The Renting Checklist
This guide has been produced by JDW Homes Hereford UK, we hope you find it useful as a home renting guide.
If you’re moving out of a home or relocating, renting is the simplest and easiest way to find a place to live.
Over the last 15 years, the UK has seen a marked change from buying to renting properties, up to a third of the population are now renting, and the swing towards renting properties is increasing year on year. There are many reasons behind this and it's not just all about the affordability of buying a new property. If flexibility and low maintenance are high on your agenda then there are many benefits to renting, here are some of them:
Flexible tenancy lengths to suit your lifestyle and circumstances
Flexibility to relocate quickly if needed. (You may need to move for your career)
Professionally managed properties take the hassle out of maintenance for you
Rental properties have to conform to safety standards
No maintenance costs, building service charges and insurance which are all contained within your rental
No large upfront deposits or fees like buying a property
Renting has always been popular in European countries where people do not really see the benefit of buying over renting. It's more of a cultural viewpoint and renting has always seemed to be a desirable option for most European countries. As the UK has moved to a bigger rental model, regulation of the market has become a lot better in terms of safer living environments, and protection of tenants from unethical practices by Landlords and Agents. Here at JDW Homes limited, we have set up an ethical property rental portfolio to serve the people of Herefordshire. We feel that people deserve a great home environment to live in and to be treated well. With this in mind, we have put together a comprehensive guide for anyone who is going to rent a home, ensuring they do not run into any problems along the way. This guide is particularly good if you are a first-time tenant and need to know the basics of how to rent a home. It is equally beneficial to all people who are renting, so let's look at some of the things you need to know to make your move as smooth as possible without any surprises!
Pre Prepare Check
It is always a good idea especially for first-time renters to make sure you are prepared financially for all the payments you will have to cover, as well as the accessories you want to buy when you move in! Once the Letting Agent/Landlord gives you the go-ahead you may need to pay several fees. These could include fees to set up your tenancy, credit checks, reference costs and a fee for arranging your rental. Also before you move in you will need to pay a security deposit and probably one month’s rent in advance. Ask about all these fees upfront with your Landlord or Agent so you can start to budget. Remember to ring-fence finances for things you may need like a new bed, a sofa, or kitchen utensils. These expenses will mount up, so draw up a budget for everything and you will not have any surprises when you next open your bank account!
Documents and Tenancy Length
Remember to get your documents together in advance, this can save time and the stress of trying to find them at the last minute! Your agent will need to confirm your identity, immigration status, credit history and possibly employment status. How long would you like your tenancy to run for? A tenancy is usually a minimum of 6 months onwards. It may be good to talk about your options for the length of the tenancy as there are usually costs involved in extending a fixed-term tenancy agreement.
Finding a Property to Rent
Finding your home can be a big task, so looking at all your options to find one is a good idea. There are two main ways to rent a home, through a Letting Agent or directly from the Landlord. Most people will go through letting agents but it is worth looking around for quality local landlords too. There are plenty of good property investors like us out there that are offering a professional, ethical service that may suit you. Just make sure the company is ethical and of a good standard, which we will go into later in the guide. There are plenty of property websites out there to look through such as Rightmove, Zoopla, OpenRent . There are also some great apps like Movebubble to help you in your search! One of the first things you should do is to look at your social media, ask around and see if anyone is recommending Landlords or Agents. This way at least you can start with a strong idea that the Landlord or Agent is genuine. Dealing with people that have been recommended by someone you trust is a great way to start. Do your research on what property and area you what to live in and draw up a shortlist. Be patient and keep looking at the social media, property websites and letting agents. Keep the hunting up and you will find your perfect home!
Viewings
Don't just go by the pictures, make an appointment and go and see the property so that you can get a good feel for it. When you go to view the property make sure everyone who is going to live in it is there with you. Some properties can go quickly, so being able to make a quick decision will give you the ability to grab your favourite home.
Viewings are a great time to ask questions and clarify the details of what you would be renting. It is important to get a list of questions ready for the viewing, like: will the property be managed by the Landlord or an Agent? What is the deposit? What is included in the rent? There are many more questions to ask, we are going to be writing a blog about this for you soon! Keep an eye out for that in our blog section!
Sometimes you will walk through the door and fall in love with it straight away, don't get too swept away with the general appearance. If you love the look of the property on the first appearance great, but dig a little deeper. Usually, the person who is conducting the viewing will leave you to have a look around at the end of the tour. This is the opportunity to really have a good look in all the nooks and crannies. Have a critical eye with this last walk around. Are there any damp problems? Any leaks or mould in the bathroom? Do any doors or windows stick? These are all the small signs that will give you an idea of the general upkeep of the property.
Confirming You Want The Property
When you’ve found a property that you like, it’s time to make the move. Don't waste time, get back to the Landlord or Letting Agent and confirm you want to move forward. The acceptance process may vary depending on the Agency or Landlord, if you are in a competitive area or it’s a busy time, there may also be multiple offers so make yourself look attractive to the Landlord or Agent. Some of the points you may want to mention in the talks are:
The Start Date - If you are able to move in on or very close to the occupancy date, then let them know this. This could put you in front of someone that cannot move in for another two months.
The Tenancy Length - The costing for shorter tenancies for the owner are more than for a longer tenancy. Offering to go for a long-term, two or three years could be an advantage for the owner of the property. Conversely, the Landlord might want a fixed term because they are moving back into the property so being able to work with their dates would be an advantage. Find out what the situation is with the Landlord as this could work in your favour.
Keep the momentum - Keep the momentum and move things forward, the longer it takes to agree on an offer, the more likely other offers can get in your way. If you are certain this property is for you then keep the momentum going and make sure you are on the ball.
Getting Accepted
If all goes well the landlord will accept you, (subject to the paperwork). Be sure to answer every question on the application properly, leaving off details can often be the difference between a successful application and a rejected one. Let's take a look at what you may need to know -
References
Most landlords and agents will want to put tenants through a referencing procedure. This usually will be a credit check plus references from your bank, employer and previous landlord. If you cannot provide any of this information, then sometimes landlords will allow a relative to become your rent guarantor. A guarantor is someone who signs the lease with you and takes on your financial obligations under the lease, should you be unable to meet the payments for any reason.
Right to Rent
The government now enforces landlords or their letting agents to make sure that the name of each tenant over the age of 18 is included on the tenancy agreement before they move in. Failure to do so will end in fines for the Landlord. Copies will be taken of all the tenant’s British passports or documentation that gives the right to live in the UK.
Deposits
Deposit payments are usually between four and six weeks’ rent. The Landlord or Letting Agent are required to hold that deposit by law with one of the three government-approved deposit schemes. You should receive a receipt for the deposit and be told which scheme it’s registered with. As well as the deposit, you will be asked to pay the first month's rent in advance. Your rent is paid in advance and not in arrears.
Rejection
It can be common for renters to be rejected before eventually being successful. If the marketplace is very competitive this can have an impact on your success rate. Don't worry though, you will eventually get the home you are looking for, just keep on looking! It is always a good idea to ask for feedback on why you were not successful, just in case it is something you can do better next time. For your reference these are the most common reasons why people can get rejected, so make sure you have them covered:
You did not provide enough evidence of your income
You did not complete the application properly
You are applying for properties just outside your price range
You did not apply quickly enough
Tenant Fees
It is illegal for letting agents and landlords to charge certain fees from 1 June 2019. So check the list of prohibited fees and make sure they are not breaching this tenant act. guidance on the Tenant Fees Act 2019. (Reference from www.gov.uk website)
Ethical Landlords and Letting Agents
Make sure you are dealing with an ethical Landlord or Letting agent. Ask around, has anyone you know had dealings with them? Trawl the Internet for reviews, are they on Trustpilot? Look for landlords who belong to an accreditation scheme. Accreditation schemes provide guidance, support and training to landlords so they are aware of their legal and ethical responsibilities. It is important to choose wisely so pass on anything you feel is not right!
Tenancy Agreement
Your Landlord or Letting Agents will ask you to sign a rental contract. The most common is an AST (Assured Shorthold Tenancy) assured shorthold tenancy. The AST is a contract between the tenant and the landlord that will give you some important rights and also some responsibilities. It usually runs for around six months. Following this period both sides can give a month’s notice to quit. ASTs are fairly standard contracts, but make sure you read them carefully as some landlords may have altered the terms, adding in things like 'you can't keep animals in the house', they can add these sort of amendments to a standard AST.
Although the market may be competitive, you should not feel forced into a quick decision, it is important to understand the terms and conditions of any contract you are agreeing to before you sign it. The Tenancy Agreement should set out the terms of the property, which can include:
Cost of rental
Payment date of rental
Payment preferences
Rent increases
Name of Landlord
Landlord contact details
A landlord Inventory Check
Before you move in there is usually a thorough inventory check. An inventory clerk will record and photograph all the fixtures, fittings and furniture within a property. They will also record the condition of the carpets, furniture, curtains/blinds and paintwork. You may also want to take some notes with pictures for your own future reference.
Moving in
Ok, the day has come and you are moving in, as you start getting your house home-like do remember to check out a few things in the madness of moving. Here are some things to look at -
For you To Check:
Meter readings - Remember to take meter readings when you move in. This will help make sure you are not paying for the previous tenant’s bills.
Contact details - Make sure that you have all the correct contact details for the landlord or agent, including the telephone number for any emergencies. You are legally entitled to know the name and address of your landlord.
Code of practice - Make sure the Managing Agent of the property is following a code of practice. (Reference from www.gov.uk website)
The landlord must provide you with:
A copy of this guide - ‘How to rent: the checklist for renting in England’ you should have a printed copy or, you can agree to this as an email PDF attachment.
A gas safety certificate - If you have a gas supply the landlord must provide you with a certificate at the start of the tenancy and within 28 days of each annual gas safety check.
Deposit paperwork - If you have provided a deposit, the landlord must protect it in a government-approved scheme within 30 days, providing you with the relevant information about it. Make sure you get this official information from your landlord. Look over it and make sure you understand how to get your money back at the end of the tenancy. Keep this information safe as you will need it at some stage.
The Energy Performance Certificate - This will affect your energy bills so it's good to look at. The landlord must provide one (except for Houses in Multiple Occupation). Properties let on tenancies entered into after 1 April 2018 must have an EPC rating of at least ‘E’ (unless a valid exemption applies). (Reference from www.gov.uk website)
Electrical Inspections - All appliances must be safe so look for a record of any electrical inspections. It is recommended appliances are checked every 5 years.
Smoke and Carbon Monoxide Alarms - Make sure you have evidence that smoke alarms and any carbon monoxide alarms are in working order at the start of the tenancy. You should then regularly check they are working for your safety.
Roundup
This guide should give you a good idea of what to look for and how to move into your new home. We would also recommend you read the gov.uk website article - 'How to rent: the checklist for renting in England', it is a great article for all that extra information on renting that you may wish to know. Also take a look at the Money Saving Expert article here which has great information too! OK , with all these articles you are now armed with all the information you will need! We wish you all the best with your future home hunting!
About us
JDW Homes want to reinvent the way rental properties are presented to people looking for a house they can truly call their home in the Herefordshire area of the UK. We believe in a modern, ethically run property business that puts our tenants in truly great living environments. JDW is a member of National Residential Landlords Association https://www.nrla.org.uk.