You've found a property you like. The rent is within your budget, the location is ideal, and you've finally managed to arrange a viewing.
Now you're standing in front of the letting agent, trying to make a good impression.
You want to ask a few questions, but you're worried they'll think you're difficult. After all, there are probably several other people interested in the same property.
So you smile, nod and say everything looks fine.
But should you really be afraid to ask questions about somewhere you're going to call home?
At DSS Select, we believe tenants should feel confident dealing with letting agents. Most agents are professionals trying to find suitable tenants for their landlords. But they're also representing the landlord's interests, so it's important that you understand exactly what you're agreeing to.
Here are ten questions worth asking before you sign anything.
1. How Many Other People Are Interested in This Property?
Let's start with the question everyone wants to ask.
You view a property and the agent tells you there's a lot of interest. You immediately feel under pressure to make a decision.
But how much interest is there really?
It's perfectly reasonable to ask whether other applications have been received and when the landlord expects to make a decision.
The agent may not be able to share details about other applicants, but they should be honest about the process.
Don't let fear of missing out push you into renting somewhere you haven't properly considered.
2. Are You Working for Me or the Landlord?
This might sound confrontational, but it doesn't have to be.
In most cases, the letting agent has been instructed and paid by the landlord. Their job is to market the property, find suitable tenants and sometimes manage the tenancy.
That doesn't mean they can treat tenants unfairly.
Agents must comply with relevant consumer protection, housing and equality laws.
Ask who will be responsible for managing the property once you move in.
Will you deal directly with the landlord or continue contacting the agent?
It's better to know before something goes wrong.
3. Why Am I Being Asked for So Much Personal Information?
Bank statements, payslips, identification, employment details and previous landlord references.
Sometimes it feels as though you're applying for a mortgage rather than renting a property.
Agents have legitimate reasons to check identity, affordability and suitability. They also have responsibilities under data protection law.
But that doesn't mean they should collect unlimited information.
Ask what documents are required, why they're needed, who will see them and how long they'll be kept.
You can also ask for the agency's privacy notice.
Your personal information deserves the same care as your money.
4. Will You Reject Me Because I Receive Universal Credit or Housing Benefit?
This is a question many tenants have been reluctant to ask.
Perhaps you've had a bad experience before. Or maybe you think mentioning Universal Credit will automatically put you at the bottom of the list.
But many people receiving Universal Credit are working. Others receive support because of disability, caring responsibilities or changes in their circumstances.
Since 1 May 2026, England's Renters' Rights Act 2025 protections have prohibited landlords and agents from applying blanket exclusions because applicants receive benefits or have children.
Agents can still assess affordability and request references.
So ask whether your application will be assessed on your actual circumstances.
Receiving housing support shouldn't mean your application is dismissed before anyone has considered it.
5. Can You Explain Every Payment You're Asking Me to Make?
You've agreed to rent the property. Then comes the breakdown of what you need to pay.
Holding deposit. Tenancy deposit. First month's rent.
Before you transfer anything, ask the agent to explain each payment.
In England, most tenant administration and referencing fees are banned under the Tenant Fees Act 2019.
A holding deposit is generally capped at one week's rent, while a tenancy deposit is usually limited to five weeks' rent where annual rent is below £50,000.
For most new private assured tenancies, rules introduced in May 2026 also restrict rent demanded in advance.
Ask for a written breakdown and a receipt.
A reputable agent shouldn't have a problem explaining where your money is going.
6. What Happens If the Landlord Changes Their Mind?
Imagine you've paid a holding deposit, stopped looking for other properties and started arranging your move.
Then the agent tells you the landlord has decided not to proceed.
What happens to your money?
In most circumstances, if the landlord withdraws, your holding deposit should be returned.
There are rules about when holding deposits can be retained, including certain situations involving misleading information or an applicant withdrawing.
Ask about the process before paying.
And don't give notice on your existing home until you're confident the new tenancy is agreed.
7. Have You Actually Checked That the Property Is Safe and Compliant?
It's easy to be impressed by a freshly painted kitchen or new flooring.
But what about the things you can't see?
Ask whether the property has a valid gas safety record, the required electrical safety inspection and an Energy Performance Certificate.
You can also ask whether smoke and carbon monoxide alarms meet the applicable requirements and whether the property needs a licence.
Not every property requires the same licence, but some do.
The landlord is generally responsible for meeting these legal obligations, even when an agent handles the paperwork.
If the agent cannot answer immediately, ask them to confirm in writing.
8. If Something Breaks, Will You Actually Help Me?
This is one of the most important questions.
The agent might be very helpful while you're applying. But what happens after you've moved in?
If the boiler stops working, the ceiling leaks or the heating fails, who do you contact?
Ask whether the agency provides full property management or simply found the tenant.
Find out how repairs are reported, whether there's an emergency number and who authorises work.
If the landlord manages the property directly, ask for the appropriate contact details.
Good communication after you've moved in matters far more than a friendly smile at the viewing.
9. Can I See the Tenancy Agreement Before Paying or Signing?
Never feel pressured into signing a document you haven't read.
Ask for a copy of the proposed tenancy agreement and take time to understand it.
Look carefully at the rent, payment dates, responsibilities for repairs, restrictions on pets and any other conditions.
If something doesn't make sense, ask for clarification.
For most private assured tenancies in England, the legal framework changed significantly in May 2026, including the move away from the old assured shorthold tenancy system.
An agreement cannot simply override statutory tenant rights.
A professional agent should be willing to explain the terms, even if they cannot provide independent legal advice.
10. If I Have a Complaint About Your Agency, Who Can I Speak To?
Nobody likes thinking about complaints before they've even moved in.
But knowing the process is important.
Letting agents in England must belong to an approved property redress scheme.
Ask which scheme the agency belongs to and how its complaints procedure works.
If you have a problem, you would normally raise it with the agency first and give it an opportunity to respond.
If the matter remains unresolved, you may be able to take your complaint to the redress scheme.
You don't have to accept poor service simply because the agent controls access to the property.
A Final Word From DSS Select
Let's be fair. Letting agents deal with landlords, tenants, contractors, regulations and plenty of unexpected problems.
Many do an excellent job.
But tenants are also making an important financial and personal commitment.
You're not asking for special treatment by wanting to understand the process.
You're asking for clear information, fair consideration and a professional service.
And that's reasonable.
At DSS Select, we believe the relationship between tenants, landlords and letting agents should start with honesty and transparency.
Our platform is designed to help people receiving Universal Credit or Housing Benefit access the private rented sector and be considered on their individual circumstances.
Remember, you're not being difficult by asking questions. You're being sensible.
And if an agent makes you feel uncomfortable simply for asking reasonable questions, perhaps you should think carefully before handing over your money.
Find out more at https://dssselect.co.uk/.
This article provides general information about private renting in England as at November 2026. It is not legal advice. Individual circumstances and tenancy types may affect the rules that apply.
