Rental agreements aren't exactly known for being an exciting read. They can also contain words and phrases you've probably never needed to think about before. ‍But it's important to understand what you're agreeing to before you say yes. ‍Here's our jargon-buster for some of the terms you're likely to come across when looking for or living in a private rented home.

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Arrears

Money you owe because a payment hasn't been made when it was due. If you're in rent arrears, it means you have unpaid rent.

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If you're struggling to pay your rent, it's worth asking for help early rather than waiting for the amount you owe to build up.

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Assured Periodic Tenancy (APT)

The type of tenancy most students renting from a private landlord in England are now likely to have.

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If you're renting a house or flat from a private landlord, you'll usually have an assured periodic tenancy. Since 1 May 2026, these don't have a fixed end date – they continue on a rolling basis until you, your landlord or both of you take the appropriate steps to end the tenancy.  

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If you're renting from the University, living with your landlord or living in some types of Purpose Built Student Accommodation (PBSA), different rules can apply.

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GOV.UK has more information about assured periodic tenancies.

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Covenant of quiet enjoyment

Your right to live in your home without unnecessary interference from your landlord or agent. Despite the name, this isn't really about how noisy you or your neighbours are.

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It means your landlord can't simply treat the property as though you're not living there. For example, they shouldn't repeatedly enter your home without arranging access appropriately.

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Deposit

Money held as security while you're renting a property. For most assured periodic tenancies, your landlord or agent needs to protect your tenancy deposit in a government-approved tenancy deposit scheme.

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There are rules about how much you can be asked to pay and what can happen to the money at the end of your tenancy.

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Read more about tenancy deposit protection on GOV.UK.

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EPC

Energy Performance Certificate. An EPC gives a property an energy-efficiency rating from A to G, with A being the most energy efficient.

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It can help you get an idea of how energy efficient a property is and includes recommendations for improvements. This is worth checking when you're choosing somewhere to live. Two properties might have similar rent, but the less energy-efficient one could cost more to heat.

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You can find a property's EPC on GOV.UK.

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Fair wear and tear

The normal deterioration you'd expect from living in a property and using it over time. A carpet becoming slightly worn after normal use, for example, isn't the same as causing significant damage to it.

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This distinction can be important when you move out because your landlord shouldn't use your deposit to charge you for normal wear and tear. Having a good inventory and photos from when you moved in can help if there's a disagreement later.

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Fixed-term tenancy

A tenancy that runs for an agreed period with a set end date. You'll see this term a lot in older student housing information because fixed-term tenancies used to be very common.

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The rules changed in May 2026. Assured periodic tenancies can no longer have a fixed end date and instead run on a rolling basis.

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Different arrangements can still apply to accommodation such as University halls and some PBSA, so check what type of agreement you're being offered.

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‍Gas Safety Check

An annual safety check of gas appliances and flues provided by your landlord. If your rented home has gas, your landlord has responsibilities for making sure the gas equipment they provide is safely installed and maintained.

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The required checks need to be carried out by a Gas Safe registered engineer.

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Gas Safety Record

The document showing the results of the gas safety check. You might also hear this called a Gas Safety Certificate or see it shortened to GSR. Your landlord should give you a copy of the gas safety record before you move in or within the required timeframe after a new check.

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Read about landlords' safety responsibilities on GOV.UK.

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Guarantor

Someone who agrees to cover certain costs if you don't pay them. Students are often asked for a guarantor because they may not have a regular full-time income or rental history.

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The exact responsibility depends on the guarantor agreement, so they should read it carefully before signing. This is particularly important with a joint tenancy, where the agreement could potentially cover more than one person's share of the rent.

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Read our advice about guarantors and renting paperwork if you'd like to know more.

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HMO

House in Multiple Occupation. Lots of student houses are HMOs.

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Broadly, a property can be an HMO if at least three people live there, they're from more than one household and they share facilities such as a kitchen or bathroom. Some HMOs need a licence from the council, depending on things like the number of people living there and local licensing rules.

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Find out more about HMOs on GOV.UK.

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Inventory

A record of what's in the property and its condition when you move in. It might include descriptions or photos of the furniture, appliances, walls, flooring and any existing damage.

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Check the inventory carefully when you move in. If something is missing, damaged or described incorrectly, tell your landlord or agent in writing. It's also a good idea to take your own dated photos or videos. An accurate inventory can be really useful if there's a disagreement about damage or your deposit when you move out.

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Read our moving in advice for more on recording the condition of your home.

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Joint tenancy

When two or more people are named as tenants on the same tenancy agreement. This is common in shared student houses.

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Under a joint tenancy, everyone named on the agreement is responsible for the rent. That means it's important to understand how the agreement works before signing with a group of housemates.

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Joint and several liability

A term you might see when more than one person shares responsibility under an agreement. In a joint tenancy, this can mean you're not necessarily only responsible for 'your share' of the rent.

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If another tenant doesn't pay what they owe, the landlord may be able to ask the other joint tenants for the outstanding rent. This is one reason it's worth talking openly about budgets before deciding who you'll live with.

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If you're unsure what a joint liability clause means in your agreement, ask before signing.

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Schedule of condition

A detailed record of the condition of the property at a particular point in time. It's similar to an inventory, although an inventory usually focuses on both the contents and condition of the property. A schedule of condition can record things like existing marks, damage or wear. Check it's accurate and keep your own photos too.

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Tenancy agreement (or contract)

The agreement between you and your landlord setting out the terms of your tenancy. It can cover things like:

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• how much rent you'll pay

• when rent is due

• who's renting the property

• how the tenancy can be ended

• responsibilities for the property

• other conditions you've agreed to

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For assured periodic tenancies created from 1 May 2026, landlords need to give tenants certain key information in writing before the tenancy is agreed. Read everything you're given and ask about anything you don't understand.

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Read our advice on what to check before agreeing to a tenancy.

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Tenancy Deposit Scheme (TDS)

You might hear people use TDS as a general term for deposit protection, but Tenancy Deposit Scheme is actually the name of one of the government's approved deposit protection providers. The three approved schemes are:

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• Deposit Protection Service

• MyDeposits

• Tenancy Deposit Scheme

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For an assured periodic tenancy, your landlord or agent normally needs to protect your deposit in one of these schemes within 30 days of receiving it. The schemes also offer a dispute process if you and your landlord disagree about deductions when you move out.

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Find out more about deposit protection on GOV.UK.

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Still not sure what something means?

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Don't be put off by unfamiliar language. If there's a word, clause or responsibility in your agreement that you don't understand, ask what it means before you agree to it. You don't need to pretend you understand something because everyone else seems to. If you need help, visit exeterguild.com/find-support