Tenants Guide to Renting




	Our Tenants Guide to Renting

	Renting a property can be a daunting experience, especially for the first time Tenant. This is why the Pulver Carr Partnership have provided you with the following helpful hints.

	Budget
	Firstly you will need to calculate how much you can afford to spend each month, allowing for bills i.e. gas, electricity, water, council tax, telephone and living expences including food. Once you have calculated how much you can comfortably afford you can then start your search.

	Looking for a property So now you know your budget, the next step is to find a suitable property. You can then refine your criteria by deciding: What kind of property will suit your lifestyle? Where you would like to live? i.e. Busy or Quiet location, close to shops, transport, school or recreational space. Type of property? House, Flat, Maisonette or Bungalow How many Bedrooms ? Is a garden important ? Parking ? Furnished or Unfurnished ? Any other specific requirements ? e.g. wheelchair access. Then register your details with us by clicking *HERE* and you will be informed of any new instructions as soon as they become available. Viewing Properties When viewing the properties, please ensure that you are on time and are courteous to the landlord (owner of the property), as they are showing you around their home. Please ensure that you ask the right questions to the landlord or the agent that is showing you around the property, for example: When will the property be available from? Are there any potential problems with the property ? What furniture, fixtures and fittings are being left ? What are the neighbours like ? What are the schools like ? How long has the Landlord owned the property ? When was the boiler last serviced? How much does the property cost to run ? Be as observant as you can and look for any potential problems, such as leaking guttering, cracks in the walls or stains on the ceilings. Try to visualise yourself living in the property. Making an Offer Once you have seen the property of your liking, you will need to decide how much you are prepaired to pay for it and how long you wish to stay. Most Assured Shorthold Tenancy Agreements (AST) are for a period of one year and can occasionally have a break clause at six months. Make an offer to the Landlord (owner of the property) through the Pulver Carr Partnership that you saw the property through and any offer that you make will be subject to satisfactory references /credit checks being obtained. Offer Accepted Once your offer has been accepted you will need to provide the Pulver Carr Partnership with the following: Three forms of identification i.e. Passport or Photographic Driving Licence, Utility Bills or Bank Statement. You will need to lodge a non-refundable holding deposit that equates to one weeks rent (this will be deducted from the first months rent, if the references and credit checks are satisfactory to the Landlord) And in addition to the non-refundable deposit the Pulver Carr Partnership will require an administration fee of £60 per adult for the references and credit check. Once the references and credit checks have been returned to the Landlords satisfaction we will then draw up the Tenancy Agreement and arrange for an Inventory to be carried out. Upon signing the Tenancy Agreement you will then need to lodge typically one months rent (less the Holding Deposit paid), plus a Dilapidations Deposit. N.B. you will not be able to move into the property until the Tenancy Agreement has been signed and the monies have cleared in our Clients Account.


	*Glossary*

	Inventories
	An inventory and Schedule of Condition is essential for the proper management of your premises, whether they are let furnished or unfurnished, to reduce the risk of a dispute arising in respect of the security Deposit ("Dilapidations Deposit"). Inventories should, where applicable, show that the furnishings and electrical equipment comply with current legislation. If you do not have an inventory and Schedule of Condition you will not be able to prove the condition of the premises at the start of the Tenancy and may not be able to obtain compensation for the Tenant either through any Tenancy Deposit Protection Scheme or through the County Court.

	Tenancy Agreement
	You will need a comprehensive Tenancy Agreement setting out the rights and obligations of both parties. Where the tenant is an individual you will also need to have regard to the unfair terms in Consumer Contract Regulations 1999 and guidelines prepared by the Office of Fair Trading, which states that any clause in a contract which is unfair to the tenant could be void and therefore unenforceable.

	Assured Shorthold - If the applicant is an individual and the net rent is £25,000 or less per year we will use an Assured Shorthold Tenancy Agreement. There is no longer a minimum period for such lettings. However, if the Tenant fails to surrender posession at the expiry of the term (and in accordance with your Section 21 Notice) you will need a possession order. No such order can expire within the first 6 months of a Tenancy commencing, unless the tenant is in breach of the Tenancy.

	Common Law - If the rent payable is £25,000 or more per year or at a proportionate level for a shorter Tenancy, The Tenancy Agreement cannot by an Assured Shorthold. You will need to use a Common Law Agreement. Although,, this is not goverened by the Housing Act 1988 it is nevertheless subject to other statutory regulation (e.g. protection from eviction 1977) which means that you must obtain a possession order from the County Court before a tenant can be evicted.

	"Company" Lets - This is a Tenancy outside the protection of the Housing Act 1988 and is subject to Common Law. Generally speaking these involve more pre-contractual negotiation. There are no rent restrictions.

	Tenancy Agreements can be for a fixed duration, run from month to month (i.e. a Periodic Tenancy), or be a combination of the two. A fixed term contract will give you more certainty, whilst the Periodic Tenancy will give more flexibility.

	Termination
	All tenancies must be terminated by serving the Tenant or the Landlord with a valid notice, whether the initial term is fixed or otherwise. This is because at the expiry of the initial term the Tenancy will automatically roll on from month to month generally upon the same Terms and Conditions (including rent) unless and until you serve the Tenant with a valid notice or the Tenant voluntarily surrenders possession.

	Dilapidations Deposit
	The Tenant at the commencement of the Tenancy would pay a Dilapidations Deposit (we request the equivalent of six weeks rent) as a safeguard againt any damage to the premises or non-payment of rent. When a Tenancy comes to an end there is usually no disagreement about the return of the Dilapidation Deposit, but sometimes there is, and this can cause much hardship and inconvenience to both Landlord and Tenant. Legislation came into effect on the 6th April 2007, that all Deposits taken for Assured Shorthold Tenancies after that date must be covered by a tenancy deposit protection scheme. The Pulver Carr Partnership are members of The Dispute Service and all deposits are registered with them. For further information please visit there website at www.thedisputeservice.co.uk.

	References
	Where ever possible we will obtain a credit reference report checking the incoming Tenants financial standing, including income, contact the previous Landlord (if appropriate) and contact the personal referee. If the incoming Tenant passes the referencing procedure the report will be forwarded to you for your approval.

	Insurance
	It is essential that the Premises and contents included on the inventory and Schedule of Condition are adequately insured and that your insurers are aware that the Premises are let. Failure to do so may invalidate your insurance. You must inform your insurers whenever the Premises remain vacant for a period greater than specified in your insurance policy. You should also check that your insurance policies include third party liability to protect you and the Tenant or a visitor to the Premises for personal injury.

	Taxation
	You will be liable for tax on your rental income and you must inform the Inland Revenue that you are letting the Premises. There are a number of allowances that you can claim against this rental income. You must seek advice on these allowances from your accountant or from the Inland Revenue website, which can be accessed on www.hmrc.gov.uk.

For further information please contact a member of our Lettings Team on (020) 8421 0107.