PUTTING THE HOW INTO HOUSING. House Hunting Guide. Your essential guide to finding the right house from the Student Mentor Scheme.

Transcription

1 PUTTING THE HOW INTO HOUSING House Hunting Guide Your essential guide to finding the right house from the Student Mentor Scheme t en r d Stu ento me M che S

2 Putting the HOW into Housing So, you re thinking about finding your dream house to live in next year? Relax! There s plenty of time and a lot you need to think about before you start looking. Finding a house is a big job, and finding the right house is even bigger. In this booklet you will find everything you need to know about house hunting and it will give you an insight into what you should be thinking about when you re looking for a house. At the back of this booklet you will also find a handy checklist to take on your house viewings. We have split everything you should find in a rental property into essentials and desirables, in the hope that this will get you thinking about the items you really need in a house as opposed to just those you want. Just remember, there are more houses around than students to fill them, so take your time, and give this booklet a thorough read - there s no rush! Zuki Majuqwana Vice President (Housing & Community) vphc@guild.bham.ac.uk Don t rush in Did you know There are more houses than students in the surrounding area don t fall into the trap of signing a contract because you feel pressured to. The photo below was taken at the start of the current academic year - see how many houses were still To Let even after the new year had begun. Anyone who tells you to rush, or that good properties are running out, is misleading you or has a vested interest. Before you think about finding a property, come along to one of our s to find out everything you need to know about house hunting before you start looking. Get yourself along to our Housing Fair too, where you can meet landlords and get useful information about living in the community. 2 House Hunting Guide HOW to choose the right flat mates Before you start viewing houses, you need to make one of the most important decisions who are you going to live with? You may find that you have naturally fallen into a group of friends, you may choose to live on your own, or alternatively you may decide you want to live with others, but aren t sure who yet. There is a well known saying you only truly get to know someone when you live with them. It helps if you know people s habits, hobbies and personalities before you think about moving in together. Best friends do not necessarily make the best housemates, so be honest with each other. If you are still looking to meet likeminded people to live with next year and you haven t yet found a group of people, come along to one of the House Hunting Mixing Events. Our Student Mentors can help you meet people in the same situation. What should I be looking for in a property? When you are looking for a house, don t just focus on your WANTS, you have to consider your NEEDS. Don t pick a house that has a double bed, but as a consequence has very little study space or insecure windows and doors. Don t focus on your desire to pick a house with a garden and then ignore the current tenants warning about the properties lack of energy efficiency as it will cost you more in bills - think carefully about the choices you make. In this booklet you will find a housing checklist. This is for you to carry with you when you are viewing properties. We have broken the list down into essential and desirable items to help guide you with what you really should, and perhaps shouldn t be looking for. House Hunting Guide 3

3 So what do you need to know before you set up viewings? MLAS Midland Landlord Accreditation Scheme An accredited landlord/letting agent has signed a code of conduct which commits them to a number of good practices, for example, attending to repairs and defects promptly. Before you consider renting from a landlord/ agent ALWAYS ask is the landlord accredited? - this will be the best indication of whether you are signing a contract with a good landlord. If you are letting through an agent you may be told they are an accredited agent, but this doesn t necessarily mean that the landlord of the property you are viewing through them is MLAS accredited. The agency accreditation simply means that the agent will have to abide by a code of conduct, but this doesn t mean that the landlord does! This is especially important if it s the landlord managing your tenancy once you have moved and not the agent (eg. the one you call for repairs or problems during the tenancy). Rent Rental costs in Selly Oak are typically between per week, per person. However, you may find that rent varies not just on quality but also on location (possibly increasing the closer the house to the university). Your rent will be stipulated in your contract and the best method of paying your rent is by standing order. Before taking a property, think carefully about your budget and how much you can afford to spend. As well as the rent, remember you will have to think about the cost of bills, food and other living costs. It is also advisable to remember that contracts normally start from the 1st July, therefore even though you don t plan to move in until September you will be liable for rent over the summer period. Remember to build this into your budget. Also think about the cost of the the deposit - see page 16 for more information. To find out more about MLAS and to check whether a landlord/letting agent is accredited, please visit mlas-online.co.uk. If a landlord or agent isn t accredited, ask yourself why that might be! If you take on the property and then for any reason your rent is late, you can incur charges from your landlord/letting agent. If you fall into arrears, you may become liable for eviction. Houses of Multiple Occupation Licensing (HMO) Under the Housing Act 2004, any property housing five or more unrelated individuals over three stories with shared facilities is classed as a property more at risk. Therefore the landlord has extra legal responsibilities to fulfill, including applying for a license from the City Council to ensure the safety of occupants. Never withhold rent, whether you are unhappy in your property or struggling with your finances. In these circumstances seek advice from the ARC (Advice & Representation Centre). If you are sharing with five or more people and the house meets the above criteria, you must ensure your landlord has a HMO license for the house if it doesn t, you could be at risk. You can check whether the landlord has a license by either asking your landlord/letting agent, or by ing the Community Wardens community@guild.bham.ac.uk If your property does require a HMO license, then we strongly recommend that you see a copy of it before signing for the property. If you cannot be shown the license then don t sign a contract! 4 House Hunting Guide House Hunting Guide 5

4 HOW to find a house Although it is tempting to head out into the local area and visit the vast array of agents, please take time to visit the events we have set up for you throughout the housing season. Never go door knocking looking for a house! We want to ensure you have the right knowledge when you go house hunting so you can make the right choices enabling you to find a property that works for you. It is essential to attend one of the sessions taking place at Shackleton (The Vale), Pritchatts Park and the Guild of Students. The Roadshows will give information and tips on good house hunting. Roadshows will be taking place towards the end of November/into early December. For dates, locations and further information, please see the timetable of events at the back of this booklet. You can also like facebook.com/ studentmentorscheme or visit guildofstudents.com/househunting. Housing Fair In addition to the roadshows, the Guild of Students and LIVING the University of Birmingham, will be hosting two Housing Fairs. The first Housing Fair will take place at the Guild of Students on Wednesday 11th January 2012, 10am-4pm. If after the Guild Housing Fair you still haven t managed to find a property, then there will be a second chance, House Hunting 2012 Housing Fair, which will take place at Shackleton (The Vale) on Wednesday 25th January 2012, 11am - 5pm. This will be your chance to get advice from local authorities and see the properties on offer from a number of landlords and letting agents. SHAC SHAC is the Guild s lettings agent, just for students and is the first point of call for students searching for private rented accommodation. SHAC do not charge any fees to students and only advertises properties from MLAS accredited landlords. The SHAC can also offer you practical advice to help you find the right property. You can either visit the SHAC located on the ground floor of the Guild of Students, call , shac@guild. bham.ac.uk or visit guildshac.co.uk LIVING LIVING is based in University Centre, offering support and advice for students in both university and private accommodation. LIVING advertises private sector properties via birminghamstudentpad.co.uk and assists all students undergraduates, postgraduates, families and any new staff. LIVING only advertise properties from MLAS accredited landlords. For help and advice on house hunting, contact LIVING by visiting them on the ground floor of University Centre, by calling , ing studenthousingadvice@contacts.bham.ac.uk or go to birminghamstudentpad.co.uk Things to look out for during your viewing When you are viewing a property, there are a few key things to think about that could help you to determine whether the house is right for you. Firstly, when you are viewing a property, it is a good idea to ask the current tenants about their experience of living in the house. Do they recommend the property? Their answers will be a good indication of whether or not you are likely to have problems with the house, landlord or letting agent. It may also be a good idea to ask the current tenants how much their utility bills are to give you a good indication of what your running costs may be. Secondly, think very carefully about security. Security should be a priority when choosing a house. Student s properties are especially vulnerable to burglary due to the high number of valuable items and sometimes poor security provision. Think about: 5 occupants = 5 laptops/ computers + 5 phones! Think like a burglar when you are viewing the property! Does the side gate work and are keys available? Is the fence and garden in a good state of repair? How secure is the front door? If it is wooden, does it have a second lock? Have you got a burglar alarm and do you know how it works? How do you feel in the area? Have you checked what it is like at night? Would you feel comfortable being home alone? Finally, make sure the property is in good condition. If any big repairs are needed or if it has damp, then don t take it. Please use the checklist overleaf when you are visiting your chosen properties. 6 House Hunting Guide House Hunting Guide 7

5 Room Essential House 1 House 2 House 3 Desirable House 1 House 2 House 3 Kitchen Cooker Tumble drier Fridge Dishwasher Freezer Kitchen bin Washing machine Microwave 1 cupboard per person (storage) Toaster Fire blanket/extinguisher Kettle Radiator Extractor fan Curtains/Blinds Lampshade Living area Sofa (enough space for everyone?) Coffee table Internet access (cable or phone point) TV Curtains/Blinds DVD/Blu Ray player Radiator Sky/cable TV point Dining table Dining chairs Storage space Lampshade Bathroom 1 bathroom Additional bathroom Shower (over bath/cubicle) Bath Toilet Ensuite Sink Mirror Radiator Extractor fan Towel rail Curtains/Blinds Toilet roll holder Checklist continued... 8 House Hunting Guide House Hunting Guide 9

6 Room Essential House 1 House 2 House 3 Desirable House 1 House 2 House 3 Bedroom Single bed Double bed Desk Desk chair Single wardrobe Chest of drawers Radiator Curtains/Blinds Sofa/arm chair TV Storage cupboard/shelving Double wardrobe Bookcase Bedside table/cabinet Sky/cable TV point Plug sockets (check there are enough!) General Heater timer Notes: Electric storage heating (if not gas) Electric meter (with access to read) Up to date PAT testing on portable electrical appliances Up to date Gas Safety Certificate Burglar alarm Internal window locks HMO licence (property with 5+ people over 3+ stories, with shared facilities) Smoke alarms (non-hmo minimum of 1 per floor/hmo more specific fire safety requirements) Secure front door (Wood: preferably with a separate mortise lock. UPVC: try lock to make sure it is secure) Secure back door (providing adequate security with an easy to use lock) Checklist continued House Hunting Guide House Hunting Guide 11

7 Room Essential House 1 House 2 House 3 Desirable House 1 House 2 House 3 Outside Bike storage (if you have a bike) Garage On street parking (if you have a car) Adequate fences, not broken (if there is a garden) External lighting Lockable gated alleyway (if there is side gate) Area to store rubbish/recycling Curtains/Blinds Shed Front garden Back garden Clear maintained outside space (if no garden) Side gate/entrance Lawn mower (if there is a garden - check who is responsible for maintaining it) Gardening tools (if there is a garden - check who is responsible for maintaining it) Own parking space (if you have a car) Security lighting Questions for current tenants Comments Have you been happy living here? Would you recommend the property? Do you feel that you have a good landlord? Do they respond quickly to queries? Is it easy to get in touch with them? Do they give you notice (at least 24 hours) before they enter the property for any reason? Can you give me an idea of how much the bills will be? Do you feel safe living here? 12 House Hunting Guide House Hunting Guide 13

8 Think you ve found your dream house? Now is the time to think about your CONTRACT and what to do before you sign it When you think you ve found the right house, it may be tempting to sign the contract immediately so you don t lose the property. However, once you have entered into a contract you will be legally bound to it. It is too late to make changes, cancel the contract or get your deposit back if you change your mind. Once it is signed, you cannot go back. Contracts are usually long, complex and arduous documents that you may not fully understand; therefore you may not know what you are agreeing to! The Guild and the University have an approved Assured Shorthold Tenancy (AST) agreement, which can be found on the Guild s website - guildofstudents.com/approvedcontract It is a good idea to take a look at this and familiarise yourself with its contents. Not only because many landlords in the local area use these, but also it will give you good idea of what a standard contract should look like. Please note while this is the endorsed contract for use with University of Birmingham Students, we recommend that students get their contract checked before signing so that they can understand their rights and responsibilities as good tenants and check any additional terms included. It is important to understand what you are signing before you sign, as you may be subject to legal action or need to take legal action at a later date, which can be both stressful and costly. Do not sign a contract until: You have had your contract checked by the Advice and Representation Centre (ARC located on the ground floor of the Guild), a Student Mentor (located at the Mentor Welfare Office, The Vale) or LIVING (University Centre). All of these places will have professional advisors, staff or volunteers that are able to check your contract; You have seen the exact property you will be living in. If the landlord/ letting agent says it s the same as this one, but shows you a different property, then DON T sign; Everything you have talked about with an agent/landlord is written into the contract. For example, it is not unheard of for a landlord to promise that by September you will have a brand new sofa and a newly fitted kitchen. Verbal agreements are not enough! You are sure that you want to stay in the property for the term of the contract and can afford to pay for the rent throughout the whole of that period; You are happy with the group of people you have chosen to live with. Most student tenancies are joint, which means you are jointly liable for the total cost of living in the property. This is especially important to understand if things were to go wrong; You have a total figure of what it will cost you to live there, including your deposit. Also be aware of any hidden charges, such as signing fees and charges for damages. You can avoid being caught out by getting your contract checked; The landlord/letting agent s contact details are written into the contract. It is important you know whose house you are living in and you never know when you may need to contact them. 14 House Hunting Guide House Hunting Guide 15

9 All about DEPOSITS Since the 6th April 2007, whenever you pay a deposit for an Assured Shorthold Tenancy (AST the most common student tenancy), the landlord/letting agent must protect your deposit by paying it into one of three government authorised tenancy deposit schemes. Paying into a Tenancy Deposit Scheme (TDS) will ensure that you get your deposit back when you are entitled to it and that any disputes which do arise about the deposit, are easier to resolve. The deposit, typically one month s rent, is paid to the Landlord or agent to provide them with security against any damage that you may cause in the property or rent arrears during your tenancy. The deposit is normally paid at the time of contract signing so make sure you budget for this as it is a considerable sum of money. When you pay your deposit make sure you get a receipt. Within 14 days of paying your deposit, your landlord or agent must provide you with details of how they will be protecting your deposit, including: A Certificate, with contact details of the relevant TDS & landlord/letting agent as proof that your money has been paid into one of the schemes Information on how to apply for release of the deposit The purpose of the deposit and what to do if there is a dispute If you are not provided with this information, then you should contact your landlord/agent in writing requesting it. If you do not receive confirmation of where your deposit has been paid into, or if the deposit amount you have been requested to pay seems unusually high, please seek advice from the ARC (Advice and Representation Centre). HOW to get help The Student Mentor Scheme The Student Mentors and support staff will be happy to offer support and answer any questions you may have about house hunting. To use the Contract Checking Service pop in or make an appointment at the Mentor Welfare Office located at Shackleton, The Vale. Mentor Welfare Office, The Vale Monday to Friday 2-6pm Weekly drop-in service Tuesdays 4-6pm (Pritchatts Park Study Room) Wednesdays 4-6pm (Jarratt Hall Social Room) Please note; during the housing season, the Mentor Welfare Office will have extended opening hours to provide the Contract Checking service. Please keep your eye on our facebook page or attend a roadshow to find out more. For everything you need to know about good house hunting, please like facebook.com/studentmentorscheme. Call: mentorwelfare@guild.bham.ac.uk Online: guildofstudents.com/studentmentors Like us on: facebook.com/studentmentorscheme Follow us on ARC (Advice & Representation Centre) The ARC offers free, impartial and confidential information. They provide advice and representation on a wide range of issues to all students at the University of Birmingham. The ARC provides professional advice in five key areas; law, academic studies, housing, finance, immigration and employment. The ARC also provides a contract checking service throughout the housing season. For further information about house hunting, please go to their website to download the ARC Advice Direct Housing Guide guildofstudents. com/files/student-housing.pdf Visit: Ground Floor, Guild of Students Call: thearc@guild.bham.ac.uk Online: guildofstudents.com/thearc 16 House Hunting Guide House Hunting Guide 17

10 The Community Wardens aim to encourage all residents to get involved in, look after and feel proud of their local community. Community Wardens are students from the University of Birmingham who are trained to provide you with information, direction, advice and contacts you need in dealing with issues within the community. Visit: Ground Floor, Guild of Students Call: Online: guildofstudents.com/community Like us on: facebook.com/ilovesellyoak Follow us on SHAC Visit: Ground floor, Guild of Students Call: Online: guildshac.co.uk LIVING Visit: University Centre Call: Online: accommodation.bham.ac.uk or birminghamstudentpad.co.uk 18 House Hunting Guide Tuesday 22nd November 2011 Tuesday 22nd November 2011 Wednesday 23rd November 2011 Thursday 24th November 2011 Monday 28th November 2011 Tuesday 29th November 2011 Tuesday 29th November 2011 Wednesday 30th November 2011 Thursday 1st December 2011 Tuesday 6th December 2011 Wednesday 11th January 2012 Tuesday 17th January 2012 Tuesday 24th January 2012 Wednesday 25th January 2012 Thursday 15th March 2012 Mixing Event Finding housemates Housing Fair Mixing Event Mixing Event Housing Fair Mixing Event 6:30-8:30pm 11am-5pm 7-9pm 7-9pm 10am - 4pm 7-9pm 6-7pm 5-6pm 7-8pm 5-6pm 5-6pm 6-7pm 5-6pm 7-8pm Underground, Guild of Students Shackleton, The Vale Amos Room, Guild of Students Deb Hall, Guild of Students Underground, Guild of Students Pritchatts Park, Social Centre Cadbury Room, Chaplaincy (next door to the Guild) Pritchatts Park, Social Centre Cadbury Room, Chaplaincy (next door to the Guild) Location Community Warden Scheme 5-6pm Time Call: mlas@contacts.bham.ac.uk Online: mlas-online.co.uk To get regular updates on what you should be doing and when... like facebook.com/studentmentorscheme or visit: guildofstudents.com/househunting Contract checking at the ARC, Student Mentor Welfare Office and Living takes place throughout the house-hunting season. Day & date Event Table of events during the housing season 2011/12 MLAS (Midlands Landlord Accreditation Scheme)

11 PUTTING THE HOW INTO HOUSING BOUT A K N I H T TING TO E NEXT YEAR? R A T S Y D A TO LIV ALRE T N A W U WHERE YO TS FIRST C A F E H T T GE ou hat y w n o s te a... ular upd To get reg be doing and when should like eme h c s r o t n e dentm u t s / m o c. facebook or visit: ting n u h e s u o om/h c. s t n e d u t guildofs Student Lettings Agent