Questions to Ask a Landlord Before Renting
Questions to ask a landlord before renting, from the first phone call about a rental property to the day you move in. They run from the basics through money, the lease, repairs, the building and the area to the last checks before you sign. Some only matter when you are renting a house (the yard, the garage, a septic tank), some are for a place a realtor or agent is showing, and a few are for anyone renting for the first time.
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The questions
Each question, and why to ask it
The basics
What is included in the rent, and what do I pay on top?
Why ask it
Water, heat, trash, parking and internet differ from one building to the next and tend to be assumed rather than stated. Ask whether the unit has its own meters and whose name the accounts go in, because a shared meter means paying for part of a neighbor's habits.
What is due on the day I sign, all in?
Why ask it
First month, last month, deposit, pet deposit, application fee, key fee and admin charges can add up to several times the rent. Ask for the total figure rather than the list, then ask which parts are refundable.
How long is the lease, and could it be shorter or longer if I needed?
Why ask it
Twelve months is a common default and seldom the only thing on offer. If a job or a course might move you, ask now what a six-month or month-to-month term would cost, since a shorter term is easier to agree before you sign than to buy your way out of later.
How do repairs work, and what counts as an emergency?
Why ask it
You want a named contact, a channel that leaves a record, and their own definition of an emergency out of hours. Ask what the slowest repair was in the last year and what held it up.
How long has this place been empty, and why did the last tenant leave?
Why ask it
A place that sits empty while others nearby rent quickly often has a reason attached: a neighbor, the noise, the heating bill. If the answer only covers how long, ask the why a second time.
Are you the owner, or managing it for someone else?
Why ask it
This decides how repairs get approved and how fast. An owner can say yes on the spot, a manager has to ask, and a large agency has a queue. Get the name and number of the person you will actually call.
When could I move in, and what will be done to the place before then?
Why ask it
An exact date matters if you are leaving another lease, since a week of overlap and a week with nowhere to live both cost money. Then find out what cleaning, painting or fixing comes first, and have it confirmed in an email.
How long do people usually stay here?
Why ask it
High turnover in one unit is the cheapest warning sign available. If tenants leave every twelve months, ask where they went and whether anyone has renewed, and treat a short answer as an answer.
Money
What did heating and cooling cost the last tenant across a year?
Why ask it
In an old building this is the difference between affordable and not, and it appears nowhere in the listing. A landlord who genuinely does not know can usually give you the fuel type and the age of the system, which is a start.
How much has the rent gone up here in the last three years?
Why ask it
Past increases are the best guide you will get to next year's. If the number is large, ask what triggered it and what an increase would look like if you renewed. Some places cap increases or set a notice period for them, so ask how it works here.
When is rent due, how do you want it paid, and what happens if it lands a day late?
Why ask it
Leave with four facts: the due date, the method, the grace period if there is one, and the late fee. Check whether the online portal or a card payment carries a charge, and be wary of anyone who wants cash and offers no receipt.
Is there any room on the rent, or anything you would add for a longer lease?
Why ask it
The worst outcome is a no, and it costs nothing to hear it. A landlord who will not move on the monthly figure will sometimes include parking, waive a fee or hold the rent for a second year, so have one of those ready as your fallback.
Can the rent or any other charge go up during the lease?
Why ask it
On a fixed term the rent itself is normally set, but pass-through charges for water, trash or taxes sometimes are not. Find out which numbers are locked for the whole term and which are estimates.
How much is the deposit, and can it ever stand in for the last month's rent?
Why ask it
Tenants assume this all the time and many leases forbid it. Get the amount and the rule together, because holding back the final month without agreement can turn a clean exit into a dispute. Deposit limits are set locally in many places, so check yours.
How is the deposit held, and what have you deducted from deposits before?
Why ask it
The second half is the revealing half. Wear and tear against damage is a judgment call, and a landlord who charges for carpet cleaning and repainting as standard is telling you now what your last month will look like.
After I move out, how and when does the deposit come back?
Why ask it
You want a number of days, an itemized list of anything kept, and to know where to send a forwarding address. Many places set a legal deadline, so look up the rule where you live and see whether the answer matches it.
Do you require renters insurance, and how much coverage?
Why ask it
A landlord's own policy normally protects the building and not your belongings, which people tend to learn after a burst pipe. If a policy is required, get the minimum liability figure and find out whether proof is needed before you collect keys.
The lease
What happens at the end of the lease?
Why ask it
Find out whether it rolls to month to month automatically, whether a new fixed term is required, and how much notice each side owes. This is the clause that decides how much control you have over your next move.
If I had to leave early, what would it cost me?
Why ask it
Hardly anyone plans to break a lease and plenty end up doing it. The thing to establish is whether you would pay a set fee or keep paying until the place is relet, and whether a replacement you found yourself would be accepted.
What are the rules on overnight guests, smoking and subletting?
Why ask it
These clauses are where an ordinary life quietly becomes a violation: a partner staying most nights, a cigarette on the balcony, a month away with someone else in your room. Get the actual limits, such as how many nights a guest may stay, and not the friendly summary.
If I have a pet, or get one later, what would it cost and are there limits?
Why ask it
A pet deposit, monthly pet rent and a one-off fee are three separate charges, and some places ask for all of them. Size and breed limits are worth checking too, along with what happens if you adopt an animal halfway through the term.
Could a partner or roommate move in later, and how would that work?
Why ask it
Expect to hear that any adult living there has to apply and be named on the lease. Whether the rent changes when they are is the part to pin down, and so is how long approval takes.
If I share with others, are we on one lease or one each?
Why ask it
On a joint lease each person can often be held to the whole rent and not only their share, including after a housemate walks out. How it works varies, so have the landlord explain what happens here when one name wants to come off.
What am I allowed to change: paint, shelves, a mounted television, a garden bed?
Why ask it
Ask what needs permission and what must be put back at the end, and get any yes in writing. A spoken yes is hard to prove at move-out, and harder still if the building has changed hands by then.
Which parts of the house and lot come with the lease: garage, shed, basement, attic, yard?
Why ask it
In a rental house the owner sometimes keeps a locked garage or shed for their own things, or lets a neighbor use part of the driveway. Walk into each space at the viewing and have the ones you are paying for named in the lease.
When would you or anyone else need to come in, and how much warning would I get?
Why ask it
Inspections, repairs and viewings for the next tenant are all ordinary reasons, and the notice owed is set by law in many places. Listen for habit more than policy: a landlord who says they just stop by is describing your Saturday mornings.
Are there quiet hours or house rules beyond what is in the lease?
Why ask it
Association bylaws, a building handbook or a laminated sheet in the laundry room can bind you without appearing in the lease itself. Get a copy and read it against the things you really do: music practice, a barbecue, coming home from night shifts.
Repairs and condition
What has been repaired or replaced recently, and how old are the big items?
Why ask it
The furnace, water heater, roof and appliances all have lifespans, and the ones near the end become a disruption during your tenancy rather than a cost. A landlord who reinvests will happily list what has been done.
How do the heating and hot water work, and who controls the thermostat?
Why ask it
A shared boiler with the dial in someone else's apartment puts your comfort and part of your bill out of your hands. Find out what the system runs on, when it was last serviced, and whether the hot water holds up on a busy morning.
Is the house on a septic tank, a well, or oil or propane heat, and who pays to fill and service them?
Why ask it
Apartments rarely raise this and houses outside town often do. A tank that needs pumping or a fuel delivery in midwinter is a real bill, so settle whose it is, how full the tank will be on the day you arrive, and who you call when it runs low.
Has there ever been water in this unit: a leak, a flood, or damp?
Why ask it
Ask plainly and watch the pause. Then look for yourself at ceiling corners, under sinks and around windows, and ask about anything freshly painted in an otherwise older room.
Have there been pests in the building, and who pays to treat them?
Why ask it
Ask about the building and not only the unit, because roaches and bedbugs travel through walls. Find out when the last treatment was, whether it was routine or a response to something, and what you would be obliged to do if you reported a problem.
Which appliances come with the place, and who pays when one breaks?
Why ask it
A fridge the landlord owns is normally the landlord's to repair, while one left behind by the last tenant may turn out to be nobody's. Go through them one at a time, washer and dryer included, and have the list written into the lease.
Which small jobs are mine: bulbs, filters, drains, alarm batteries?
Why ask it
Every lease draws the line between tenant upkeep and landlord repair in a slightly different place. Knowing where it sits spares you a service charge for something you were meant to do and a deduction for something you never knew was yours.
Who looks after the outside: lawn, snow and gutters?
Why ask it
In a house or a small building this can be hours of your month or a bill for a service. If it falls to you, find out whether tools are provided and what happens when you are away for two weeks in January.
Is there mold, lead paint or asbestos I should know about?
Why ask it
What a landlord must disclose differs by country and state, and older buildings are where it matters most. Look up what applies locally, and take a hesitant answer about a bathroom ceiling as a reason to look closer.
If something breaks and I cannot reach you, what am I allowed to do?
Why ask it
Some landlords name a plumber you can call directly and others refuse to repay any repair they did not approve. Agree the rule and a spending limit in advance, because a leak on a holiday weekend is the wrong moment to guess.
Building and area
Who lives above, below and next door, and how much noise carries?
Why ask it
Noise is hard to judge at a daytime viewing and the last thing a landlord volunteers. Ask what the floors and shared walls are made of as well as who is behind them, and if you can, come back once in the evening before you sign.
Is anything shared with the house next door: a driveway, a fence, a wall, a drain?
Why ask it
Shared things come with unwritten arrangements, such as who parks where and who clears the leaves. Ask how it has worked with the current neighbors and whether there has ever been a disagreement about it.
Where would I park, and where does a visitor leave a car?
Why ask it
A space can be assigned, shared, permit-only or whatever the street offers at seven in the evening. If it costs extra, add it to the rent before comparing this place with another, and check what happens on snow or street-cleaning days.
Where is the laundry, and what does a load cost?
Why ask it
Machines in the unit, a shared room in the basement and a laundromat three blocks away make for very different weeks. With shared machines, the numbers that matter are how many there are, for how many households, and during which hours.
Which internet providers serve this address, and how is the phone signal inside?
Why ask it
Some buildings are wired for a single provider, which settles both your speed and your bill. If you work from home, test your phone in the room that would be your office before you leave.
Have there been break-ins here or on the street, and what changed afterwards?
Why ask it
An incident years ago matters less than what was done about it. A new lock, a light over the back door or a repaired gate shows a landlord who responds, and a neighbor can tell you whether the account is complete.
Will the locks be changed before I move in, and how many keys exist?
Why ask it
Earlier tenants, their friends, a cleaner and a contractor may all have had copies. Some places require a lock change between tenants, so ask what the rule is here, and if there is none, request a rekey before move-in and offer to split the cost.
Are smoke and carbon monoxide alarms fitted, and when were they last tested?
Why ask it
Look up as you ask and count them yourself. What is required differs from place to place, so find out the local rule, who is meant to test them, and whether there is an extinguisher or a second way out.
Where do packages get left, and where do the trash and recycling go?
Why ask it
Two dull questions that shape every week. Packages left in an open hallway tend to wander, and a trash area reached through someone else's yard is better discovered now than on your first collection day.
Is there storage or shared space I could use: a basement cage, a yard, somewhere for a bike?
Why ask it
Storage and shared space tend to be promised loosely and divided up in practice. See the actual spot, check that a storage area locks and stays dry, and find out whether your use of it is named in the lease or is only a favor.
Is any building work planned here or next door?
Why ask it
Scaffolding, a new roof or a development on the empty lot beside you can mean months of early drilling. The landlord may not know a neighbor's plans, though a permit notice posted on a nearby fence often does.
What is the neighborhood like in the evenings and on weekends?
Why ask it
A landlord who knows the street can tell you about the bar that empties at two, the school traffic and where people buy groceries. A vague answer means you find out yourself: walk the block after dark, and make the trip to work once at the hour you would really travel.
Before you sign
What does the application involve, and what are you looking for in a tenant?
Why ask it
Ask about credit checks, the income they want to see, references and any hard cut-offs. Knowing the bar can save you an application fee, and a landlord who checks carefully has checked the people who would be your neighbors the same way.
This is my first time renting. With no rental history, what would you look at instead?
Why ask it
Landlords who ask for references from past landlords often have a substitute in mind: an offer letter, pay stubs, a word from an employer or a college housing office. Saying it up front reads better than leaving the history box blank, and tells you whether the application fee is worth spending.
If my income or credit falls short, would you accept a guarantor?
Why ask it
Students, new arrivals and the self-employed often fail formulas that say little about whether they pay. Raise it before you apply, and make sure your co-signer understands what they would be agreeing to, which can be the whole lease and not one month.
How much is the application fee, and do I get it back if you choose someone else?
Why ask it
Fees for credit and background checks are often kept whatever the outcome, and some areas limit what can be charged. It also helps to know how many applications are already in, since paying to be fifth in line is rarely money well spent.
If an agent or realtor is showing me the place, who do you work for, and who pays your fee?
Why ask it
An agent hired by the owner is there to fill the house, however friendly the tour. Whether the renter owes a broker fee, and how much, depends heavily on the city and country, so ask how it works where you are before you go to the viewing.
After I sign, does the agent stay involved, or does everything go to the owner?
Why ask it
A realtor brought in to find a tenant often steps away once the lease is signed. Anything they promised while showing you round, such as a new fridge or a repainted bedroom, needs confirming by the person who will still be answering in month three.
Can I see the exact unit I would be renting?
Why ask it
Being shown a similar unit or a model is common and hides everything specific: the view, the noise, the state of the floors. If the current tenant is still there, ask to view again after they leave and before you hand over money.
Can I take the lease away and read it before I pay anything?
Why ask it
A day with the document is a reasonable request, and the reaction to it is a preview of the tenancy. Read the attached rules and addenda as well as the main pages, and send your questions by email so the answers are on record.
Can we do a written move-in inspection together, with photographs?
Why ask it
Agree this before you sign, because a signed list is the best evidence you will have if the deposit is ever disputed. Note existing marks, take dated photos of every room, and ask that both of you sign it.
Which accounts do I need to open in my own name before moving in, and how far ahead?
Why ask it
Electricity, gas, water and internet can each take days to switch on, and some suppliers ask a new customer for a deposit. Ask the landlord which providers serve this address and for the meter readings on the day you take the keys.
On moving day, where can a truck park, and is there anything I have to book or show first?
Why ask it
Some buildings want the elevator reserved and proof of insurance before a single box comes in, and a house on a narrow street may need a spot held at the curb. Finding out a week ahead is cheaper than finding out with a rented truck on the clock.
What do new tenants here most often get wrong in the first month?
Why ask it
A useful one for a first rental, because it pulls out the unwritten rules: which bin goes out on which night, the thermostat that should never be switched fully off, the parking space that belongs to number four. The answer also shows what this landlord gets annoyed about.
Could I speak to the current tenant or a neighbor?
Why ask it
Ten minutes with someone who lives there tells you things no landlord can. Two questions are enough: how quickly repairs get done, and whether they would rent here again.
Has this house always been a rental, or did you live here yourself until recently?
Why ask it
An owner letting out a former home may be new to being a landlord and attached to how the place is kept. Neither is a problem, but it is worth learning who did the repairs while they lived here and whether that person still will.
Do you plan to sell, renovate or move back in over the next couple of years?
Why ask it
A sale or a major renovation can end a good tenancy through no fault of the tenant. Nobody can promise the future, but mention of an appraisal, a retiring owner or a relative who needs somewhere to live is worth weighing against how long you hope to stay.
Is there anything about this place you would want to know if you were me?
Why ask it
An open question at the end catches what no checklist covers: the bedroom that never warms up, the delivery truck that idles outside at six, the upstairs bath that once came through the ceiling. Some landlords will answer it honestly, and how they handle it is information either way.
How to use these before you rent
Practical guidance for the conversation itself
When to ask what
Before you book a viewing
A handful of answers can rule a place out by phone or message: the rent and what it covers, the total due at signing, the lease length, the pet rule and the screening bar. Settle those first and you only travel to places you could actually take.
While viewing a house or apartment to rent
This is the time for the condition and building questions, because you can look at the thing you are asking about. Raise water while you are standing under the bathroom ceiling, and the neighbors while you can hear them.
Between the viewing and the signature
Money and lease questions are worth asking a second time in writing once the document is in your hands. An email setting out what you understood about the deposit, the notice period and any promised work lets the landlord correct you, and leaves a record if they do not.
If you are renting a house for the first time
A house hands the tenant more than an apartment does: the yard, the bins, sometimes a fuel tank or a septic system, and nobody down the hall to ask. The house questions on this list can feel fussy to raise, but each one is a job or a bill that will land on somebody, and the lease is where it gets decided who.
What to check at the viewing
- Run the taps in every room at once and flush while they are running, to see the pressure
- Open and close every window and interior door, and check the locks on anything at ground level
- Look under sinks and at the back of cabinets for staining, traps or damp
- Check phone signal in each room and ask which internet providers actually serve the building
- Note where the heating controls are and whether you control them or the building does
- Stand still in the main room for a minute with everyone quiet and listen to what you can hear
- At a house, walk the outside as well: the gutters, the fence line, the garage, and where rainwater would collect
Reading the lease
Check that the verbal promises are in it
The parking space, the permission to paint, the pet, the repair they said they would do before move-in. A promise that is not in the lease or an attached addendum is hard to hold anyone to, particularly once someone else takes over the building.
Find the money clauses
Late fees, the grace period, what happens if you break the lease early, and whether you owe rent until it is relet or a fixed penalty instead. These are the terms that cost the most and get read the least.
Look for automatic renewal
Some leases renew for a full year unless you give notice by a specific date months in advance. Put that date in your calendar the day you sign.
Warning signs
- Pressure to pay a holding deposit before you have seen the lease
- Cash only, or payment to a personal account with no receipt
- Refuses to show you the actual unit, or will not let you back in before move-in
- Vague about who handles repairs, or about whether they own the place
- No written inspection at move-in, and irritation at being asked for one
- Talks about the previous tenants with real hostility