How To Rent Guide -part 1

By Liza Gill and Jordan Gamble, Eezee Estate Agents.

Gov.uk has just published a fantastic guide on how to rent and the Eezee Estate Agents team has been working through it to pull together some helpful tips for anyone who might be thinking of moving in the near future.

The Guide is packed full of useful information and it covers a whole range of items, but for now, we want to focus on some of the key items to remember before you move. Such as key questions to ask before you move. These include:

·???????Is the landlord or letting agent trying to charge any fees for holding the property, viewing the property or setting up a tenancy agreement? Since 1 June 2019, most fees charged in connection with a tenancy are banned. A charge to reserve a property is permitted but it must be refundable and it cannot equate to more than one week’s rent. Viewing fees and tenancy set-up fees are not allowed.

·???????How much is the deposit? Since 1 June 2019, there has been a cap on the deposit that the tenant is required to pay at the start of the tenancy. If the total annual rent is less than ￡50,000.

·???????How long do you want the tenancy for? The landlord must allow you to stay in the property for a minimum of six months. Most landlords offer tenancies for a fixed term of six or 12 months. However, it is possible to negotiate a longer tenancy, or you could agree to a tenancy which rolls over on a weekly or monthly basis. These tenancies have no fixed end date after a minimum of six months.

·???????What can you afford? Think about how much rent you can afford to pay. The Guide recommends that 35% of your take-home pay is the most that many people can afford, so always bear this in mind when setting your budget and expectations.

·???????Are you entitled to Housing Benefit or Universal Credit? If so, you may get help with all or part of your rent. If you are renting from a private landlord, you may receive up to the Local Housing Allowance rate to help with the cost of the rent. There are online calculators available to help you with this.

·???????Which area would you like to live in and how are you going to look for a rented home? The larger the area you are prepared to look in, the better the chance of finding the right home for you.(of course we will help you with that at www.eezee.uk).

·???????Do you have your documents ready? A big part of any move is preparation, the quicker you can respond when you do see a place you have your heart set on, the better. In a competitive rental market, timing can really make a difference. You should remember that ?Landlords and agents will want to confirm your identity, immigration status, credit history and possibly employment status, this is all a normal process and is a vital part of the AML-KYC process so you should get ready for this in advance.

·???????Do you have the right to rent in the UK? Landlords in England must check that all people aged 18 or over have the right to rent before the start date of the tenancy agreement. There are three types of right-to-rent checks: a manual document-based check, a check using Identity Verification Technology via the services of an identity service provider, or a check via the Home Office online checking service. Your landlord can’t insist on which option you choose but not everyone can use the online service. Further information on how to prove your right to rent to a landlord can be found on GOV.UK.

·???????Will you need a rent guarantee? Some landlords might ask someone to guarantee your rent, again our experience shows that you need a track record and a good background check to be in a position to move smoothly through the process. Therefore, if you are new to renting and do not have a solid income and work history you will likely be asked for a guarantor, so maybe you should put some thought into who this will be and have those conversations well in advance to avoid disappointment or delay when you do see that dream home.

·???????Do you need to make changes to the property? If you are disabled or have a long-term condition and think you may need to make changes to the property to allow you to live independently, discuss these with your landlord or agent. It is crucial that you understand who is responsible for any such changes, in terms of cost and seeking the necessary permissions. You should never assume anything and always document any agreements in advance of acting.

All very practical and well-considered questions. The guide then moves on to things you should check when you are looking for a new home and these include:

·???????Deposit cap- in this instance, the Guide recommends that you check that the tenancy deposit you are being asked for is not more than five weeks’ rent where annual rent is less than ￡50,000, or six weeks’ rent where annual rent is more than ￡50,000.

·???????Deposit protection- always check that the landlord is part of an approved deposit protection scheme

·????????Length of the tenancy- There is usually a fixed period of six or 12 months and the Guide states that even with Assured Shorthold Tenancies landlord must allow you to stay for a minimum of six months.

·???????Smoking and pets- for those of you with a love of both, you should always check the terms of the Agreement before committing to a move.

·???????Bills- always check who is responsible, particularly if your budget is very tight. But for clarity and certainty, you should always spell this out clearly.

·???????Fixtures and fittings- Check you are happy with them, as it is unlikely that you will be able to get them changed once you have moved in. It is also good practice to ensure you have documented photographic evidence of the state of repair of the property and fixtures and fittings at the time you move in just to avoid any issues with the deposit at the end of the tenancy.

·???????Smoke alarms and carbon monoxide detectors- Landlords must make sure there is at least one smoke alarm on every floor used as living accommodation, and carbon monoxide alarms in all rooms that have a fixed combustion appliance and are used as living accommodation.

·???????Safety-Check that the property is safe to live in and if you identify any hazards report them immediately. That said, Your property must be safe, healthy and free from things that could cause serious harm.

·???????Flood risk- Your area may be at risk of flooding and in recent times some people have been caught out here so always do your research.

Overall, this is a very useful document and even if you think you’ve moved so many times you know it all already, the laws change and it is always work a quick look to ensure you know your rights and obligations. We hope you found this useful and if you did then keep an eye out for part two of our overview of the Guide, next week.

If you would like any further information on Eezee Estate Agents, you can always reach us at [email protected] or check out our website www.eezee.uk

Source: GOV.UK/government/publications/how-to-rent (accessed 28/03/23)

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