Searching through properties for lease can feel exciting but overwhelming. Whether you’re moving out for the first time or relocating for a fresh start, the rental property you choose becomes your home—and that decision shouldn't be rushed. Before signing anything, a proper walkthrough is essential to ensure your safety, comfort, and peace of mind. It’s not just about liking how the place looks—it’s about what’s hiding behind the walls, in the contract, and in the landlord’s obligations.

Too often, tenants focus only on the visible—paint colours, countertops, or whether their bed will fit. But making a smart rental decision means understanding the full picture. During a walkthrough, you have the power to ask, inspect, and protect your interests. If you’ve ever had to deal with a broken boiler in winter or a mouldy bathroom that wasn’t disclosed, you know how crucial this stage is. Let’s walk you through everything to check before saying “yes” to any lease.

Inspect the Basics: Structure, Safety and Sanity

When you first walk into a potential rental, take a moment to breathe in the atmosphere—but also scan the walls, ceilings, and floors. Look for signs of damp, cracks, discolouration, or soft spots. These might indicate underlying issues like leaks or mould that could cause problems later. Check that windows open and shut properly, and that doors close securely without sticking. A home should not only be visually appealing but also safe and secure. Ask about smoke detectors and carbon monoxide alarms—are they present and tested regularly?

If the property is part of a flat or shared building, don’t ignore communal areas. Stairwells, entrances, and bins all matter to your daily life. You should feel safe entering the property at night. Look out for secure locks on external doors, functioning intercoms, and sufficient lighting. If you’re using platforms like Rightmove or Zoopla to browse properties for lease, take what you see online with a grain of salt. Reality can be different, and your own walkthrough is what tells the truth.

Plumbing, Heating and Electricals: More Than Comfort

One of the biggest concerns tenants face after moving in is faulty plumbing or inconsistent heating. So test everything. Turn on taps in every sink and bath—check water pressure and drainage speed. Flush the toilet to ensure it's working smoothly. Ask how old the boiler is, and whether it’s had its annual Gas Safety Check. Heating should be efficient and responsive—try turning it on while you’re there to feel how quickly the radiators warm up.

Equally important are the electrics. Flip light switches, plug your phone into various sockets to check they work, and ask how many fuse boards or circuit breakers exist. In newer builds, ask to see the EPC (Energy Performance Certificate) rating—it’s legally required and gives you insight into how energy-efficient the property is. A high EPC means lower bills. Landlords should also provide a valid Electrical Installation Condition Report (EICR) for most rentals in the UK.

Appliances and White Goods: Functionality First

If the rental includes appliances—such as a washing machine, oven, fridge, or dishwasher—confirm that they’re working properly and in clean condition. Turn them on, if possible. A modern kitchen may look stylish in photos but what matters most is functionality. Ask how old each item is, and whether they’ve been serviced recently. It’s also worth checking how well they’ve been maintained: are seals intact, filters clean, and any manuals available?

If the property lacks white goods, think about the cost and effort to bring or buy your own. Letting agents and landlords often gloss over appliance details, but they can make or break your daily routine. For example, a flat with no freezer might be a dealbreaker for someone who meal preps. In addition to appliances, ensure you check where utility meters are located—gas, electricity, and water. It's helpful to know how you’ll track your usage or submit readings to utility providers like British Gas, Octopus, or Thames Water.

Furniture, Fixtures and Inventory: What’s Included?

Furnished or unfurnished? It sounds simple, but there are shades in between. Some properties for lease may come partially furnished—meaning just a bed, wardrobe, or sofa. During your walkthrough, ask for an inventory list and take note of what’s included. Make sure that furniture is stable, clean, and usable. If you spot stains, tears, or damage, document it immediately and take photos. This helps avoid future disputes over deposit deductions.

Fixtures such as curtain rods, blinds, or built-in wardrobes also matter. Make sure drawers open properly and shelves aren’t sagging. Ask what condition the property will be in upon move-in. Will it be professionally cleaned? Will any broken items be repaired? These might seem like small questions, but emotionally, having a clean and furnished home helps you feel settled from day one. And from a legal standpoint, a thorough inventory benefits both landlord and tenant by establishing clear responsibility.

Lease Terms and Tenancy Agreement: Read the Fine Print

This is where things can go wrong if you’re not careful. Before saying “yes” to any property, ask to review the tenancy agreement in full. Whether it’s a fixed-term Assured Shorthold Tenancy (AST) or a periodic rolling contract, understand what you’re signing. Are there break clauses? What’s the notice period? How much is the deposit, and how is it protected (legally it should be held in a government-approved scheme like TDS or DPS)?

Also, clarify which bills you’re responsible for. Council tax? Internet? Are there service charges if it’s a flat? These costs add up quickly, especially in cities like London, Manchester, or Birmingham. Don’t be afraid to ask the letting agent for examples of average monthly outgoings. The agreement should also state clearly who to contact for repairs—direct landlord or a property manager. Understanding these legalities provides not just clarity but emotional security too—knowing your rights helps you avoid conflicts and stress later.

Location and Neighbourhood: Beyond the Four Walls

Even the most perfect flat won’t feel right if it’s in the wrong area. Step outside and take a walk around the neighbourhood. Is there a nearby supermarket, café, or park? How noisy is the street? If you’ll commute, try the journey during peak hours—don’t rely on Google Maps alone. Ask current tenants or neighbours what the community is like. Safety, noise levels, and cleanliness are things you can only truly gauge in person.

Location also affects the practicality of your living situation. Check transport links—how far is the bus stop or train station? Are there schools nearby if you have kids? What about parking spaces if you own a car? Some renters end up regretting a beautiful apartment because they didn't check the council’s parking regulations or found out the area had poor mobile reception. Use your instincts here—do you feel safe and welcome in the neighbourhood? If you're also trying to find a property for sale in the future, this walkthrough experience helps sharpen your eye for what matters most in a community.

Internet Speed and Mobile Reception: The Silent Deal Breakers

In today’s world, strong internet and mobile signals are essential. Don’t just assume they’ll be fine. During your walkthrough, test your phone reception in different rooms—especially if you rely on mobile data. For broadband, ask which providers are available in the area. Not all homes have access to fibre-optic broadband, particularly in rural or older properties. If you're working from home, poor connectivity can be a disaster.

Letting agents may not volunteer this info, so bring it up. You can also check online maps from Openreach or Ofcom to see available speeds at the postcode. Ask if a previous tenant had any issues. Some savvy landlords already include WiFi in the rent, which is great, but check the speed and limits. These small details affect your day-to-day experience far more than you’d think. Whether you’re leasing or planning to find a property for sale eventually, ensuring proper digital access is vital in the modern world.

Hidden Costs: Council Tax, Utilities, and Extras

Everyone sets a monthly rent budget—but many forget the add-ons. Find out which council tax band the property falls under (you can check this on gov.uk with just the postcode). This can vary widely between boroughs and seriously affect your total cost. For example, a Band A in Leeds is much cheaper than a Band D in Central London. Also, ask what the average cost of utilities is. This includes gas, electricity, water, and internet.

If you’re moving into a block of flats, ask about service charges or maintenance fees—some landlords sneak these into the fine print. You might also have to pay for a parking permit, communal cleaning, or even a rubbish disposal fee. Understanding these hidden costs helps you assess the real affordability of the property. You don’t want your dream flat turning into a financial nightmare. It's these overlooked details that make walkthroughs—and clear, transparent conversations with letting agents—so crucial.

Final Checklist and Gut Feel: Don’t Ignore Red Flags

Before leaving the walkthrough, ask yourself: do I feel comfortable here? Can I see myself living in this space day in and day out? Sometimes it’s not about finding the “perfect” flat but about identifying the right fit for your lifestyle, budget, and emotional well-being. Make a checklist of everything you've inspected—walls, appliances, water pressure, contracts—and compare it with other properties for lease you've visited.

Trust your gut. If something feels off—an evasive landlord, unexplained damages, or confusing terms—don’t ignore it. There are always other options, and it's better to keep searching than rush into the wrong lease. Whether you're a student, a couple starting out, or someone waiting to find a property for sale while renting in the meantime, being thorough during your walkthrough saves money, stress, and time. A good home supports your goals, your mental health, and your future. Don’t settle for less.