Help a newbie to the rental Market please

[lisad123]

We have taken the brave decision to sell our house and move areas and rent. Many reasons is because we need more space but because of dh condition life issuance is huge costs and we can't get another mortgage with only one of us working.
Now prices of rental? Are they fixed? Can I knock them down? We will have a years rent in advance from sale of our house? I take it I pay them a deposit and then monthly?
What about pets? How terrible is it that we have a dog?
Give me all the info I need to know about renting? I have own my own place since I turned 18 so really have no clue at all

[lisad123]

Do you normally pay council tax, water, electric and gas ect??

[Gonzo33]

Ok, rent wise I think it depends on what agent you go to and the state of the property as to whether you can haggle or not. I have an agent and I have never discussed this with them (LL) but really not my problem as I have an agreement with them that means I get paid monthly regardless of whether they do or not.

There are always some LL's who will take in families with dogs. I have asked for not, but in reality I wouldn't be that bothered if it was the perfect tenant otherwise.

My tenant pays all bills on top of their monthly rent.

[dreamingbohemian]

Yes the rent price will be fixed for the length of the lease. You can always try to negotiate the price down a bit although demand is usually high enough that landlords won't budge.

You may be offered a six-month or one-year lease. If you really like the flat, and think you have a good deal on the rent, you could ask for a two-year lease with a one-year break clause (i.e., after one year, either you or the landlord could cancel the lease).

I personally always try to rent direct through a landlord and avoid estate agents, they charge outrageous fees and usually offer very poor service.

Don't ever go with an agency that makes you pay to view flats or see property lists.

Make sure your landlord puts your deposit in a deposit guarantee scheme, they are required to by law. It's great, it means that when you move out any disputes about the deposit are handled through a neutral third party.

Many landlords are not keen about pets, but you can always offer to pay an extra pet deposit for any extra damage, and say you will steam clean the carpets and such.

Make sure you do an inventory and flat check when you move in, and make note of any little dents or flaws, so you don't get charged later.

You generally pay all the bills but some may be included (like water).

Read the lease very carefully! Make sure it specifies that you have the right to quiet enjoyment of the flat and the LL needs to give notice to come by for non-emergency purposes, and that the conditions for breaking and renewing the lease are clearly spelled out.

Good luck!!

[NerfHerder]

You will normally have to pay all services and council tax on top of rent- one of the reasons rental costs are so deceptive, because the true costs are not included in the rental price.

Some places (more likely in a block rather than a house) may have heating and water for example inclusive, but this will be stated in the property details usually. They are usually pretty upfront about not allowing animals too- don't despair, my neighbour rents and she is allowed a dog and a cat (and her whirlwind of a toddler)

[lisad123]

been looking, some wont take kids!! how mads that

[lisad123]

thanks for the advice will certainly look at a 2 year lease, Im not planning on move about, and with the girls in school i want a stable rent

[sb6699]

Always ask about the LL's circumstances if you want to rent long term.

Some folk rent out their homes while they are abroad working for instance and will intend to move back at some point. PITA if you have moved in and when it comes round to renewal and you find you need to move again.

Go through the inventory with a fine tooth comb noting every little scratch, stain or dink and photograph the property as well.

Alot of LL's won't take a dog but we found that sometimes even where a house was specified as "no pets" when we asked we were told that it wasn't a problem, just depends on the LL.

Be aware that Agents work for the LL not you. If there are problems, follow up every phone call in writing and dont take for granted that the Agent will help.

[maggiethecat]

I would say be careful about committing to a 2 year lease - and if you do ensure that you can break at a reasonable time into the tenancy. You never know how your circumstances might change or you could end up with a landlord who is not very reasonable.

[berries]

Agree with check the ll circumstances, especially if looking for long term lease with children at school. I rented a property last year on basis it would be for 4 years until children finished school. I got 2 months notice in feb as they had decided to sell the property.
Also, depending on where you live, you may not get much choice. Again, round here anything decent goes in a few days. This isn't a problem if youre in a position to move quick, but if ll has choice of tenants then sadly he's unlikely to pick the one with a dog.
Last thing is the mortgage going to be covered by your salary? Some rental agencies only seem to work on salary multiples (think it's 3 times monthly rent) and I know this has caused some problems for other people.

Sorry if I sound negative, but I was in your position last year and this is all the stuff I didn't know

[lisad123]

thanks :)
Yes rent can easily be covered by salary, but are you saying, they wont give you rent unless you can cover x3 the rental with your wages?? seriously? maddness.
We are looking at places in villages, trying to find one owned by a farmer or someone with a few houses, it feels more sercue. We will be ready to move ASAP, and tbh if we find the right one, we will cross over between house sale and rent.