housingadvice House hunting notes We are able to offer guidance to any student not in College accommodation when it comes to looking for, and securing, alternative forms of housing. However, you should bear in mind that we do not find accommodation for students nor can we recommend any particular estate agent or course of action; our role is to provide you with information to enable you to make an informed decision. Always remember that you have plenty of TIME and OPTIONS when looking for somewhere to live. A poor rushed choice could mean a difficult year ahead. Who am I going to live with? Traditionally, students move off campus after their first year, often electing to live with friends that they have made on their programme or in halls of residence. This might be one or two people or a large group. Whoever you decide to live with, consider very carefully their personal habits, money management skills and their dedication to the programme if these are in conflict with your attitude, you might not be a suitable match for flat/house sharing. Bigger groups might find it difficult to find a suitable house as large properties can be in very poor condition. As of April 2006, Landlords letting the largest HMOs (Houses in Multiple Occupation) i.e. those on three or more storeys with five or more people (in two or more households) living in them, must apply for a mandatory licence, and comply with certain rules. If you are sharing with a group of friends, each of you will be a single household. A public register of HMO licenses available via the local authority means that you can find out which HMOs are licensed and who manages them. The property I am renting has three or more storeys and I live with people who are not related to me. Does my Landlord need a licence? Yes, it is possible that your Landlord does need a licence. To check if your Landlord is liable, visit: www.propertylicence.gov.uk If you are unsure contact University of London Housing Services (ULHS) or see a KCL Student Adviser as soon as possible Updated 25/01/2013 Where to look for properties Firstly you need to have an idea about where you want to live. Discuss with your future room/house mates the area or areas you would (or would not) like to live in. Take a trip to the locations that interest you and have a good walk around. Note what services and amenities are available and in which roads you would like (or not like) to live. You can search for properties in newspapers, the internet, high street agents and bulletin boards around College or at the University of London Housing Services. Keep an open mind; don t be tempted to take the first property or panic that you are running out of time. You are very unlikely to find somewhere that ticks everyone s wish list, so a compromise may have to be found. Get plenty of information; make sure that the Landlord or their agent complies with all the issues raised in this leaflet and any others you may have. Be certain that you want the property and to live with the flat/housemates you have chosen before you pay any money. If you are asked to pay a holding deposit, get a receipt and written confirmation about the circumstances in which this will and will not be returned to you. If you have any concerns, ask plenty of questions and if possible seek advice before making a payment. If anyone tries to pressure you into paying, consider whether you really wish to let from them. Must I pay the agent s fee? If you rent privately through an agent, it is likely that you will have to pay a fee but only if you find,
Student Information, & Advice & Guidance and subsequently rent, a property through the agent. Agent fees can differ from one company to another; all should disclose a full list of their charges upon request. These can include (but are not limited to) a contract fee (drawing up of the contract) reference checking / credit reference file checking fee and occasionally a finders fee, though this is usually charged to the Landlord. Agents cannot simply charge you for a list of addresses. If they try to - take your business elsewhere. Always be prepared to shop around and negotiate to get a good deal. You could also check if the agent is affiliated (see below) to a particular scheme or professional body. If their fees are contrary to the schemes code of practice you could make a complaint. Can I afford this house? It is likely that you will have to pay utility bills in addition to the rent. As well as this, you should consider travel costs to and from the College. Refer also to our leaflet Household Bills for more information and advice. Is the Landlord/agent accredited? Investigate whether the local authority has an accreditation scheme ensuring that minimum standards are met in rented properties. If so, ask Landlords/agents if you can view their certificate. Accreditation is voluntary but if in existence, can be useful in helping you choose a property. There are a number of professional bodies and accreditation schemes specifically for letting agents. Some key websites are at the end of this leaflet. The University of London Housing Services operates their own accreditation scheme - any Landlord or letting agent wishing to register with them must sign up to a Code of Good Practice. Please note that this will not include find a flatmate notices or properties on linked websites. How can I check that the property is belongs to the Landlord? In order to avoid a possible scam or taking on an illegal letting, we advise that you check the ownership of the property before you hand over any money or sign the contract. Make sure that the person claiming to be the Landlord owns the property and has the right to let it! You can check ownership of a property on the Land Registry website. There is a charge for each search and you can pay online using a credit card. This is particularly advisable when you have found the Landlord s details on a website rather than through an agent. We have learnt of a small number of cases where properties have been let illegally (sublet by a tenant) or the person posing as a Landlord has disappeared after a holding deposit and/or rent in advance has been paid. If you are unsure about the Landlord or the property, ask plenty of questions! What is the Tenancy Deposit Scheme (TDP)? Since 6 April 2007, Landlords entering into new Assured Shorthold Tenancies (ASTs) in England and Wales are required to place any deposit with one of two types of Government authorised schemes. This will safeguard the money and offer independent adjudication in the event of any dispute. Most Landlords and letting agents ask tenants for a deposit as security against damage or non-payment of rent. Student Advice and International Student Support see several students each year who have had part, or all, of this money withheld, sometimes on false grounds. TDP should mean that students who have kept their rented property in good condition can have greater confidence that Landlords will not act in this unscrupulous way. When house hunting, always ask the Landlord which tenancy scheme they plan to use to safeguard your deposit and give your deposit money in one of Shelter s red envelopes as a prompt - you can collect these from our offices across campus. Within 30 days of you paying a deposit, your Landlord must give you details of the scheme they are using to protect it. If they fail to do so, you may be able to take them to court for compensation under the scheme. Please refer to our Deposits leaflet for further information.
NEW - Energy Performance Certificates From the 1st October 2008 Landlords are obliged, by law, to produce an Energy Performance Certificate (EPC) for all new tenancies (not including rent a room schemes or where you share facilities with a Landlord). An EPC is valid for 10 years. If you are interested in renting a property then an EPC must be made available to you free of charge. This should be when you are first given written information about the property, or when you view it, and before you enter into any contract to pay rent to the Landlord. Many letting agents are now including the EPC with their online property information. It is similar to the energy performance certificates provided with domestic appliances and rates the energy performance of the home from A to G, where A is very efficient and G is very inefficient. The rating is based on factors such as age, property layout, construction, heating, lighting, and insulation. The ratings are standard so you can compare the energy efficiency of one home easily with another. The typical rating for a home is D or E. A recommendation report forms part of the certificate. This is a list of ways in which the energy efficiency of the home could be improved. This may give you some issues to negotiate with the Landlord or agent before moving in. Don t be afraid to ask for the rent to be reduced if the property has a low rating. If the Landlord or agent has not provided an EPC, or is refusing to do so, contact your local trading standards office or Consumer Direct. How can I check my Energy Performance Certificate is genuine? Every EPC has a reference number on the top right-hand side of the certificate. To check that it is genuine, go to www.epcregister.com and enter the reference number into the register. You should see the copy of your EPC. If you are worried that your EPC is fake, contact the accreditation scheme which is shown on page 2 of the certificate. Need further advice or information? The Compass and Student Advice Student letters and appointments for face-to-face advice and guidance Student Funding Office Applications to the Access to Learning Fund and funding information www.kcl.ac.uk/funding. Local Citizens Advice Bureau/Trading Standards Details in the local phone book or newspaper University of London Housing Services University of London Union Malet Street London WC1E 7HY + 44 (0)20 7862 8880 housing@lon.ac.uk www.housing.london.ac.uk www.studenthousing.lon.ac.uk Energy Saving Trust + 44 (0)300 123 1234 www.energysavingtrust.org.uk Consumer Focus Consumer Watchdog + 44 (0)8454 04 05 06 Citizens Advice Consumer Service Helpline http://www.consumerfocus.org.uk/ Land Registry www.landregisteronline.gov.uk/ Check if your letting agent has affiliated to one of these professional regulatory bodies: www.arla.co.uk www.nalscheme.co.uk www.naea.co.uk Agents advertise through a range of sources. They will place advertisements in papers such as Renting, the Evening Standard, various local papers and these national websites: www.propertyfinder.co.uk www.fish4lettings.co.uk www.findaproperty.com
Notes...
When looking at properties, what should I consider? This checklist is designed to help you think about which questions to ask and what to look for when viewing properties. This is by no means exhaustive but should give you a starting point. It also highlights what you and your housemates should be discussing and agreeing before you look, and again, before you move in. Before you look How many rooms? Maximum weekly/monthly rent? Maximum bills? Personal preferences (e.g. want a double room) Inside the property Are the facilities in the kitchen adequate for the number of occupants? Are there adequate washing and toilet facilities? Is there a shower installed? How is the water heated? Is your room sufficient for your needs? What furniture does the Landlord supply? How many electrical sockets are there? Is there sufficient heating, lighting and ventilation? Are the communal areas sufficient for your needs? Is there a lounge or somewhere for everyone to sit and eat together? Is there a telephone? Is there an Internet connection? Are you happy with the overall state of repair and decoration? If not, is the Landlord willing to carry out improvements before you move in? Is the house clean? If not, will it be cleaned before you move in? Is there a vacuum cleaner and does it work? Though the Landlord is not obliged to provide this or other domestic appliances, it is useful if they are supplied. Will it be relatively easy and economical to keep the house warm in winter? Ask for an EPC if one has not been offered. Ask the current tenants about the heating bills. Does the property suffer from any damp? Attic bedrooms and ground floor rooms are the most susceptible. Are the gas appliances safe? The Landlord is legally obliged to produce a Gas Safety Record before you move in to show that all gas appliances have been inspected and tested within the last 12 months. Is the electrical wiring safe? Ask the Landlord when the electrical wiring was last checked (broken or old type sockets and loose wiring can often be a bad sign) and ask to see some electrical certification. Is the upholstered furniture fire resistant? The Landlord is legally obliged to ensure all upholstered furniture i.e. mattresses, sofas etc. comply with the Furnishings (Fire Safety) Regulations. The furniture should have labels attached to show this. Are you satisfied that the property is safe in the event of fire? Are there fire doors? How many exits are there from the property? Are there smoke alarms? Is there a fire blanket in the kitchen? Is the property reasonably secure? Are there solid external doors? Are there window locks on ground floor and
accessible upper floor windows? Are there good locks (the best locks have a British Standard kite mark )? Who has keys to the property? Has the property been burgled recently? Outside the property Is the exterior of the property in good condition? Are there any loose/missing slates on the roof? Are any of the gutters or down pipes blocked? What is the condition of the window frames? Who is responsible for garden maintenance? Is there safe access to the property? At night, is there adequate street lighting? Is there an outside security light? Are you happy with the location? Where are the nearest shops? Is the area safe after dark? Is there a night bus? Management of the property Are you happy with the Landlord s arrangements for doing repairs? What happens if there is an emergency? Who will manage the property - the Landlord or their agent? _ Have you read and understood your contract? If you are unsure about any clause ask the Landlord or their agent to elaborate. Seek further advice before signing if you remain unclear or a clause seems unfair (for example gives the Landlord more flexibility than the tenant, to surrender the tenancy). Are you clear about the rent, what it includes and when it is due? This should be contained in the contract. Is there a deposit to pay? Have you been informed which tenancy deposit scheme the Landlord is using, if not ask Landlord for details. If Landlord states that he does not intend to register the deposit, seek advice as soon as possible. Before you move in Will the rent be split evenly? Who is responsible for each bill? Gas Electricity Water TV Licence Phone & Cable Internet Other How will you pay and what arrangements have been made to split the bills fairly? You have moved in 1. Take meter readings straight away and inform all utility companies and the local Council of the change in occupier. 2. Complete a thorough inventory; ask the Landlord or his agent to sign it and give them a copy - keeping the original for your records. It is also advisable to take some photos (preferably with the date showing) 3. Remember your Landlord should inform you of which Tenancy Deposit Scheme s/ he is using within 30 days 4. If you encounter any problems seek advice at the earliest opportunity. Keep copies of correspondence in writing.