Tenants information
Reasons to rent
Renting a property can be an ideal solution in many situations. The following are some of the most common reasons our tenants choose to rent.
- The opportunity of establishing a home of your own without the long term commitment of a mortgage or a large deposit to find;
- if you are moving to a new job, the opportunity to get to know the area before buying;
- after the initial fixed term, only one month's notice is required so you are able to move quickly if you change your mind or are moved with your job;
- if you plan to move again soon, renting saves on the legal, surveying and solicitors' fees associated with buying and selling a property;
- if you want to sell but can't find a place to buy, or it is being built, for example, renting can be a short term solution;
- the market conditions may not be suited to buying, for example if interest rates are high or there is a threat of negative equity;
- maintenance costs of a rented property are lower, as these are paid for by the landlord.
Finding a property
We have a range of properties from studio flats to country residences and our availability list changes every day (see our property list). We are always happy to discuss your needs and advise not only on suitable properties but on the local amenities, such as schools, which may be important considerations for you.
Call in to or telephone our office, look out for our adverts in the local press, our distinctive 'For Rent' boards outside our properties, or keep checking our online property list. You can also sign up to receive email alerts of every property added to our list, allowing you to be amongst the first to know of new availabilities.
Applications
Once you select a suitable property through us, you will need to complete a confidential application form. References will be obtained from your employer/accountant and existing/previous landlord by an independent referencing company who will also carry out a credit reference check. There is a fee of £40 (+ VAT) for this, payable when making the application.
If your application is successful we will require payment of our administration fee before we draw up the legal documents.
The lease
The lease you sign is an important legal document. It is between the owner of the property (the landlord) and yourself (the tenant). You should read the lease carefully and ensure you understand it fully. If in doubt consult a solicitor. The lease places some legal obligations on you, some of which are explained below.
The lease you sign will be an Assured Shorthold Tenancy, which means that, provided you meet all the obligations of the lease, you can stay in the property for the period of the lease (usually six months). If you wish to leave before the lease has expired you are still responsible for paying the rent for the full lease period, in addition to the landlords' re-letting costs. If you wish to leave at the end, you must give one months notice to expire the day before a rent due date.
Once the initial lease period has expired, a new term may be negotiated or the tenancy may become 'periodic' i.e. it continues until either party gives notice (two months for the landlord to the tenant and one month for the tenant to the landlord).
Everybody living at the property over the age of 18 must be named on the lease, and no-one else may move in without written permission from the landlord.
Your responsibilities
Your responsibilities as a Tenant are set out in detail in the Tenancy Agreement but basically you are in charge of the property and must act in a responsible manner towards it, keeping it clean and tidy, maintaining the garden, and generally looking after it as a sensible owner would. Bear in mind that you will be held responsible for faults/repairs caused by your own neglect or negligence.
Inspections
At the beginning of a tenancy an 'Inventory and Statement of Condition' will be drawn up which you must sign. This will then form the basis of regular inspections (every three months) to ensure that the property is being properly maintained and no repairs are required. You will be told when an inspection is due.
Faults and repairs
If there is a problem with the property you must tell us immediately (if you don't and further deterioration occurs, you may be held partially responsible). Once we have been informed of a fault we will contact the landlord and act upon their instructions. You must not instruct a contractor to undertake any work yourself - if you do it will be at your own expense.
We use local tradespeople who have proved reliable and trustworthy and we believe will do the best possible work on the property at the best value. They work quickly and efficiently, and we have built up an excellent working relationship with them.
You should take obvious precautionary measures to prevent additional problems arising, for example turning off mains water, gas or electricity if necessary. You should also ensure appropriate heating is maintained throughout the winter, particularly if you go away on holiday, to prevent the risk of burst pipes. You are also responsible for checking and replacing items such as batteries in smoke alarms, light bulbs and tap washers.
Other
Should you wish to do any decorating in the property you must make a written request and wait until permission is given before commencing any work.
No pets are allowed in the property without the permission of the landlord. If you wish to obtain a pet please submit a written request to us stating the age, type and breed.
Costs involved
The various costs involved when renting a property are detailed below.
On application
When making an application for a property, a charge of £40 (+ VAT) must be paid to cover the referencing service. Before moving in
Before you can move in we must receive cleared funds to cover the first months rent, the deposit and our agency arrangement fee, which is currently £160 (+ VAT) for singles and couples, and an extra £40 (+ VAT) for each extra person. This must be paid before the tenancy agreement is prepared. The deposit is taken as security in case you do not comply with the terms of the tenancy agreement and the landlord incurs costs as a result. It is equal to one months rent, and will be returned to you at the end of the tenancy provided all rent and bills have been paid up to date, the property has been well maintained and all items listed on the inventory are present and in good condition. Please note the deposit may not be used as the final rental payment. In compliance with Government Legislation this money will be held under the terms of the Tenancy Deposit Scheme. Full details of the scheme are available from our office.
Rent
Once you are living in the property you must pay the rent monthly in advance. You are responsible for ensuring it is paid in full and on time - the best method is to set up a standing order so payments are taken directly from your bank account. If you receive housing benefit you are also obliged to ensure payments are made as quickly as possible. Please also note that should the landlord or agent incur any costs because of a late payment, this cost will be passed on to yourself. Utilities
Unless an agreed service charge is paid with your rent, you will be responsible for paying the utility bills - Council Tax, water rates, gas, electricity (or other fuel) and telephone. You must also purchase a valid TV license for the property address. You may not change supplier of any of these services without permission from the landlord.
Insurance
You are also responsible for insuring all your own belongings in the property and specialist tenants' insurance policies can also cover you for damage to the landlords' property. We will be pleased to give you further information on Homelet insurance which deals specifically with rented accommodation.
Tenant safety
All of the properties we let are assessed for safety requirements. In the case of gas appliances an annual safety inspection is mandatory and you receive a copy of the certificate (note that the certificate relates to the property and should be left for the next tenant if you move out). Electrical and soft furnishing checks are also carried out where necessary.
We advise landlords to fit smoke alarms and carbon monoxide detectors, and if these are present you should check them regularly, replace the batteries if necessary and report any faults. The batteries should never be removed to use somewhere else.
You are also expected to use common sense in contributing to your own health and safety.
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