Tenant's Guide

It is important that you have clear vision of your needs to ensure that you find the right place,

• Your Budget: How much rent can you really afford is one of the most important considerations. Do remember when you are working on your budget take into account utility costs, your usual monthly outgoings and any other expenditure you may have. Knowing your price range from the outset will focus your search, saving you time.
• Location: Set your priorities and choose location accordingly. Some examples of the factors which you should consider are, how long are you willing to commute from home for work; how near should local amenities such as gym, shopping area, etc should be; do u require local schools/hospitals to be nearby, how are the transport facilities etc… Based on the factors that you have prioritised, do research on potential areas and see how they measure up against your list. The more time you spend in defining where you want to live, the easier it will be to focus your search.
• Size/Type of the property: Depending upon the size of your family and furniture and other possessions decide what is the minimum number of bedrooms you require? If you require minimum 2bedroom apartment no use going on a viewing trip of one bedroom or studio apartments. Typically larger the house/apartment higher the rent will be.
• Property Details: While renting you have the option of either going for an unfurnished or furnished property. Based on your individual circumstances you can decide on what would suit you best. Also, make a note if there are any special features that you definitely want in your property. If you are clear on things then it will be easier for you to search for the right property.

Since the introduction of the 1988 Housing Act and the amendments in the 1996 Housing Act, there have been two new kinds of tenancy,

• Assured Tenancy
• Assured Shorthold Tenancy

In these, the length of the tenancy and an open market rent are agreed at the outset, and the landlords have a guaranteed right in law to possession of their property at the end of the fixed term.

Once you have determined what your basic needs/requirements are for the property you can now start to search for your home. The best to start to look is at 3-5 weeks prior to your moving date. If you start to look too much in advance you will be wasting your time as properties as landlords prefer properties to be let as soon as they are vacant as they loose potential income. Now you can search through any or all of the methods listed:

• Online: Internet is an ever growing community and more and more people are now using the net to search properties. Searching online helps in saving time and also offers you a wider choice of properties. You can also search for letting agents online who can then send properties which match your requirement.
• Offline: There are lots of places where you can search for properties such as newspapers, property publications, relocation agents, letting agents or through word of mouth.

Generally properties may be let directly through the landlord or thru the letting agent. Majority of the properties are through the letting agents. If renting privately then do check references for the landlord as finding the right property is as important as finding the right landlord.

When you go for viewing of properties, make a checklist of questions that you want to ask. Some basic questions are

• How long is the lease for? (generally there is minimum 6-month period and after that a notice period has to be given)
• What all furniture and other appliances come with the property?
• How much is the deposit?
• Who is responsible for the maintenance?
• Are council taxes included and if not how much would it be along with other utility bills?
• Is there special building rules regarding quiet times, pets etc?
• Any structural damages I should be aware of?

Also, ensure that you inspect the property that you intend to rent for any leakage, general condition of the doors & windows, appliances are working properly etc. Check out the neighbourhood to see if you can adjust well in it.

Once you have decided on the property you like now you have to secure the place. Generally before signing the tenancy agreement the landlord/agent would do the following

• Credit Check
• References check usually from your past landlord and employer
• Verification from your bank with regards that you can afford the basic rent of the property.

As a tenant before signing you should ensure that you have a copy of the inventory and if required ask for references from the landlord. This is especially important if renting privately.

This is legally binding agreement which is between the tenant and the landlord. Always ensure that you sign an agreement irrespective of whether you are renting the property through an agent or private landlord or through a friend. The agreement safe guards both parties interest and clearly states who is responsible for what.

If your belongings are less then maybe you can shift within a day. However if you are moving a home consider some moving basics:

• Discontinue the utility services in your previous home,
• change of address in banks, post, etc…
• confirming and reconfirming removal services,
• informing all your contacts about the new address.
• Settling any local bills

Be sure to know who your point of contact is, in case of any problems you may encounter. Letting agents may be appointed by the landlord either for

• Let-Only: where they only advertise the property and shortlist the tenants and do the start paper work such as tenancy agreement etc. here once the property is let, the landlord will be responsible to look after the property and any problems the tenant may encounter.
• Fully Managed: They look after the property completely, landlords play a minimum role, and letting agent will usually have a property manager appointed to look after the property.

In your tenancy agreement there will be a provision made for the agent/landlord to come and inspect the property regularly. However they cannot enter the property without your prior permission which is usually 24hrs notice. Also, ensure that you stay in the property as a tenant but care for it as your own home.

At the end of the tenure your tenancy agreement may be renewed or extended or you may want to move out.

If you are moving out, ensure

• You leave the place neat and tidy
• Ensure all that was included in the inventory is there
• Remove all your possessions
• Arrange the landlord's furniture as to how it was when you moved in
• Return all sets of keys to the landlord or agent

Now is the time when you your deposit back,

• Ensure that you go through the property and inventory with your landlord or managing agent whoever is holding the deposit to make sure nothing is missing and/or damaged.
• Makes sure all your rent payments are prompt and up to date.
• Keep receipts for any cleaning that you have done

If you have followed the above, mostly you should get your deposit back however if you do not and you feel it has been unjustly kept then you can take legal action against the landlord. But do remember it will cost you and does not guarantee that you will win the case so do use it as the very last resort.