First time renters... What do we need to know???
Discussion
Hi,
Me and the girlfriend need to be moved out into our own place before the 22nd of December. Its all come a little sudden and so we have decided that we are going to rent due to the current economical climate and the fact that we have f-all deposit to put down along with the morgage.
We have found a place we are really interested in. Rent is advertised at £380 per month, which split is £190 each. This is easily doable for the pair of us and we are happy with that price on rent.
Now, having never rented or owned a house before (lived with parents), neither of us have any idea how it all works.
We have called the agent and have arranged a viewing for tuesday. The agent seems pretty keen to have us in asap (as we are too). If we are happy and agree that we want the place, what happens next?
What forms need sorting and what sort of credit checks are performed? Will they need letters from our employers etc? Also, what is the general rule on upfront money? Is there a standard for how much rent is paid in advance?
Also, will there be any hidden fees we need to pay or will it likely be just a deposit and first months rent and in?
Also apart from Rent, Council tax and general bills (usualy quaterly), will there be any other monthly fees?
Obviously this is all stuff we can ask at the viewing but it is nice to have an idea of the sort of questions we need to be asking with a bit of background knowledge! We dont want to be agreeing to things we dont fully understand!
Thank!
Me and the girlfriend need to be moved out into our own place before the 22nd of December. Its all come a little sudden and so we have decided that we are going to rent due to the current economical climate and the fact that we have f-all deposit to put down along with the morgage.
We have found a place we are really interested in. Rent is advertised at £380 per month, which split is £190 each. This is easily doable for the pair of us and we are happy with that price on rent.
Now, having never rented or owned a house before (lived with parents), neither of us have any idea how it all works.
We have called the agent and have arranged a viewing for tuesday. The agent seems pretty keen to have us in asap (as we are too). If we are happy and agree that we want the place, what happens next?
What forms need sorting and what sort of credit checks are performed? Will they need letters from our employers etc? Also, what is the general rule on upfront money? Is there a standard for how much rent is paid in advance?
Also, will there be any hidden fees we need to pay or will it likely be just a deposit and first months rent and in?
Also apart from Rent, Council tax and general bills (usualy quaterly), will there be any other monthly fees?
Obviously this is all stuff we can ask at the viewing but it is nice to have an idea of the sort of questions we need to be asking with a bit of background knowledge! We dont want to be agreeing to things we dont fully understand!
Thank!
1) Ensure you read the contract, read and understand every word.
2) Take printouts of a dozen other properties, say you have others to look at at x price and would the landlord be willing to match it etc Remember, a lot of people are renting out as cant sell, if its empty then they are losing money so push a little. Worse they can do is say no.
3) visit the property at night etc just to make sure not a rough area, with that price Im assuming a flat/terraces/semi, if so say hello to potential neighbours and have a chat to see if you get on or if you can get any useful information.
4) ask yourself if you feel your car will be safe here eg general area for shady characters/playing areas so kids wont be playing football on streets near your car etc
2) Take printouts of a dozen other properties, say you have others to look at at x price and would the landlord be willing to match it etc Remember, a lot of people are renting out as cant sell, if its empty then they are losing money so push a little. Worse they can do is say no.
3) visit the property at night etc just to make sure not a rough area, with that price Im assuming a flat/terraces/semi, if so say hello to potential neighbours and have a chat to see if you get on or if you can get any useful information.
4) ask yourself if you feel your car will be safe here eg general area for shady characters/playing areas so kids wont be playing football on streets near your car etc
Edited by amir_j on Friday 28th November 23:28
Plenty of room for negotiation on rent at the minute as well, i am looking at moving out into a new build apartment with a mate.
The research i've carried out would suggest that once the rent has been split down the middle you'll need to add another £100 on top of that each to cover utilities and council tax. Obviously you then have, tv licence, phone line, internet, sky, food, etc, etc.
The research i've carried out would suggest that once the rent has been split down the middle you'll need to add another £100 on top of that each to cover utilities and council tax. Obviously you then have, tv licence, phone line, internet, sky, food, etc, etc.
You'll need a deposit which is generally 6 weeks rent and then another months rent in advance.
You'll need to budget for phone/broadband/tv if you're going to get it, bills such as water, gas, elec, council tax.
Extra you will need to spend on food, washing powder etc as well as any knives/forks/cutlery you may need etc - pots/pans. It can work out quite expensive.
If they seemed keen to have you there, play hardball, bargain with the rent, if i didnt have someone in mine then i would probably knock the rent down a bit to get them in.
Its quite straight forward to be honest.
They may want a guarantor off you both, one of your parents or someone who owns their own home to guarantee the rent. They may also tell you that they need a one off fee to do a credit check on you, they don really but they will ask you for it.
If you dont like it, say so, theres plenty out there and plenty of people keen to not have an empty flat.
As them if the EPC has been done, energy performance certificate, all rentals need one.
If you dont like it, get on Gumtree or the like and see if there are any landlords out there advertising direct, i like to think we would be easier to get on with and more flexible than going through an agency.
EDIT: Dammit, I was writing this while watching tv and loads of people got in before me.
You'll need to budget for phone/broadband/tv if you're going to get it, bills such as water, gas, elec, council tax.
Extra you will need to spend on food, washing powder etc as well as any knives/forks/cutlery you may need etc - pots/pans. It can work out quite expensive.
If they seemed keen to have you there, play hardball, bargain with the rent, if i didnt have someone in mine then i would probably knock the rent down a bit to get them in.
Its quite straight forward to be honest.
They may want a guarantor off you both, one of your parents or someone who owns their own home to guarantee the rent. They may also tell you that they need a one off fee to do a credit check on you, they don really but they will ask you for it.
If you dont like it, say so, theres plenty out there and plenty of people keen to not have an empty flat.
As them if the EPC has been done, energy performance certificate, all rentals need one.
If you dont like it, get on Gumtree or the like and see if there are any landlords out there advertising direct, i like to think we would be easier to get on with and more flexible than going through an agency.
EDIT: Dammit, I was writing this while watching tv and loads of people got in before me.
Edited by Ment-Al on Friday 28th November 23:27
Usually it's all pretty much managed by the agent (they'll be taking a cut of the amount you're paying from the landlord). They'll also be your central point of contact for any issues such as a boiler or appliance breakdown.
They'll run a credit check on both you and your girlfriend and you'll normally be expected to pay a month in advance along with your first payment so be ready for a one-month bill of £760. You'll normally get this deposit back at the end of the term. Typical rental agreements stipulate that you'll have a minimum term of 6 months, and normally an option to extend this month-by-month at the end of the agreement at the discretion of the landlord. There is normally requirement to give one months' notice if you're moving out outside the 6 months, and the landlord is required to give you three months' notice if they require the property back at the end of the agreement.
It's worth checking everything in the flat top to bottom before signing; check behind mirrors and cupboards for damage to the walls, check any large obvious stains on the carpets and make sure that all the appliances work as expected. I would take photos on the day you move in, specifically things like the oven. Take photos when you leave to show that the property was left in pristine condition (it's common for renters to find their deposit docked for things like 'Damage to wall behind mirror' or 'Oven dirty, costs for professional cleaning removed from deposit' so make sure you have any damage or non-working items recorded before you sign on the dotted line.
When you move in, you'll normally find that there's already an incumbent supplier for utilities. If your landlord's charges don't include things like water, electricity and gas, then you will need to either allow the incumbent to continue supply and change to your name. Tell them the date you moved in and your costs will start from there. Any previous bill will be sent to the agent for the previous tenant. Normally rental agreements will include things like maintenance for a building in a block of flats and sometimes council tax. As you won't be on your own, you don't need to worry about SPA or anything.
It's well worth visiting the property a couple of times and at different times of day. The place I rented before I bought was lovely, but I neglected to note that it was on a major 'exit route' for the business estate a mile away and that traffic backed up at the lights on the junction; in the summer, having the windows open meant enjoying exhaust fumes, other peoples' music from their car stereos and constant acceleration noise as people pulled away when the lights changed. Luckily it was only for an hour or so in the morning and evening. A quick knock on the neighbours' doors and a brief chat should be enlightening - are they the sort of people you would mind living near? Check things like allocated parking; if there's two of you, you'll probably have two cars and there will probably only be provision for one space in the car park. Flat residents can be curiously protective of this sort of thing. Have a look at the state of the cars in the car park. A selection of newer or well-cared for vehicles is a positive indication that you're in a reasonable location, whereas multiple sheds will suggest otherwise.
Check noisy neighbours and whether there's strains of music coming from the properties around you. If you're in the middle of a building, a quick stamp on the floor will tell you how solid it is, and therefore what you can expect to hear from people above you. If you get the chance to speak to the present occupier, ask them about their experience with the landlord and whether it's been a positive experience. Normally they'll leave you a forwarding address for post, so find out whether anyone tried to pull a fast one on them for their deposit when they left - and prepare for a similar battle when you leave.
Additionally when you get to the end of your 6 months, there may be the possibility of negotiating directly with the landlord, especially if you've been a good tenant. This might mean they'll give you a cheaper rent as they won't be paying the agent, although you'll need to draw up some form of private tenancy agreement as you won't have the guarantees provided by the agent. Report any major damage that occurs straight away; it's best to be up-front and will minimise any 'retribution' at the back-end of the agreement. Stuff like 'worn' areas of the carpet are accepted as wear-and-tear but a massive red wine stain that won't come out probably isn't. Ask upfront if there are any other stipulations that the landlord has (typical ones are no smoking, no pets etc, but there may be others) and get everything in writing.
All in all, it shouldn't be a chore, but make sure you cover yourself as best you can as you can be assured that your landlord will do the same.
HTH.
They'll run a credit check on both you and your girlfriend and you'll normally be expected to pay a month in advance along with your first payment so be ready for a one-month bill of £760. You'll normally get this deposit back at the end of the term. Typical rental agreements stipulate that you'll have a minimum term of 6 months, and normally an option to extend this month-by-month at the end of the agreement at the discretion of the landlord. There is normally requirement to give one months' notice if you're moving out outside the 6 months, and the landlord is required to give you three months' notice if they require the property back at the end of the agreement.
It's worth checking everything in the flat top to bottom before signing; check behind mirrors and cupboards for damage to the walls, check any large obvious stains on the carpets and make sure that all the appliances work as expected. I would take photos on the day you move in, specifically things like the oven. Take photos when you leave to show that the property was left in pristine condition (it's common for renters to find their deposit docked for things like 'Damage to wall behind mirror' or 'Oven dirty, costs for professional cleaning removed from deposit' so make sure you have any damage or non-working items recorded before you sign on the dotted line.
When you move in, you'll normally find that there's already an incumbent supplier for utilities. If your landlord's charges don't include things like water, electricity and gas, then you will need to either allow the incumbent to continue supply and change to your name. Tell them the date you moved in and your costs will start from there. Any previous bill will be sent to the agent for the previous tenant. Normally rental agreements will include things like maintenance for a building in a block of flats and sometimes council tax. As you won't be on your own, you don't need to worry about SPA or anything.
It's well worth visiting the property a couple of times and at different times of day. The place I rented before I bought was lovely, but I neglected to note that it was on a major 'exit route' for the business estate a mile away and that traffic backed up at the lights on the junction; in the summer, having the windows open meant enjoying exhaust fumes, other peoples' music from their car stereos and constant acceleration noise as people pulled away when the lights changed. Luckily it was only for an hour or so in the morning and evening. A quick knock on the neighbours' doors and a brief chat should be enlightening - are they the sort of people you would mind living near? Check things like allocated parking; if there's two of you, you'll probably have two cars and there will probably only be provision for one space in the car park. Flat residents can be curiously protective of this sort of thing. Have a look at the state of the cars in the car park. A selection of newer or well-cared for vehicles is a positive indication that you're in a reasonable location, whereas multiple sheds will suggest otherwise.
Check noisy neighbours and whether there's strains of music coming from the properties around you. If you're in the middle of a building, a quick stamp on the floor will tell you how solid it is, and therefore what you can expect to hear from people above you. If you get the chance to speak to the present occupier, ask them about their experience with the landlord and whether it's been a positive experience. Normally they'll leave you a forwarding address for post, so find out whether anyone tried to pull a fast one on them for their deposit when they left - and prepare for a similar battle when you leave.
Additionally when you get to the end of your 6 months, there may be the possibility of negotiating directly with the landlord, especially if you've been a good tenant. This might mean they'll give you a cheaper rent as they won't be paying the agent, although you'll need to draw up some form of private tenancy agreement as you won't have the guarantees provided by the agent. Report any major damage that occurs straight away; it's best to be up-front and will minimise any 'retribution' at the back-end of the agreement. Stuff like 'worn' areas of the carpet are accepted as wear-and-tear but a massive red wine stain that won't come out probably isn't. Ask upfront if there are any other stipulations that the landlord has (typical ones are no smoking, no pets etc, but there may be others) and get everything in writing.
All in all, it shouldn't be a chore, but make sure you cover yourself as best you can as you can be assured that your landlord will do the same.
HTH.
You normally end up paying a fee to get it taken off the market and the reference checks done, I've usually found the deposit to be between a month & 6 weeks rent. When the contracts get signed (the day you get the keys) you normally have to pay the deposit, first months rent and inventory fee. If It's a flat you're looking at make sure to check if the maintenance fee is included, can be another £80 a month or so extra if it isn't
too slow
too slow
Edited by chriswright on Friday 28th November 23:33
amir_j said:
missdiane said:
they usually charge you for the credit checks, can be £100 to £210
Id argue that down, as credit checks cost very little (<£20 at max for a tiny firm) literally a click on a website. Deluded said:
Hi,
Me and the girlfriend need to be moved out into our own place before the 22nd of December. Its all come a little sudden and so we have decided that we are going to rent due to the current economical climate and the fact that we have f-all deposit to put down along with the morgage.
Makes sense - especially with your "f-all deposit"Me and the girlfriend need to be moved out into our own place before the 22nd of December. Its all come a little sudden and so we have decided that we are going to rent due to the current economical climate and the fact that we have f-all deposit to put down along with the morgage.
Deluded said:
We have found a place we are really interested in. Rent is advertised at £380 per month, which split is £190 each. This is easily doable for the pair of us and we are happy with that price on rent.
Ok, worst case scenario time - can you afford the £380 (plus bills) on your own if you split up?Deluded said:
Now, having never rented or owned a house before (lived with parents), neither of us have any idea how it all works.
We have called the agent and have arranged a viewing for tuesday. The agent seems pretty keen to have us in asap (as we are too). If we are happy and agree that we want the place, what happens next?
Basically very simple. The agent will ask you to sign an AST (Assured Shorthold Tenancy) for 6months (might be 12, but normally 6) & provide 1-months deposit, 1-months rent & references. It is also likely they will credit check you both but don't be alarmed - as a landlord, I'm not interested in how well off you are, it's more to see if you have CCJ's coming out of your ears. If all that goes ok, you let the agent know when you want to move in.We have called the agent and have arranged a viewing for tuesday. The agent seems pretty keen to have us in asap (as we are too). If we are happy and agree that we want the place, what happens next?
Deluded said:
What forms need sorting and what sort of credit checks are performed? Will they need letters from our employers etc? Also, what is the general rule on upfront money? Is there a standard for how much rent is paid in advance?
No standards as such, but typically 1-month deposit & 1-month upfront. That's how I work anyway. The employers letter isn't to find out if you turn up late or are good at your job - more just to confirm you work there. The landlord should also transfer your deposit into something like Deposit Protection. Other forms are an inventory - insist on one of these even if the flat is unfurnished. An absolute 100% must on your side is a Landlord Safety Certificate for the gas. Please don't be fobbed off on this - insist on one or don't move in. It really is as simple as that - people still die every year for the sake of a £50 check.Deluded said:
Also, will there be any hidden fees we need to pay or will it likely be just a deposit and first months rent and in?
No hidden fees. The agent will charge the landlord - not you.Deluded said:
Also apart from Rent, Council tax and general bills (usualy quaterly), will there be any other monthly fees?
A lot of tenants forget/dont realise to insure their own belongings. As a landlord, I insure the building against damage (malicious or otherwise) but I don't insure your 42" plasma or your laptop etc. Make sure you get contents insurance. Other than bills, there aren't any other fees.Deluded said:
Obviously this is all stuff we can ask at the viewing but it is nice to have an idea of the sort of questions we need to be asking with a bit of background knowledge! We dont want to be agreeing to things we dont fully understand!
Thank!
The viewing is the time to look at the property & the area. Ask other questions back at the office. Ask if you're ok about putting pictures up or changing the curtains or if you want pets etc. Write your questions down or you'll forget! If you don't know the area 100%, head down there late saturday night around kicking out time - this can tell you a lot about an area....Thank!
Good luck
The most important thing was said by amir j and would be repeated by the PH law branch if you have any problems. READ THE CONTRACT FIRST.
PS as you will be moving in on the 22nd of december don't forget SWMBO will expect a christmas tree.
PS as you will be moving in on the 22nd of december don't forget SWMBO will expect a christmas tree.
Edited by Chris_w666 on Friday 28th November 23:38
Thanks for all the info guys.
Its not a flat, but a house on a little lane in a little village. We know the area well and the lane is a dead end, so no through traffic. The hosue we are interested in is the middle terrace of 3 (being the only 3 houses on the lane). We went by tonight to have a look (in the dark) through the windows and to just have a general nosey.
Parking doesnt seem to be a problem. Each house also has a seperate garage, although Its unlikely I would fit my car in it. There is a turn around point at the end of the lane which it appears people park their cars. There were only 2 there tonight and so should be plenty of space for our 2 cars.
As said, we will be having an official viewing on tuesday at 5pm and so the local residents are likely to be in too. All was quiet tonight but it is generally a very nice and quiet area anyway!
Thanks!
Its not a flat, but a house on a little lane in a little village. We know the area well and the lane is a dead end, so no through traffic. The hosue we are interested in is the middle terrace of 3 (being the only 3 houses on the lane). We went by tonight to have a look (in the dark) through the windows and to just have a general nosey.
Parking doesnt seem to be a problem. Each house also has a seperate garage, although Its unlikely I would fit my car in it. There is a turn around point at the end of the lane which it appears people park their cars. There were only 2 there tonight and so should be plenty of space for our 2 cars.
As said, we will be having an official viewing on tuesday at 5pm and so the local residents are likely to be in too. All was quiet tonight but it is generally a very nice and quiet area anyway!
Thanks!
Edited by Deluded on Friday 28th November 23:45
Deluded said:
Thanks for all the info guys.
Its not a flat, but a house on a little lane in a little village. We know the area well and the lane is a dead end, so no through traffic. The hosue we are interested in is the middle terrace of 3. We went by tonight to have a look (in the dark) through the windows and to just have a general nosey.
Parking doesnt seem to be a problem. Each house also has a seperate garage, although Its unlikely I would fit my car in it. There is a turn around point at the end of the lane which it appears people park their cars. There were only 2 there tonight and so should be plenty of space for our 2 cars.
As said, we will be having an official viewing on tuesday at 5pm and so the local residents are likely to be in too. All was quiet tonight but it is generally a very nice and quiet area anyway!
Thanks!
Try not to see one property in isolation as you seem to be- have a look as at least three at that price range/location. Also as someone said above check out Gumtree (I was working in Staffordshire for a short while and got a nice new-build flat in Newcastle with a lovely landlady & flexible term), and also check the ads in shop windows/supermarkets and newspapers. (make sure you see ID, dont deal in cash, use your instincts and so on if private as with a car sale)Its not a flat, but a house on a little lane in a little village. We know the area well and the lane is a dead end, so no through traffic. The hosue we are interested in is the middle terrace of 3. We went by tonight to have a look (in the dark) through the windows and to just have a general nosey.
Parking doesnt seem to be a problem. Each house also has a seperate garage, although Its unlikely I would fit my car in it. There is a turn around point at the end of the lane which it appears people park their cars. There were only 2 there tonight and so should be plenty of space for our 2 cars.
As said, we will be having an official viewing on tuesday at 5pm and so the local residents are likely to be in too. All was quiet tonight but it is generally a very nice and quiet area anyway!
Thanks!
Edited by amir_j on Friday 28th November 23:52
69 coupe said:
Wow, you can get a house for £380, feck thats cheeeeep! anymore on the lane!
See from your profile in London,Many £350-400 for a terraced/semi in a village/town up North.You can get a lovely detached with garden and garage for 550-600 in decent towns. Average wage is much lower so property is more reasonable.
Edited by amir_j on Friday 28th November 23:56
Thanks again Amir_J.
We have looked at plenty of adverts and this is one of a few which caught our eye (based on price and the fact they accept pets!). It's jsut really the first place we have decided to look at. We wont go ahead if we aren't 100% happy as we know there is plenty about.
We shall see how the viewing goes and so on. The house is pretty much exactly what we are after (although we would prefer to be buying it rather than renting it) so obviously are biased to wanting it rather than not, however, we're both a bit wary at the moment as we dont really know much about how it all works :-)
We have looked at plenty of adverts and this is one of a few which caught our eye (based on price and the fact they accept pets!). It's jsut really the first place we have decided to look at. We wont go ahead if we aren't 100% happy as we know there is plenty about.
We shall see how the viewing goes and so on. The house is pretty much exactly what we are after (although we would prefer to be buying it rather than renting it) so obviously are biased to wanting it rather than not, however, we're both a bit wary at the moment as we dont really know much about how it all works :-)
Well, pretty much :-)
We currently live in Cheadle, Staffs which is a medium sized town. Actually, a large town I suppose. The location of the house is around 7 miles away between Cheadle and Uttoxeter. Very near by to the JCB world headquaters in Rocester.
...Yeah, middle of nowhere :-)
We currently live in Cheadle, Staffs which is a medium sized town. Actually, a large town I suppose. The location of the house is around 7 miles away between Cheadle and Uttoxeter. Very near by to the JCB world headquaters in Rocester.
...Yeah, middle of nowhere :-)
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