landlord has 28 days to do this and has 35 days to give the tenant the details of the scheme in which the deposit is protected.
Receipts
A landlord or manager must provide a written receipt for any payment made in cash linked to your tenancy.
The receipt can be a paper or digital receipt, like an email.
The receipt should include:
- the date of the payment
- what the payment was for (like rent)
- the amount paid
- if any amount is still owed
- if the payment was made in full.
If one payment covers two or more amounts, like rent and repairs, then the receipt should show how much was paid for each and if there is any or no money owed.
HMO information pack
At the beginning of a new tenancy the landlord, or the property manager on his behalf, will give you a written information pack, including:
- contact details (for 9am to 5pm, Monday to Friday)
- how you can make a complaint about the property, and
- what to do in emergencies or to report repairs.
The information will include an out-of-hours contact number for emergencies. The landlord will provide any updates to contact details within 24 hours of the changes being made.
Information pack contents
- A copy of the HMO licence including the conditions attached to the licence.
- Where appropriate, copies of the current gas certificate, electrical safety report and energy performance certificates.
- Details of how to report antisocial behaviour (ASB).
- Your duties and responsibilities, so the landlord or manager can comply with the licence conditions.
- Written details of how the landlord or manager will respond to a complaint, including a timescale for the steps they will take. They will write to you about the complaint as soon as possible. Copies of all correspondence about the complaints will be kept during the term of the licence by the landlord.
- If the landlord or manager takes a deposit, they must give the tenant(s) relevant information about the deposit scheme it relates to.
