There are no admin fees when you let a property through us. Upad only charges tenants a £75 (£62.50 + VAT) Charged to the tenant fee for referencing if the landlord chooses this service.

However, regardless of which agent you find your property through, it is possible your new landlord will request additional fees for services they will be carrying out.

Services that the landlord may charge for may include referencing, inventories and the tenancy agreement. There may also be charges at the end of the tenancy for cleaning for example.

Here’s a quick guide to those services:

(NB: This advice only applies to properties in England and Wales. For properties in Scotland tenant charges, other than rent and a refundable deposit, are deemed illegal.)


Tenant Referencing

  • Before you move into the property it is highly likely you will be referenced. This may include a full credit check, affordability check, written employer and previous landlord reference.
  • If it appears on paper that affording the rent might be a struggle then you may be required to provide a guarantor. This is someone that can legally pay the rent if you are in arrears.
  • Typically you shouldn't pay more than 30-40% of your monthly income on your rent, otherwise your financial situation may become difficult. Do your research and make sure the rent is affordable before you commit.
  • Upad charges £75 (£62.50 + VAT) Charged to the tenant for comprehensive referencing
  • The same fee will be charged for referencing the guarantor if one is required

Holding Deposit

  • The landlord may ask for a holding deposit to secure the property and take the property off the market
  • The holding deposit should usually be no more than the equivalent of 1 week’s rent. This amount should be taken off the first rental payment
  • The terms of the deposit should be clear to both parties, including under what circumstances it would and wouldn’t be returned
  • Always get a receipt and make sure you have your landlords email, mobile and home address at this stage. You may also want to ask see some photo ID
  • Do not hand over any money before you see the property and avoid taking cash to the viewing itself.
  • Make sure your landlord registers your deposit with a deposit protection scheme within 30 days. This is a legal requirement

Assured Shorthold Tenancy Agreement

  • The tenancy agreement is the contract between you and the landlord. It typically includes the following:
  • Landlord and tenants' names;
  • The address of the property;
  • Date the tenancy commences;
  • Duration of the tenancy;
  • Rent details: amount payable, how often it should be paid, when it should be paid;
  • Bill expectation: are bills included, if so which ones;
  • Notice period
  • Landlord and tenant rights (such as the landlord's responsibility to keep the property habitable, and the tenant's responsibility to keep the place clean)

Inventory Checks

  • This is one of the most important documents of the tenancy, as it's the one that compares the state of the property before you move in to when you leave the property. Why is it important? Because that hefty deposit you paid at the start of the tenancy is riding on the outcome of the inventory.
  • The inventory details all the items and particulars in the property prior to you moving your stuff in. This includes all furnishings, doors, windows, white goods etc. These items will be accounted for at the start of the tenancy agreement and their condition will be noted. Both you and the landlord should sign off each page of items in the presence of a third party (typically an inventory clerk).
  • The key detail of the inventory is that it is a comparison. It compares the property just before you move in, to just after you move out. It does not judge on the state of the property. If the property was a dilapidated state before the tenancy and has not deteriorated since, then there should be no deduction from your deposit. If however the property was spotless before you moved in and now is absolutely trashed, then you can expect a hefty deduction from your deposit to cover the maintenance costs.
  • The inventory does however allow for "fair wear and tear" - natural damage/deterioration caused by everyday living in the property. If the damage exceeds "fair wear and tear", for example if your cat has torn the sofa to shreds, then you will need to discuss with the landlord the appropriate deduction from your deposit.
  • It’s often the case that the tenant pays for the ‘check-in’ part of the service. Any cost will very much depend on the size of the property

Fees later in the tenancy

  • If you chose to extend your stay in the property beyond the initial 12 months, there may be a charge for renewing the tenancy. This would cover any changes to the tenancy agreement (such as
  • At the end of the tenancy the landlord may choose to charge you for professional cleaning Any fees applicable during or at the end of the tenancy should be clearly laid out in the tenancy agreement
  • Common fees include:
  • End of tenancy professional cleaning
  • Inventory check-out
  • Tenancy renewal