Renting a Flat in London as a Newcomer: Costs, Checks and Steps
In this guide
- What is the Right to Rent check?
- Which fees can a landlord or agent charge?
- How much rent can you be asked to pay upfront?
- How does the deposit work?
- What is a holding deposit?
- What kind of tenancy will you have?
- Step by step: renting your first flat
- What if you have no UK credit history?
- Common mistakes to avoid
- FAQ
- Key takeaways
- Related guides
- Sources
Quick answer: To rent a flat in London, or anywhere in England, you must prove your right to rent. If you are not British or Irish, you can use a share code from the online service or your original immigration documents. Landlords and agents can charge rent, a refundable deposit, a refundable holding deposit and a few other permitted payments, but not viewing or set-up fees. The deposit is capped at 5 weeks’ rent if the annual rent is under £50,000, and it must be protected in a government-approved scheme.
Finding a flat is one of the first big tasks after you arrive. London is expensive and fast, and newcomers often feel pressure to pay quickly. Knowing which checks and charges are normal protects you from losing money. This guide explains the rules GOV.UK publishes for England. Rules in Scotland, Wales and Northern Ireland differ, and the Right to Rent check applies only in England.
What is the Right to Rent check?
GOV.UK says anyone renting in England must prove their right to rent to their landlord. What you can show depends on who you are:
| Your situation | What you can use |
|---|---|
| British or Irish citizen | A British passport (current or expired), an Irish passport or passport card (current or expired), or a certificate of registration or naturalisation as a British citizen |
| Not British or Irish | Either a share code from the online service or your original immigration documents |
| Right of abode | A certificate of entitlement, as a vignette in your passport or a digital certificate in your UKVI account (the digital one needs a share code) |
GOV.UK also says a landlord cannot reject an eligible immigration document just because you did not give a share code. Some landlords offer an identity service provider check instead of looking at your documents. If you cannot prove your right to rent, the landlord of a non-British, non-Irish applicant can request a Home Office check.
Which fees can a landlord or agent charge?
GOV.UK’s guidance for tenants lists the payments a landlord, including a letting agent, may charge in England:
- Rent.
- A refundable tenancy deposit.
- A refundable holding deposit.
- A fee for changing the tenancy.
- A payment for leaving without enough notice.
- A payment towards utility and communication bills.
- Interest on late rent.
- A fee for replacing a key or security device.
A landlord cannot make you pay for a loan, insurance or a service contract as part of your tenancy. You can choose to buy things such as contents insurance yourself. If you are asked to pay something not on the permitted list, you can refuse, keep records and contact your local council, the First-tier Tribunal or a letting agent redress scheme. Shelter and Citizens Advice offer free help.
How much rent can you be asked to pay upfront?
- No rent before you sign the tenancy agreement.
- After you sign, the landlord can ask for a maximum of 1 month’s rent before the tenancy start date.
How does the deposit work?
| Rule | What GOV.UK says |
|---|---|
| Deposit cap | Maximum 5 weeks’ rent if the annual rent is under £50,000, and 6 weeks’ rent if it is from £50,000 to £100,000 |
| Protection | Your landlord or agent must put the deposit in a government-approved scheme within 30 days of getting it |
| Schemes | Deposit Protection Service, MyDeposits and Tenancy Deposit Scheme |
| Getting it back | Once you agree how much of the deposit you get back, the landlord must return it within 10 days |
What is a holding deposit?
A holding deposit reserves the flat while checks are done. GOV.UK says:
- The maximum is 1 week’s rent.
- It is held for 15 days unless you and the landlord agree otherwise in writing.
- You should get it back, except if you give false or misleading information, change your mind, do not respond to requests, or fail a Right to Rent check.
- If the landlord keeps it, they must explain why in writing within 7 days. If it is returned, it must be given back within 7 days.
What kind of tenancy will you have?
GOV.UK says the most common type of tenancy is an assured periodic tenancy, which runs on a rolling basis and continues until you and the landlord agree to end it, you end it, or the landlord regains possession. It also says all assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. The rules on notice and rent increases changed with this, so read the current GOV.UK private renting guide and your own agreement before you sign.
Step by step: renting your first flat
- Prepare your documents. Have your passport, your share code or immigration documents, and proof of income ready. Read our guide to documents you need when moving abroad.
- View in person or by video and confirm who the landlord or agent is. Never send money to someone you have not verified.
- Check the permitted payments. Do not pay viewing or set-up fees.
- Pay only a holding deposit if you must, no more than 1 week’s rent, and get its terms in writing.
- Read the written tenancy agreement before you sign.
- Confirm deposit protection and keep the scheme details.
- Record the condition of the flat with photos and meter readings on the day you move in.
What if you have no UK credit history?
Many newcomers have no UK credit file, which can make agents ask for extra proof. Our guide to renting in the UK without a credit history explains the options, and our guide to building a credit history in the UK helps you start. You will also need a bank account for rent payments, so see how to open a UK bank account as a newcomer.
Common mistakes to avoid
- Paying a “viewing fee”, “admin fee” or “set-up fee”.
- Sending a deposit or rent before seeing the flat and confirming the landlord. See how to avoid visa and job offer scams, since rental scams work in similar ways.
- Paying more than 1 month’s rent upfront.
- Not asking which deposit scheme holds your money.
- Signing without reading the agreement.
FAQ
Can I rent in London without a UK passport?
Yes. If you are not British or Irish, you can prove your right to rent with a share code or your original immigration documents.
What is the maximum deposit in England?
5 weeks’ rent if the annual rent is under £50,000, and 6 weeks’ if it is from £50,000 to £100,000.
How much can a holding deposit be?
Up to 1 week’s rent.
Can an agent charge me a viewing fee?
Viewing fees are not on the list of permitted payments. If you are charged something that is not on the list, you can refuse and contact your local council.
Do these rules apply in Scotland and Wales?
No. The Right to Rent check applies only in England, and other rules differ, so check the guidance for each nation.
Key takeaways
- Prove your right to rent with a share code or your original immigration documents.
- Pay only permitted charges: no viewing or set-up fees.
- The deposit is capped and must be protected within 30 days.
- Holding deposits are limited to 1 week’s rent.
- Read the agreement and record the flat’s condition on day one.
Related guides
- Your first 90 days in a new country
- Renting in the UK without a credit history
- How to open a UK bank account as a newcomer
- How to build a credit history in the UK
- How to get a National Insurance number
- Renting in the USA as a new immigrant
This article is general information, not legal advice. Housing rules in England have recently changed, so confirm the current rules on GOV.UK before you sign anything. Last updated: October 2026.
Sources
- GOV.UK: Prove your right to rent in England
- GOV.UK: Tenant Fees Act 2019 guidance for tenants
- GOV.UK: Tenancy deposit protection
- GOV.UK: Private renting