Renting a home can be a thankless task. Almost everyone
ends up doing so at some point in their lives, yet when
it comes to help and advice tenants can often feel somewhat
forgotten.
Initiatives are launched left, right and centre to help
first-time buyers, families climbing the property ladder
and pensioners struggling to keep their homes, but rarely
do renters get a look in.
In a bid to level the playing field slightly, new Government
laws regarding multiple occupancy homes and protecting
tenants' deposits are imminent, but picking your way through
the pitfalls of the lettings market is still a tricky
task.
Renting is often thought of as something done by people
before climbing the property ladder, but many homeowners
opt to rent for periods of time while waiting to buy.
Choose the right property and agent, and renting can
be a joy - the money might be paying someone else's mortgage
but freedom and the ability to pass on responsibility
is yours. On the other hand, take the wrong route and
a tenancy can be six months or longer of daily stress
and pain.
But there are ways to make sure your next letting experience
is at least bearable:
Do your research
Spend plenty of time investigating the area. The advantage
of renting is that you can move when your tenancy is up,
but don't think too short-term – make sure this
is the area you want to live in. If you have children
make sure you look into the local schools and not just
the nearest one – you may not be guaranteed a place.
The best way to get a feel for an area is to visit and
have a wander around on foot.
Use the whole rental market
Don't just walk into the High Street estate agents. Large
firms can have a wide range of property but check out
property management agencies and private landlords too
and make sure you are not paying over the odds.
Take your time viewing properties
Looking around rental properties can be a bit of a whistlestop
tour but if you find somewhere you like don't just give
it a ten minute once over. Check everything carefully.
Does it have central heating, a washing machine, dishwasher,
decent fridge and freezer? What are the showers like?
Are the windows in good condition? These can all be forgotten
in the heat of the moment. Make a checklist to take with
you when viewing properties you really like.
Ask the agent about their fees
Before you make an offer, quiz the agent about fees for
references and credit checks. Sadly ramping up fees is
a sharp practice that started in the cut-throat lettings
market in certain areas of London, spread outwards to
encompass most of the capital and has now gained a foothald
in other major cities in the UK.
For example, a credit reference should only cost around
£30 to £40 – some unscrupulous agents
hit potential tenants with a bill for £100 for these.
Avoiding firms that charge high fees is the only way to
try and put a stop to this. If they cook up expenses at
the start, it's also likely they will try and cash in
on your deposit when you move out.
Choose flatmates carefully
Choose who you live with carefully. A recent poll by Gumtree.com
showed chef Jamie Oliver is the person people would most
like to live with, while troubled popstar Pete Doherty
was the least popular. It's unlikely most people will
end up with a celebrity housemate, good or bad, but little
things can make the difference between harmony and torment.
Money is the most common cause of dispute. Make sure you
work out your budget and how bills will be paid.
Haggle over price
Whether you are dealing with an agent or a landlord, it's
important to remember you hold the upper hand. They want
to rent out the property and if it is empty when you view
they will be eager to get someone in as soon as possible.
Make an offer below the rent being asked for, typically
it is possible to get £20 per month or £5
per week discount, or maybe more. It doesn't sound like
much but every pound saved is another one in your pocket.
Make sure you set up direct debits or payments
properly
Being a tenant who doesn't pay on time is the best way
to ensure your landlord or agent won't go out of their
way to help you. Getting all the finances sorted properly
and having the deposit, first month's rent and subsequent
rent arrive on time will mean that you are immediately
onside with the people you need to call if the plumbing
goes or you want a new oven.
Do a full inventory
Don't be tempted to skip through the inventory and move
in as soon as you can. If you don't go through everything
with a fine-toothed comb, then you are leaving yourself
open to cash being taken from your deposit. It's not just
furniture and contents that need checking, note if carpets
and curtains have been steam-cleaned and check the soft
furnishings' condition. In the first few days of moving
in, take a note of all the problems you spot and let the
agent or landlord know, preferably in a letter or email
then you have a copy should things go wrong.
Tell your agent or landlord if there are problems
Landlords are not psychic. You may know that
the washing machine has stopped working and grumble about
it, but unless someone tells them they don”t know
work needs doing. Don't be shy in reporting any difficulties,
having fixed at no cost to you is one of the privileges
of being a tenant. A good landlord will also appreciate
knowing if something needs doing – after all, its
their investment you live in.
Don't let your deposit go easily.
It shouldn't happen but it does. Some landlords and agents,
whether renting out shared digs or a family home, try
and cash in one departing tenant's deposits. By law they
must prove the exact cost of every deduction. Do not be
fobbed off and do not be fooled by bluster. New laws will
soon be in place later this year over deposits to try
and clear up what can be a murky area.
Tenants need to be vigilant and if an agent refuses to
return a deposit without reason report them to the Association
of Residential Letting Agents or National Association
of Estate Agents, if they are a member, and threaten the
small claims court if they are not members.
.gif){kind=spacer}
