How to Run Successful Property Viewings for UK Rentals (2026)

A viewing is where an enquiry becomes a tenancy, and where you form your first impression of the applicant. Good viewings fill properties faster and attract tenants who stay. This guide covers preparing the property, running viewings while a tenant still lives there, what you can and cannot ask applicants under the 2026 rules, and how to move quickly from viewing to offer.

Before the viewing

Prepare the property

• Clean and declutter, especially the kitchen and bathroom.
• Open curtains and turn on lights, and in winter have the heating on.
• Fix small faults that create doubt: dripping taps, blown bulbs, sticking doors, mouldy sealant.
• Tidy the entrance and front garden. Applicants decide a lot in the first minute.

Viewings while a tenant lives there

Tenants now give two months’ notice, so most viewings happen while they are still in the property. Check the tenancy agreement allows viewings, give at least 24 hours’ written notice, and agree times with the tenant, since they are entitled to quiet enjoyment of their home. Grouping viewings into one or two slots a week is easier for everyone. A tidy, co-operative tenant is worth thanking, and a small goodwill gesture costs less than an extra empty week.

Have your facts ready

Applicants will ask	Have ready
How much?	Monthly rent, deposit (no more than five weeks’ rent), holding deposit (no more than one week’s rent)
What will it cost to run?	EPC rating, council tax band, typical energy bills, broadband options
When can I move in?	Available date, and how long referencing usually takes
Can I have a pet?	Your approach to pet requests, which you cannot unreasonably refuse
What is included?	Furniture, white goods, parking, garden maintenance

Running the viewing

1. Arrive early to open up, check the heating and air the rooms.
2. Start with the best room and let the applicant look around without a running commentary.
3. Be honest about drawbacks. A tenant who knows about the small second bedroom before signing will not leave over it.
4. Point out practical features: the boiler’s age, storage, extractor fans, local transport.
5. Explain the next steps: how to apply, what referencing involves, and when you will decide.

For your safety, especially when meeting strangers in an empty property, tell someone where you are, keep your phone charged, and consider group viewings or a short video call before the first visit.

What you can and cannot ask

✓ Fine to ask

• When do you want to move in?
• Who would live here?
• Can you afford the rent? (checked through referencing)
• Do you have pets?
• Why are you moving?

✗ Not allowed

• Refusing because the applicant receives benefits
• Refusing because they have children
• Questions about race, religion, disability, sexuality or other protected characteristics
• Asking for offers above the advertised rent
• Asking for more than one month’s rent in advance

Based on the Equality Act 2010 and the Renters’ Rights Act 2025, in force from 1 May 2026.

You can still decide on genuine affordability and references, and you must carry out right to rent checks on every adult before the tenancy starts. If an applicant is disabled, you may need to make reasonable adjustments; see our guide to renting to disabled tenants.

After the viewing

• Follow up within 24 hours with the application details.
• If you take a holding deposit, it must be no more than one week’s rent, and you must normally reach an agreement within 15 days or refund it within 7 days.
• Start referencing straight away. See our tenant referencing guide.
• If no one applies after several viewings, ask for feedback. It is usually the price, the photos or one fixable problem.

For the wider picture, see how to reduce void periods.

Written by The Landlords Portal Team and updated in November 2026. Applies to private lettings in England. This is general information, not legal advice.

Frequently asked questions

How much notice do I need to give a tenant for viewings?

At least 24 hours’ written notice is standard, and the tenancy agreement should allow viewings. Agree times with the tenant where you can.

Can I refuse a tenant who receives benefits?

Not because they receive benefits. Since 1 May 2026 that is unlawful in England, though you can still check that the rent is affordable.

Can I take a holding deposit after a viewing?

Yes, up to one week’s rent. You must normally agree the tenancy within 15 days or refund it within 7 days, unless the applicant withdraws or gives false information.