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These are example reports generated from typical UK student tenancy agreements. No login required.
Typical 12-month student flat in Manchester. Two issues found — one above the legal deposit cap.
⚠️ Amber — Review before signing
6-person house share in Leeds. Critical prohibited fee found — landlord would face a fine.
🔴 Red — Seek advice before signing
These demo reports use fictional property addresses and landlord names. The legal analysis reflects real UK tenancy law.
What a real report looks like
14 Elmwood Gardens, Manchester, M14 5QR
20 February 2026
Part 1 — Executive Summary
🟡 Medium RiskThis contract contains one high-priority concern around landlord access rights and a medium concern regarding the deposit amount. The core terms are otherwise standard for a Manchester student AST.
⚠️We recommend reviewing two clauses with your landlord before signing. Both are negotiable and commonly amended in student tenancies.
Monthly Rent
GBP850 per month
Deposit
GBP1,300 (7.6 weeks rent - above the legal limit)
Duration
12 months (Assured Shorthold Tenancy)
Notice Period
Tenant: 1 month | Landlord: 2 months
Type
Assured Shorthold Tenancy (AST)
Bills
None mentioned
Key concerns
- ⚠Deposit exceeds 5-week legal maximum (Tenant Fees Act 2019)
- ⚠Landlord access clause lacks required 24-hour notice
Positive aspects
- ✓Rent amount and payment date are clearly specified
- ✓12-month fixed term provides security of tenure
- ✓Break clause present - both parties can exit after 6 months
Part 2 — Issues & Implications
The contract requires a deposit of GBP1,300, which equals 7.6 weeks of rent. Under the Tenant Fees Act 2019, deposits for properties with an annual rent below GBP50,000 are capped at 5 weeks rent. At GBP850/month, the maximum permitted deposit is GBP981.
What this means for you
If you pay this deposit, the excess (approximately GBP319) may be considered an unlawful payment. You would have grounds to request its return, and the landlord could face penalties.
What to do
Ask for the deposit to be reduced to GBP981 (5 weeks) before signing. Reference the Tenant Fees Act 2019 in your request. This is a legal right - you do not need to negotiate, only to inform.
Under the Tenant Fees Act 2019 (s.3), a holding or tenancy deposit above 5 weeks rent is a prohibited payment for most ASTs. Landlords who charge prohibited payments may be fined up to GBP5,000.
Deposit Protection
UK law requires all deposits for Assured Shorthold Tenancies to be protected in one of three government-approved schemes: the Deposit Protection Service (DPS), MyDeposits, or the Tenancy Deposit Scheme (TDS). Your landlord must register your deposit within 30 days and provide you with written confirmation including the scheme name and a unique reference number. Keep this confirmation safe - you will need it to reclaim your deposit at the end of the tenancy.
Rent vs Market Rate
Market rent comparison not available.
Energy Performance (EPC)
EPC data not available for this postcode.
Area Safety
Police crime data not available for this area.
Landlord Verification
Companies House
Individual landlord (no company found)
Tribunal History
✓ No tribunal decisions found
Local Amenities
Amenity data requires GOOGLE_PLACES_API_KEY in .env.local.
Land Registry Check
To verify that your landlord actually owns the property: 1. Go to search.landregistry.data.gov.uk. 2. Search for the property address. 3. Download the title register (GBP3 fee). 4. Check that the registered proprietor matches the name of the person or company in your tenancy agreement. If the names do not match, ask the landlord to explain before signing.
Part 3 — How to Negotiate
Overall Advice
The Manchester student rental market is competitive, but the deposit issue is a legal matter rather than a negotiation - landlords must comply. The access clause amendment is a routine request and most landlords agree without hesitation. Raising both points professionally and in writing typically results in a quick resolution.
Ask for
Reduce the deposit to GBP981 (exactly 5 weeks rent at GBP850/month)
“The Tenant Fees Act 2019 caps deposits at 5 weeks rent for most ASTs - the current amount is above this limit.”
If refused
There is no compromise here - the 5-week cap is a legal requirement. The landlord must reduce the deposit.
Walk away if
If the landlord refuses to reduce the deposit to the legal maximum, this is a serious concern. A landlord who knowingly charges above the legal limit may not be reliable.
Ask for
Amend clause 8.3 to specify at least 24 hours written notice before entry
“This is the standard required by law under the Landlord and Tenant Act 1985 and is a routine amendment in most tenancy agreements.”
If refused
If the landlord prefers not to amend the contract, ask for a written side letter confirming they will always provide 24 hours notice.
✅ Pre-Signing Checklist
- Visit the property in person before signing and take timestamped photos of every room, including any existing damage
- Confirm which deposit protection scheme will be used and get the name in writing before paying
- Check that the landlord name matches the Land Registry record for the property (GBP3 at search.landregistry.data.gov.uk)
- Ask for all verbal promises (new appliances, repairs before move-in) to be added in writing to the contract
- Confirm whether council tax, utilities, and broadband are included or whether you need to set these up yourself
- Check the inventory carefully on move-in day and report any discrepancies within 48 hours in writing