Why rent privately?
Private renting can be a quicker route to finding a home. It can give you more flexibility when choosing where to live. You can also opt for furnished or unfurnished accommodation.
Routes to private rented accommodation
Properties are normally advertised in:
estate agents and lettings agencies
social media and internet sites such as Zoopla, Right Move, Open Rent and Gum Tree
local newspapers, shops, and Post Offices
Payments before you move in
Most private landlords will ask you to pay a month’s rent in advance to cover your first rent payment once you have signed your tenancy agreement. Do not pay any money described as rent before you sign the tenancy agreement.
By law, landlords cannot ask for more than a month’s rent in advance. And they can only do this after the tenancy agreement has been signed.
Landlords will often ask for a tenancy deposit too. You should get this money back at the end of the tenancy, unless the landlord has a valid reason to make deductions.
If you pay one month’s rent in advance and a deposit at the same time, make sure it's clear:
how much rent is covered by the payment
what your deposit covers – whether it’s a holding deposit or tenancy deposit
how your deposit will be protected
Ask for a receipt if you hand over cash.
Check your tenancy agreement to find out what date your rent is due. Most landlords will ask you to pay your rent at the start of every rental period. They are not allowed to ask for rent on any date other than the one agreed.
What is a tenancy deposit?
A tenancy deposit is money you usually pay before moving into a property. It is sometimes called a security deposit and can be used by the landlord to cover costs such as:
rent arrears
damage to the property
If you have a joint or shared tenancy, you usually pay a single deposit between you.
The deposit is your money. You should get it back in full at the end of the tenancy, unless your landlord has a valid reason to make deductions.
Your landlord must put your deposit in a government-backed tenancy deposit scheme (TDP). More information about this can be found on the GOV.UK tenancy deposit protection page.
A tenancy deposit is different from a holding deposit which you pay to reserve a property.
What is a holding deposit?
A holding deposit is different to a tenancy deposit. A holding deposit is money you pay to reserve a property.
A holding deposit cannot be more than a week’s rent. If the landlord or letting agent asks for this, they must ask for it before you sign the tenancy agreement.
Help with rent in advance
Have you signed a tenancy agreement for a property you can afford but don't have the money right now to pay the advance rent?
You may be able to get help from our Housing Payment scheme or Crisis and Resilience Fund.
For more information, see: Crisis and Resilience Fund - Housing Payment - Wakefield Council.
If you are at risk of being homeless, other assistance may be available from our Housing Needs Service.
How much you can be asked to pay
Since 1 June 2019, the maximum tenancy deposit is equal to 5 weeks' rent.
How to calculate your maximum tenancy deposit:
Your monthly rent x 12 ÷ 52 x 5 = maximum tenancy deposit
This limit applies to deposits taken from all assured periodic tenants, lodgers, and students in halls of residence if the yearly rent is less than £50,000.
If you're overcharged you can complain to:
trading standards at your council
letting agent redress scheme if the agent is a member
There was no limit on the amount that could be charged before 1 June 2019.
Money Smart
Money Smart is a free Council service to help you manage your money and make the most of your income.
Other considerations
Payment for registering on waiting lists
Some accommodation/estate agents demand payment for "registering" you on a list of people looking for private rented properties. This is a criminal offence.
Inventory
Before you sign a tenancy agreement, make a detailed list (an 'inventory') of all fixtures and fittings in the property and their condition. Agree the inventory with your landlord. This can help to avoid dispute.
Tenancy agreement
A tenancy agreement is a legal contract between you and your landlord. Check it carefully and make sure you fully understand it before you sign. The tenancy agreement should include:
your landlord’s name and address
a postal address in England or Wales, where you can send legal notices e.g. if you wish to give notice to end the tenancy
your name and the name of any other tenants
the address of the property
the start date of your tenancy
the amount of rent you pay and when it’s due
a rent increase clause in accordance with Section 13 Housing Act 1988
details of which bills it covers, if applicable e.g. utility, council tax, TV licence, broadband
information about your deposit
information for both you and your landlord about ending the tenancy
For more information, please visit the Tenancy agreements: written information page on the government website where you will find the additional guidance as a PDF download.
Be safe
Ask the landlord for a copy of the Gas Safety Certificate. This will show that all appliances have been tested within the last 12 months by a registered engineer and are safe. Check smoke detectors and fire alarms are working.
Keys and instructions
Check you have enough keys for the doors and window locks and ask how to operate the heating, washer, alarms, etc.
Assured Periodic Tenancies
Most private renters now have Assured Periodic Tenancies. These were introduced on 1 May 2026 for both new renters and people who were already renting. They replaced the previous Assured Shorthold Tenancies.
Assured Periodic Tenancies have no end date. That means you can usually stay in your home - as long as you follow the agreement.
Your landlord can only ask you to leave if they have a legal reason.
If your landlord gives you notice, it must be a formal notice with reasons (Section 8). If this happens, you should get advice straight away.
For further information on Section 8 Notices, or if you are at risk of Homelessness, please visit: Housing Needs Service
Queens House
Queens Street
Wakefield
WF1 1JR