Whether you have rented a property in Leeds or anywhere else before, or this is your first time, if you're considering renting there is a lot more to think about than some people realise.
Many factors need to be considered, and we've tried to detail what we think will be useful by listing some frequently asked questions with answers.
If there is anything noton the site that you would like some information on, please email us via our contact page and we try our best to answer, and post the question on the site.
One of the most important questions is, does the property meet your needs? We cannot answer that for you, only you can!, consider the questions below, as they might be useful in making your decision.
Cost – how much is the rent and will you need to pay extra for bills?
Location – is the property close to local amenities? i.e. shops, doctors, schools etc
Area– are there good transport links?, who are your neighbours?, i.e. trains, buses etc
Size – will the property accommodate your needs? i.e. number of bedrooms required.
What type and length of tenancy should you have? If the rent on the property is less than £25 000 per year and you do not live with the landlord, the tenancy automatically becomes an Assured Shorthold Tenancy (AST). An AST usually lasts for 6-12 months unless you agree a fixed term for the tenancy in advance with the landlord
What do I need to budget for apart from rent? You'll probably need a deposit of between 4-6 weeks rent. You may also be asked to give a holding deposit once you confirm your wish to rent a certain property. This would normally be deducted from the deposit payment. You may also have to pay an administration charge.
Who pays for utilities - is it included in the rent? Generally the tenant takes over all the utilities including water on moving into the property. The tenant is also responsible for paying the Council Tax, however it is becoming more common with share houses, that all bills are included in the rent and reviewed every 6 months.
The below questions and answers might also be useful.
Who should fix items that need repairing in the property? The landlord should fix any appliances that need repairing. However tenants are responsible for breakages. A tenant should report repairs as soon as they become aware of them.
What privacy will I get - can the landlord or their agent come round when the like? No. Your privacy is respected. If you rent through an agent it is not usual that either the landlord or letting agent will try to gain access to the property outside pre agreed times. For example, the agent will want to inspect the property at least twice during the tenancy. They should give you reasonable notice of this usually 24 hours notice. This area is normally covered in the tenancy agreement signed by you and agent.
Does it matter which letting agent I rent through? Yes and no. move2leeds recommneds that if you are renting through a agency, its best to choose an agent who is a member of ARLA (Association of Residential Letting Agents). These do not cover private lets, however. They are there to ensure that the let is handled properly. An ARLA agent should work to professional standards that work well for both landlord and tenant. For example, the tenant renting through an ARLA agent can expect that the Landlord will carry out safety checks e.g. gas, electricity etc. The correct tenancy agreement will be used, ensuring that responsibilities are clearly set down and privacy of the tenant is adequate. An ARLA agent will also have proper procedures for reporting and dealing with repairs.
If I want to leave can I give notice at any time during the tenancy? If you leave earlier than the agreed end date you'll be liable to pay the rent until the end of the tenancy. However, when drawing up agreements you could negotiate a break clause entitling you to give notice after 6 months. This would mean you'd be liable for the rent for the notice period of 2 months - releasing you from the remaining 4 months on a 12 month tenancy.
Can I stop paying rent if the landlord does not carry out repairs needed? This is a dangerous tacticand again Move2Leeds doesn't recommend it as effectivley you would be in breach of the tenancy agreement and the Landlord could take you to court and evict you. However, it would be worth taking advice if an important repair is not dealt with. Some agents ask for repairs to be reported in writing - this avoids ambiguity.
When do I get my deposit back? Usually after the property has been inspected at the end of the tenancy or with 28 days when all utility bills have been paid. If there are any damages the tenant and landlord will have to agree what sum is deductible. There is no set law on when deposits have to be returned. Letting agents encourage landlords to make the process as fair as possible by having a professional inventory agent examine the property. A report is prepared at the beginning of the tenancy recording the condition of the property, and then again at the end of the tenancy. However, the Landlord is not obliged to do this report. If a tenant definitely wants an inventory there is no reason why they shouldn't suggest to the Landlord's agent that they and the Landlord share the cost. There was new legislation that came into effect in April 2007 called the Tenant Deposit Scheme.
Under the Scheme:
deposits will be protected during the tenancy
where there is no dispute at the end of the tenancy, deposits will be returned promptly
where there is a dispute about the return of the deposit it will be dealt with fairly by the Independent Complaints Examiner (ICE) The ICE will make his decision quickly, and the deposit will be paid out without unnecessary delay
What type of agreement is used? Can I add things I want agreed? An assured shorthold tenancy is used for the majority of tenancies. This is normally a standard contract between Landlord and Tenant. If you agree that the Landlord will provide extras such as furnishings like a bed you should ask that a 'rider' be attached to the agreementto this effect. The Landlord is not obliged to carry out promises unless agreed.
Who do I deal with - the letting agent or landlord? The letting agent will deal with the property viewings, references, agreements and getting you moved in. From that point on contact depends on whether the Landlord pays the agent to manage their property. If the property is managed you will normally report any repairs or queries to the agent - otherwise you will deal with the Landlord direct.
What is the agent's role? The agent acts for the Landlord. Therefore their powers are limited in helping you. However the accepted guidelines in the letting industry mean that you should be able to rely on a professional letting agent taking any of your concerns seriously during the tenancy, and advise the Landlord accordingly.
