DS looking at houses to rent -help !

[jiggles01]

DS is in his first year at Uni .He phoned last night to say he would be viewing some houses today .I said to make sure the contract starts in Sept instead of July, as he has no job and it will be us paying for it !

He said all the contracts start in Sept and would we be OK to help with deposit etc..I understand that he will need help and we will need to pay for the 8 weeks + to Sept as he has NO money, but I started to panic and wondered if anyone had any advice about what to tell him to look out for.
He is 2 hours away from us so it is all down to him ,we don`t know his flatmates to be or anything so panicking a bit ...........so please any advice or words of wisdom greatly appreciated!

Sorry -should say all contracts start in July !!

1. Ask the current students:

• how much extra they pay for bills e.g. water rates, electricity, gas, internet and tv licence. Some houses might seem expensive but they might be well insulated and therefore in the end you pay less as the bills are lower.
• Ask what the landlord or rental company are like when there is a problem.

1. Ask if there is any damp or mould even if they can't see it.

1. Check what deposit protection scheme the landlord uses.

Current students don't always tell the worst bits of a house as they don't want it reported back to their landlord plus they also want the house rented quickly so they don't have to keep showing groups of friends round.

He may be able to negotiate an august start date. Check if bills are inclusive, if so check which ones. Make sure they pay rent directly and individually so its not your sons problem if a flat mate falls behind with rent or bills. Carbon monoxide / fire alarms are installed and the locks are good.

Difficult one as DS was in London and could only get 1yr lets so because they started renting in Sept they all ended up having to pay throughout the last summer, when they'd all finished Uni in the June.

Be careful about the contract you may have to sign as guarantor.
Don't make yourself liable for any of the other boys share of the rent. There is always a possibility that one may not come back if exams are failed.
Don't sign an unlimited guarantee (advice DH saw on a website to do with Leeds Uni - not that our DS2 is there, but there is contract info on the internet).
DS1 always seemed to sort out own houses and we never had to sign anything, but DS2 is moving into a new house for 3rd year with a contract that we weren't altogether happy with. All sorted now though as we wanted.
Have had 4years experience now of DS's in student houses and the landlords always want to rent the houses for a minimum of 11 if not 12 months, even though they are not there for July and August ( and most of September!)

Some great advice thank you.

At the moment he is in catered halls so the only things he spends his money on are beer and cigarettes !! He has no idea about budgeting and all the extras he will need .But I believe it is meant to be cheaper in a house than halls -at the moment he pays £115 a week but that includes all food .

A lot of our friends pay their DCs rent but we are not able to help to that extent.

That's what student loans are for. That and everyone I knew at uni (with the exception of 1 really rich girl) had a job. There is time to work as well!

Some places will ask for a 'holding deposit' whilst students decide if they want the house. It's v dodgy, preying on students' housing panic and the advice from my uni was not to pay it (same at my sister's uni). OTOH DSis paid her holding deposit for this year's house as she wasn't able to get back to the town to do a search so just wanted it sorted. As your son is on-site I would say not to pay one, if asked, and keep looking - I didn't find my student house until March and moved in during July, although some had theirs before Christmas (and got stung with the hefty 'holding fees').

The other piece of advice is to check the deposit, when you do pay, goes into a government approved holding scheme. This means if damage happens or the LL claims it has happened the govt looks after the money whilst a mediation process takes place - stops the students from running away and the LLs from making unreasonable claims.

Re: moving in September. He may find that a previous student wants to sublet the room over the summer, or find another (usually international) student willing to sublet. This would have to be cleared by the LL, but I've never known of any problems with that (maybe I've just had nice LLs!) :)

Does your house insurance cover him or will he need his own? Lots of student houses have poor windows etc. - I know of several laptop thefts from downstairs bedrooms and bikes from yards. Uni should have free UV marker pens.

If there's a housing list with private landlords I would use that over agencies - DSis is currently using an agency and they are terrible (if your DS is in Bath PM me and I'll tell you which one so he can avoid them, I wouldn't wish them on my worst enemy!) and they also charge extra fees. Check that the LL is registered with the uni and most uni housing offices will also check the lease for students so they don't get scammed.

If I'm sounding anti-LL I'm really not - I've been very blessed to have some great ones (including a lovely woman who wanted to put underfloor heating in our kitchen... builder talked her [quite rightly!] out of it ). OTOH I have heard of some stinkers.

Similar worries about my DS first year uni - also far from home. Advice from Students' Union Housing Officer to whom I spoke was that students should take their contracts to the housing officer/s for advice as to their legality etc. Before signing. Further, the SU is likely to know who the reputable landlords are out there - and who to avoid.

I've also been asked by DS to cough up a deposit. OK but I'm particularly worried about the Summer rental period which some of you mention. For my DS would be from June/July which seems very early - half the usual cost but still a lot of money for, no doubt, dear parents to find.

Another thing the housing officer said (seemed really happy to talk to a parent) was that students shouldn't panic and go headlong into getting next year's acccomm - the important thing is that the contracts are legit and fair.
Could your DC talk to the Union - you could perhaps phone them as well - they know the area.

He has just phoned and said they have each put a deposit -5 x £100 - must be a holding deposit you mentioned -It is £1550pm F Furn,5 bed .
He said they will all start looking for jobs after their exams are over!
He had a great P/T job with a big retailer and we tried to get him a transfer but no luck ,it wasn't an option to come home every weekend and carry on.

He will send me the guarantor form and then I Can read over it and make phone calls .Good advice about talking to SU
The trouble is they just jump head first because they want their first home,and think it is all great and if you say anything negative you`re nagging !

Be absolutely certain the house has 'planning permission' for multiple occupancy, otherwise known as HMO status (Houses with Multiple Occupancy)
details here www.direct.gov.uk/en/HomeAndCommunity/Privaterenting/Repairsandstandards/DG_189201
This has presented as an issue primarily in University cities, and it's the landlord's responsibilty to obtain. If the letting agent is evasive then see if you can find any info on the relevant city planning portal.

Can't see above, the landlord is required by the Housing Act 2004 to protect the deposit in a government recognised scheme within 2 weeks of receipt, and should give the tenants details on the relevant scheme.
Info here www.direct.gov.uk/en/HomeAndCommunity/Privaterenting/Tenancies/index.htm

Make sure that all the relevent checks are done on the gas/electric and smoke alarms and all the certificates are stamped by a registered installer the L/L has to renew these every 12 mths,check as to council tax is paid by L/L or by the people sharing,my DGSs L/L paid their C/T and ajusted the rent accordingly so they didn't get into trouble.DGS also found that two of his house mates where downloading internet over the agreed amount and this caused a rather big bill,so get them to agree on a limit.Make sure via Council that the house has been passed for multiple occupancy,has the L/L sought permission from his mortgage company for letting ? No wonder we worry when they go away to study it never stops,best of luck to him hoping he is well trained in household stuff as my DGS did not have a clue.

Sometimes they can negotiate the rent down , or ask for broadband to be included.

Check what happens if someone drops out (eg due to illness)

Check who is responsible for gas/plumbing/electricity/roof leak repairs

Make sure they all sign the contract.

It sounds like a pretty standard arrangement and price to me -I have 2 at uni. All our lets have started and ended in July and been in the £350 per person per month range for both of them (one northern one southern town). I've been guarantor for everything.
I would say that if it's a big town with a big university and they're using a typical letting agent, all of the concerns mentioned above should be covered - they should send you a standard letting agreement when they ask you to act as guarantor, so you can see the detail.
The kids do rush in, though, don't they. It has to be TODAY or we'll lose it!

I asked him did the estate agent look around with them and he said the LL and another man .
Then he told me the WORST bit ........... it was a notice in the window of the house advertising the house for rent!!!! .He said they looked around and existing students were in there and everyone was great .
Im worried now about everything mentioned above, particularly safety and council /water rates. When we get forms ,I will phone LL and get in writing what is all included and a copy of contract . Im sure the other parents will be just as worried as me ?!
He also said they need to put down deposit v soon ,I asked whats the rush ? he said everyone is scraping deposits together now of £2k + so theirs is cheap . I should have posted this much earlier and got him to ask the Qs that you have all mentioned .The trouble is he sprang it on me just like that !!

Can anyone say they have had a scenario like this re.advert and all was ok?
You know what his NY resolution was /is going to be? - "more impulsive "
Oh dear !