15 Questions to Ask Before Signing a Lease Agreement

Get the full legal name, address, and contact details of the landlord — not just the managing agent. In the UK, run a Land Registry search (£3) to confirm ownership. Verify the agent is authorised to let on the landlord's behalf.

Why it matters: Knowing the owner protects you if the agent disappears, the property is sold, or the landlord defaults on their mortgage.

In the UK, ask specifically which government-approved scheme (DPS, MyDeposits, or TDS) and ask for the scheme reference number within 30 days of payment. In the US and Australia, ask where the deposit will be held and verify the account details.

Why it matters: An unprotected deposit is almost impossible to recover if a dispute arises.

Ask directly and in writing. In many jurisdictions, landlords must disclose known issues. If they confirm there has been an issue, ask what remediation was done and request evidence (e.g., damp survey, contractor invoice).

Why it matters: Recurring damp and mould is a health hazard. Previous problems often recur.

Confirm whether the rent includes any utilities (water, broadband, council tax/rates). Get this in the lease, not just verbally. Understand how utilities are billed — directly from the provider, via a submetering system, or as part of a service charge.

Why it matters: Unanticipated utility costs can add hundreds per month to your actual living costs.

If the landlord has a residential mortgage (not a buy-to-let mortgage), they may not be permitted to let the property. If the lender discovers this, they can appoint a receiver or enforce their mortgage — and your tenancy could be at risk.

Why it matters: If the landlord's mortgage is called in, your home is at risk regardless of your valid tenancy.

Understand both the minimum notice you must give and the minimum notice the landlord must give. Are these the statutory minimums, or does the lease extend them? Check whether a break clause exists and what conditions it carries.

Why it matters: Missing a notice deadline can trap you in a tenancy for months longer than expected.

Ask specifically about the heating system and any landlord-supplied appliances. If the boiler breaks down, how long does the landlord have to fix it? Is there an emergency maintenance line? Get the process in writing.

Why it matters: Disputes over heating failures are the most common maintenance complaints during tenancies.

In many jurisdictions, landlords must disclose known flood risks (UK: flood zone disclosures; US: FEMA flood zone; Florida: flood zone disclosure obligation). Search the relevant government flood risk portal independently — do not rely solely on the landlord's disclosure.

Why it matters: Contents insurance may be prohibitively expensive or unavailable for flood-risk properties.

Ask whether any major works are planned — external redecoration, building works, or nearby construction. These can significantly affect your enjoyment of the property and are hard to challenge once you have signed.

Why it matters: Major works can make the property significantly less habitable or enjoyable than it appeared at viewing.

Ask directly what the landlord expects the rent to be at renewal. Get any agreement in writing. In rent-controlled jurisdictions, understand whether the property is covered and by how much rent can increase. In uncontrolled markets, you need to know your exposure.

Why it matters: An unexpected 20% rent increase at renewal can force you to move when you had no intention of doing so.

In a shared property, understand whether you are on a joint tenancy (all jointly liable for the full rent) or individual tenancies (each responsible for your own room). Joint tenancy means if a flatmate stops paying, you may be liable for their share.

Why it matters: Joint and several liability can be a significant financial risk in shared housing.

In the UK, flats are usually leasehold — meaning the landlord's ability to let the property may be restricted by the head lease (the lease between the landlord and the freeholder). Check whether the head lease permits subletting, restricts pets, or has other conditions that flow down to your tenancy.

Why it matters: Head lease restrictions can limit your rights in ways your AST does not directly disclose.

Is there an online portal, a dedicated phone number, or email? How quickly does the landlord commit to responding? Is there an emergency maintenance line for out-of-hours issues? Get this information in writing before signing — it sets expectations from the outset.

Why it matters: Clear maintenance reporting processes prevent disputes about whether you notified the landlord in time.

If parking is relevant to you, confirm exactly what space you are entitled to, whether it is included in the rent, and whether it is a specific allocated space. Parking arrangements that are verbally agreed but not in the lease can be withdrawn at any time.

Why it matters: Losing allocated parking mid-tenancy can significantly affect daily convenience and property value.

Ask for a clear list of what the landlord would claim from the deposit at move-out. Compare this to the inventory. If the landlord's list is vague ("any damage to the property"), ask for it to be specific. A professional checkout process and a fair wear and tear policy should be established before you move in, not after.

Why it matters: Understanding deposit deduction criteria upfront gives you a clear target to meet when you vacate.