Here is some very timely advice 'Ten Top Tips' for college and university students on renting their first property.
There are many further education organisations in West London, including the Turnham Green based
Arts Educational School in
Bath Road. And there are dozens of university campuses in Ealing, Brentford, Acton and Hammersmith affiliated to University of West London, Central College London, and West London College.
At this time of year many students are making decisions about where they will live in the next academic year. Renting with friends at university can be a brilliant experience, and if a few sensible steps are followed, it need not be stressful.
The National
Union of Students together with the Association of Residential Letting Agents have the following tips for students.
1. The deposit
Tenants should always ensure that any money is paid into an accredited scheme, protected under one of the three Government approved Tenancy Deposit Protection Schemes. This is a legal requirement. Typical deposits range from four to eight weeks’ rent. When held in an accredited scheme any proposed deductions, which cannot be agreed are subject to free Dispute Resolution.
2. Swot up
Before searching for a property, ensure you speak to other students or check university advice websites for first-hand experiences of renting in your preferred area. The amount of student accommodation available and the average rent charged varies significantly depending on location, which could affect your budget. Many student unions offer free housing or legal advice and tenancy agreement checking services. Do find out what services are available to help you.
3. Rent with the experts
There are no restrictions on who becomes a landlord. Therefore some unscrupulous landlords do not have a tenant’s best interests at heart. For peace of mind, be sure to seek advice from a lettings agent affiliated to a professional organization, like ARLA.
4. Don’t ignore the small print
Find out what kind of tenancy agreement you are signing as this can make a difference to your liability. Many shared tenancies will have several joint liability clauses – meaning you are responsible for the actions of your co-tenants for the terms of the tenancy, and not just the payment of rent.
Before you enter such an agreement consider how well you know your sharers. Even if you all got on well living in halls, do you know your peers well enough to agree on how to run a household? If you do wish to get out of the tenancy during the fixed term, ensure you take independent advice as to any ongoing liability you may have. Also you will have to give adequate notice (usually a month) at the end of term when you want to move out – even if your landlord knows you are a student,
5. Remember the bills
When working out your budget it is important to factor in other costs on top of the weekly or monthly rental. Utility bills, TV licence and internet access will all need to be factored in, even if you are sharing the cost with other tenants.
Even if the property is furnished, it is worth checking which items of furniture, as well as major utility products like vacuum cleaner and washing machine, come with the property to avoid additional spend once you’ve moved in. Check the Energy Performance Certificate for the property. The lower the rating the more power you will use to keep warm in the winter. Remember if you are looking at a property in the summer it may seem quite warm, but it is the winter where your bills will be at the highest and the EPC can be an indicator.
6. Safety and security
Areas dominated by student accommodation can have higher-than-average burglary rates so security should always be a key consideration. Check that door and window locks are in good order. This is especially important for back doors with poor sight-lines or ground-floor windows. If there is a burglar alarm, ensure the landlord shows all tenants how to use it, and that it is working effectively.
7. Insurance
Often students will have personal property covered by their parents’ contents insurance, but it is important to check the specific policy wording. A number of insurance providers offer student-specific contents insurance if you aren’t covered by your parents’ policy. And, if locks and burglar alarms aren’t in good working order, as in the above point, your policy may be void.
8. Inventories
Always ensure you are provided with a comprehensive inventory, listing the fixtures and fittings within the property, detailing their condition and the condition of the property itself. It is also advisable to take a thorough photographic record of the property’s condition at the start of the tenancy, if not included with the inventory and schedule of condition. If you disagree with the condition dispute it
at the beginning with your own evidence (a photo for example) to ensure you are protected.
The landlord and all tenants should jointly approve any photos or notes. Separate copies should be retained by both parties. A well put-together inventory provides useful evidence to protect both the landlord and tenant in the event of a dispute.
9. Tenants are a tenant’s best friend
Ask the current tenants about their time in the property, if you get the opportunity. They will be well placed to give a frank assessment of any pros and cons, as well as an honest insight into any maintenance or repair issues. You may get the chance to meet them when viewing the property. Or if you already know an existing tenant, make sure you speak to them direct.
10. Know your HMO
If you are planning to rent a property with other tenants, it is imperative to ensure that the landlord has the relevant Homes in Multiple Occupancy (HMO) licence. This is a legal requirement, which can differ in certain parts of the country and within areas of a town or city.
All
ARLA agents must adhere to a strict code of conduct, as well as offering client money protection and redress schemes, which protect you if things go wrong.
Ian Potter, ARLA’s Managing Director: “It is always wise to keep parents or guardians in the loop with any decisions as they may have to assume a degree of responsibility if something goes wrong.”
