Applying to rent a property can be a little complicated but we are here to help. Here is a summary of the things you need to know.
Minimum annual income for the property

To be accepted as suitable for a property, your annual gross income (joint in the case of multiple applicants) will need to be at least 30 times the monthly rental payment – e.g. if the monthly rent is £500, your gross annual salary will need to be at least £15,000. If your gross annual salary is less than 30 times the monthly rental payment, your application is only likely to be accepted if you either provide a guarantor and / or pay more than one month’s rent in advance.

Application fee

The application fee covers the cost of referencing, which includes checking the applicant’s credit status, employment and salary verification, proof of identity and right to rent, current or past landlords, and takes into account any other information to help assess the affordability of the tenancy application. The fee also covers general administration relating to the application, tenancy agreement, deposit registration and tenant check in. This application fee is non-refundable if an applicant decides not to proceed in signing the contract or if they fail the referencing process.

If more than one applicant / set of applicants apply for the same property the final decision on who is accepted for the tenancy will be made by the Landlord. The unsuccessful applicant will have their application fee refunded, (as long as they have passed the referencing process). If the landlord withdraws for any other reason the fee will be refunded to the relevant applicants.


Should a guarantor be required for an applicant to secure a tenancy, there will be a fee of £48 per guarantor to enable the guarantor to be referenced and for the relevant documentation to be produced.

Permitted Occupiers

Permitted Occupiers over the age of 18 are subject to Landlord’s consent. Full details relating to permitted occupiers can be provided by the Lettings Department.

Identification & Right to Rent

Under the Money Laundering Regulations 2007 and in order to comply with the Immigration Act 2014 we are legally obliged to verify your identity and Right to Rent. To do so you will be required to provide an original document such as passports, certificate of registration as a British citizen, national identity cards or biometric immigration documents, that demonstrate the right to rent in the UK for all adults (18 years old and over) that will be occupiers of the rented property. Full details of acceptable documentation can be found here.

References & Processing Your Application

You will be asked to fill in an online application form by UKtenantData, this form must be fully completed and submitted within one week of you paying your application fee. All applicants and guarantors will be sent an email containing a link to your online application form. Please check your emails and spams for emails from UKtenantdata. If you have any problems / queries / updates please contact UKtenantdata on 0845 180 0872. Before you begin to fill in your application ensure you have all your information and referee contact details of those who can officially verify the information you provide. You will be asked to provide contact names, addresses, telephone numbers, email addresses, faxes for your present/previous accommodation reference and income confirmation. Missing or incorrect information will result in delays and possible rejection of your application.

If the form is not submitted it will result in a delay in you securing the property, it may be re-marketed and you may lose your application fee. Please advise if you are unable to fill the form in online and you will be provided with a paper application to complete.

If you believe there may be any problems with your credit rating or your ability to afford the agreed rent, then you must inform us immediately. This may affect your application if you do not inform us prior to your application being processed.
Tenancy Applications

All applications for rental properties are subject to contract. This means nothing is final until the tenancy agreement is signed by all relevant parties.

Tenancy Agreement

Once the reference process has been completed, we will provide you with a copy of the tenancy agreement to read through in good time before the tenancy is due to commence. This enables us to answer any questions you may have relating to the agreement before you sign it. The contract will be ‘joint’ and ‘several’ meaning all tenants and guarantors named on the agreement are equally responsible during the tenancy. All tenants and guarantors must sign the tenancy agreement prior to keys being released. Once the agreement has been signed a copy will be provided to you. Unless you do not have an email address, the tenancy agreement will be issued to and signed by you electronically.

Paying the Rent

The monthly rent payment must be received on or before the due date. A standing order must be set up by the tenant for the rental payments as per the tenancy agreement. It is the responsibility of the tenant to cancel the mandate at the end of the tenancy, ensuring that there are sufficient, cleared funds available through the duration of the agreement.

Unpaid Rent

Unpaid rent that is five days late will be deemed unacceptable. You will be contacted by telephone to establish the facts and reminder letters will be sent to you. Should the rent remain unpaid the Landlord will be advised to take legal advice.

Tenant Deposit Protection

Full details of where your deposit is held will be included in your tenancy agreement and a certificate will be provided.

Utility Bills and Council Tax

Cumberland Estate Agents will contact all utility companies once you have moved into your chosen property, (the Landlord will do this for Let Only cases). However, it is the responsibility of the tenant to inform the gas, electric, water, council and any other relevant utility provider or authorities of their occupancy.


It is important to remember that the Landlord’s insurance cover does not cover the tenant’s contents. You should take out adequate insurance to cover your belongings.

Inventory/Statement of Condition

You will be required to sign an inventory / schedule of condition document relating to the condition of the property and any fixtures, fitting and furniture during the check-in procedure. It is important that this is in place should there be a dispute at the end of the tenancy.

Amendment Fee

A fee of £80 will be charged if there is a change to the tenancy mid way through the fixed term tenancy and a change to the tenancy agreement is required. This fee is per tenancy and not per individual tenant.

Deed of Surrender Fee

A fee of £80 will be charged where a request to leave the tenancy early by the tenant/s is agreed prior to the end of the tenancy agreement (subject to Landlord’s consent). This fee is per tenancy and not per individual tenant.

Fixed Term Renewal Fee

A fee of £40 will be applicable in order to prepare a new Tenancy Agreement and negotiating with your landlord for a further fixed term tenancy. Extending your tenancy, if agreed by your landlord, provides you with security of staying in the property for a further fixed term, and avoids the uncertainty of a landlord serving notice at any given time. Each time a tenancy agreement is renewed for a fixed term, after the initial fixed term, the renewal fee will apply. The fee is per tenancy and not be individual tenant. The Landlord will also be charged the same fee.

Check Out Fee

A fee of £120 will be applicable if Cumberland Estate Agents carry out a check out inspection at the end of the tenancy. Where this applies, you will be liable for the check out inspection fee when the check out inspection is carried out at the end of the tenancy. The check out report will form an important part of how the return of your deposit is arranged. Lettings Department will be able to advise, prior to the start of your tenancy, whether this will be applicable to you. At the end of the tenancy, you may therefore also be required to pay for the professional cleaning of the property and/or any dilapidations.

Emergency Call Outs

A fee of £25 per call will be applicable if any calls made to the emergency line, are considered non-emergency. If the property is fully managed, our Repairs and Reporting Procedure will be provided to you at the start of the tenancy which outlines what constitutes an emergency.


Notice must either be served by hand and a receipt obtained, or sent by registered mail to be deemed accepted. Notice should be served in line with the contracted rent due date and it is standard condition that a minimum of one month’s notice be given if you wish to leave at the end of an agreement.

Landlord Obligations

Your Landlord is required to provide certain safety information relating to the property before the agreement commences. We will ensure that the Landlord is aware of the all standards required prior to you moving in to the property (such as ensuring there are working smoke and carbon monoxide detector alarms fitted in accordance with legal requirements) and ensure you are supplied with the relevant documentation, such as a Landlord’s Gas Safety Record and an Energy Performance Certificate. Please feel free to ask if you require any further information.


No pets are allowed in any property without prior declaration and written consent by the Landlord. The Landlord may request an additional deposit if pets are allowed.

Changes to the Property

You must obtain the Landlord’s written permission if you wish to make ANY changes to the property however small they may seem. After you have moved in you should contact either Cumberland Estate Agents or your Landlord direct, depending on which service your Landlord wishes us to provide.


If you have any requests for furniture or works to be carried out at the property, these should be made in writing, to avoid any later miscommunication. These requests will be communicated to the Landlord for consideration and are subject to contract.


It is illegal to open any letters/mail which do not relate to your name. All post not in your name must be forwarded to Cumberland Estate Agents or your Landlord, depending on who is managing the property.


Should a parking space be included in your tenancy it is your responsibility to ensure when arriving at the property, that you have been provided with the relevant permit (if applicable) to park. If this is not the case please contact us immediately. If you are unsure whether a permit is required then please check with the building management company for your development or the local council. In most cases if a permit is required it will be sign posted.

Cumberland Estate Agents Board

If there is an advertising board at the property it belongs to Cumberland Estate Agents and is erected with the Landlord’s consent. Please do not remove any boards.

Redress Scheme

Cumberland Estate Agents are members of the dispute and compensation scheme operated by The Property Ombudsman (www.tpos.co.uk) and our membership number is: C00002. We subscribe to the code of practice of that organisation.

Client Money Protection

Cumberland Estate Agents are members of The Client Money Protection (CMP) Scheme, a compensation scheme run by the National Federation of Property Professionals (NFoPP) which provides compensation to landlords, tenants and other clients should an agent misappropriate their rent, deposit or other client funds.

In addition to the rent, there are other costs that tenants must budget for before entering into a new tenancy agreement with Cumberland Estate Agents Limited. Depending on your circumstances and the property you select, the following fees may be payable before a tenancy starts:

All fees listed in this document include VAT, where applicable, at the prevailing rate (currently 20%)

1. Application fee of £120 payable for the first applicant which includes:

  • Process tenant application
  • Applicant checks and credit references
  • Drawing up tenancy agreement
  • Tenant check in fee

2. Additional applicant's fee of £48

3. Guarantor fee of £48


We will require the following monies before you are able to occupy the property:

  • DEPOSIT IN ADVANCE (Equivalent to 1 month’s rent unless a larger deposit is requested by the Landlord)

The above monies must be cleared through our bank account before the tenancy commences. Certain methods of payment take time, up to seven working days in some cases; therefore we suggest that you contact us for information on the best method of payments.


Throughout the tenancy there are other costs that must be covered in addition to the rent. These might include:

  • Utilities (gas, electricity, water and telephone)
  • Council Tax
  • Television licence
  • Installation of cable/satellite
  • Telephone
  • Insurance (for tenant’s contents)
  • Garden maintenance
The contents of this page are not intended to be exhaustive and are for general guidance only. They do not constitute advice. Cumberland Estate Agents Ltd shall take no responsibility for any loss or injury arising as a result of any person acting or refraining from acting as a result of anything contained in this brochure. You should obtain specific advice from suitably qualified persons before acting or refraining from acting in connection with anything contained in this brochure.
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