Post 239315 by Dangerous Dave on 2009-07-02 21:57:09
So me and Mrs Bomb are taking the plunge and renting a house. Has anyone got any advice, do's and dont's, or tips on renting?
So me and Mrs Bomb are taking the plunge and renting a house. Has anyone got any advice, do's and dont's, or tips on renting?
All I would say is do it as "professionally" as you can. Renting a house is a business agreement and you need to know exactly what you and your landlord are responible for. By all means be pleasant, but please treat it as a business deal because thats exactly what it is. If you don't have everything in writing the landlord may decide at the end of your tenure that the mark on the wall means that the whole ground floor needs decorating, at a cost of just under your deposit. A visit or call to the Citizens Advice Bureau might be in order and for a reverse view, a call to the Association of Residential Letting Agents may also be very worthwhile. The ARLA is made up of landlords, but it is in their interests to maintain good standards within it's membership, so even if your prospective landlord is not a member, the ARLA will be able to give you a list of the things that any reputable landlord should do, such as properly drafted, signed and witnessed rental agreements, gas/elecrical inspection certificates, details of any contact details should an emergency occur or a repair might be needed. Particularly in respect of repairs i would suggest you keep a log of an defect that occurs, your request for it's repair and the subsequent repair, or not as the case may be. I don't wish to be negative but if you were to find yourself in a position where the landlord refused/neglected to repair reasonable requests you may need to withhold your rent, but you need to be in an interest to evidence and support such action. Of particular importance are details of where your deposit will be held, who benefits from the interest, (not a lot in today's economic climate), but more importantly in what circumstances it may, or part of it may be withheld. This aspect is one of the most contentious aspects of renting and without proper and agreed/documented agreement it is a minefield. I know this may seem over the top, but I would seriously consider, after having had a good look around the place, retrace your steps with the landlord in tow and video the condition of the house and all it's furnishings/fitments, drawing attention to all/any defects, agreeing them with the landlord as you go. That way you have a record of the condition of the place when you moved in. It also lets the landlord know you know the score and may well stop him/her trying to pull a fast one when you leave. I hope this helps. Regards, Tim
Sorry, it should have read, "you should be in a postion where you need to evidence and support such action".
make sure you like your landlord/agent, and they like you. This helps a bucket load with speed of service for repairs, and stuff... Ours are almost family friends now, and if we're two weeks late with the rent, it's not a problem, I get told to be quiet, when I apologise for it being late....! I fell on my feet when I first rented the place I'm in now. Great landlord, great agent, great house, and fair rent that hasn't changed in 5 years.... It really is a lucky dip scenario, though, so the best of luck to you...
Make sure the property has a current gas safety certficate.
I would advise you to deal through a member of ARLA who will ensure that the house/flat is covered by the necessary safety certificates for gas and electric ( electric is not compulsory but is advisable) and will also make sure the deposit is placed with the Deposit Protection Scheme. The deposit is not held by the landlord but by an independent organisation which in the event of a dispute means the landlord can't hold on to your money on some spurious pretence. The property should also have an Energy Performance Certificate to enable you to work out how much it will cost to heat/light etc. There should also be a Tenancy Agreement and make sure you read it to avoid any hidden nastys. It is also best to pay by direct debit or standing order to have proof of payment as cash can "disappear" We are landlords by the way!
[quote=TheFlyingFridgeMover;239347]make sure you like your landlord/agent, and they like you. This helps a bucket load with speed of service for repairs, and stuff...[/quote] That's top advice - it helps enormously when something goes wrong and needs sorting quickly. In addition I'd say read everything in the agreement carefully and question anything you don't understand. Never feel silly for asking anything as it's an important decision and can wind up costly if you sign something you don't fully understand. Check things like boundaries, parking arrangements and what you are and are not entitled to use (facilities wise). Oh, don't forget to get contents insurance and check whether you need to insure the building yourself or whether it's insured by the landlord (in fairness it's normally the landlord who insures the building, but it never hurts to check). Good luck!
Thats really good advice lads, i can't add to it :)
I can. Video or photograph each room in detail before you move in then store it somewhere. Will help when you move out if the landlord should cause any dispute about damage or the state of the place.
as for the gas safety record i,m sure it will have one as they are mandatory ,( by law ) if it does,nt say corgi on the paperwork fear not they are no more !!!!the gas council now go by the name of GAS SAFE ,
Some fabulous tips there guys. Thank you all very much. We're going with an agent, so most of the stuff seems to be covered looking at the agreement.
You should have a detailed inventory of everything in the house with a full listings of expensive items, pictures to back you up as well. It should be signed by both parties. There should be a written agreement concerning all repairs.
A little more, check for holes in the fence and that the gate is secure and has a lock, and take pictures of the state of the garden. Look in the loft if you can and make sure that it's clear well insulated and leak free. Check the locks on the doors work, the door frames, doors and windows are fitted correctly. If it has a cellar check it's damp free. Check the wiring, it should be OK but best to be safe. And as has been said before, take pictures, lots of pictures and keep them safe, not on a hard drive but on a CD or in paper form, if you can store them off the premises, online picture sharing sites are good as long as you log in now and again to keep the account current. All the other advice is first rate.
Agreed, all valid advice. For my sins my living is residential block management. We took over a 100 apartment block with underground car park, six lifts etc etc last week. I have been involved in renting property for several years too - however we are not letting or sales agents so my advice is impartial! PM me if you need any advice, I'm happy to help. This is my property networking group that I run in the East midlands, too www.propertyface2face.co.uk cheers
Check for hidden cameras in the shower lol
We're in now, just getting settled. Thank you all for your advice, have used it to my best ability. House is lovely, the property company have done a really good job of modernising it. LOL Viking, I've been rigging one up. Its even got a cubby hole where I can store my 'toys'.