Patricia Shepherd

Guide to Renting Property

Preparing to Rent

Ahead of your property search getting to grips with this essential information will ensure you are prepared for a successful application when you find the right property.

Search Criteria

Have you compiled a checklist of needs and wants to help your search? There are so many types of property and possible locations available it may help to make a list.


It helps to review your finances to work out what deposit and monthly rental level you can afford prior to looking for a property.

Here are a few considerations to help you find the right home and understand what happens next.

Property Found

Once you find a home that suits your needs, you will need to book a viewing. Once you have viewed the property and would like to make an offer to rent it, you will need to contact our team, who will approach the landlord with your offer.

Once the landlord has given us agreement, we will inform you and start the process.

Tenants Holding Deposit

We ask you to pay one week’s rent as a Holding Deposit in line with the Tenant Fees Act 2019 (England only). This is to reserve a property.

Please Note: this will be withheld if any relevant person (including any Guarantor(s) withdraw from the tenancy, fail a Right-to-Rent check, provide materially significant false or misleading information.

Application Form

We will ask you to complete a simple application form. Anyone who is over the age of 18 will be asked to fill out an application form. Please ensure that all sections of the form are completed, we will then start the referencing process via our referencing company quickly and confidentially.


If your income falls short of the required figure you may need a Guarantor. To determine this, check that your annual salary is at least 30 times the monthly rent. For example, a rent of £900.00 pcm would require a minimum of £27,000 annual salary.

Each Guarantor will need to complete an application form and be referenced before a tenancy can be considered. The guarantor will also have to sign the tenancy agreement before the tenancy can proceed.


It can take up to 7 working days before your references are completed and our team will notify you as to whether your application has been successful.

Once your application has been approved, a mutually convenient time and date will be agreed for the tenancy to commence and your Check In booked with our Inventory Clerk. Although every effort will be made by all parties to accommodate your moving date, unfortunately, no guarantees can be made.

At this point it will be necessary for all prospective tenants and guarantor(s) to sign the tenancy agreement. Once the Tenancy Agreement has been signed you will all receive a copy for your retention via email.

Advance Payment

An advanced payment of a month’s rent and the security deposit (five weeks rent) must be paid before you can move into the property and the keys be released. Your initial payment can only be made by bank transfer or via debit card.


You will need to set up a Standing Order via your bank for the monthly rental payments. This will be payable each month in advance and needs to be paid on a set date (the date you moved in) as stated in the tenancy agreement. For joint or multiple tenancies, only one payment can be accepted.

It is also important to remember to keep paying your rent, on time and in full, as this may affect your credit score and any future property credit.

Moving into the Property

Inventory Check in

Prior to your moving in, an inventory clerk would have visited the property and taken a full schedule of condition. You will meet the inventory clerk at a mutually agreed time to check the property against the inventory, test smoke alarms, take meter reading and hand over the keys.


We will inform the gas, electricity and water suppliers notifying them of meter readings at the commencement of the tenancy taken at Check-In from the Inventory Report, which you and the landlord will be provided with. We will also write to the local authority for council tax purposes. Please note that we strongly recommend that you also inform the suppliers to ensure that your details have been received and processed.

Tenant Contents Insurance

The Landlord is not responsible for insuring any of your personal belongings. Therefore, we strongly recommend that you obtain adequate contents insurance. If you would like a free, no obligation quotation please speak to one of our branch representatives or alternatively call our insurance team direct on.

Maintenance Issues

If you have any maintenance issues or repairs, these must be reported via our online repair reporting system under the ‘Request A Repair’ tab.

Non-Managed Lets

Where we are not responsible for the management of the tenancy, you will be given the Landlord’s contact details in case you need to report any maintenance problems.

In case of Emergency

Call our office line number on 0208 255 5526 and if it out-of-hours, you can be transferred to our Emergency Out of Hours Service.

More Information

If you like more information on renting a property, download this thorough guide.



At Patricia Shepherd, we strive to provide the best possible service to our clients
-and it’s always great to hear that we’re succeeding!

“I just wanted to write and say how absolutely delighted I have been with your service. I was delighted to get, within only a few days, a great tenant meeting the criteria – and at the rental you said I would get without negotiation. I came on recommendation and would not hesitate in recommending you further.”
“I would like to thank you and your staff for the excellent service that you have given me over the past 13 years. I plan to add more ‘buy to let’ properties, and can do so with confidence knowing that you’ll be taking care of things for me.”
“Why did it take us 5 years to find your company? During that time we had 2 properties rented through three different Agents where we had nothing but problems.”
“We wish to take this opportunity to thank you and your staff for your professionalism and commitment to us as landlords. We have been extremely pleased with the services you have provided and would not hesitate to recommend you to others.”
As a landlord I would recommend the team at Patricia Shepherd. They have been finding tenants for us for years and we are always impressed with their professionalism; prompt communications and in addition to finding us good tenants we always feel that they pay particular attention to our interests as landlords.