Procedures with renting

[ukoz71]

We are arriving in the uk soon from Australia and we would like some advice on renting a home and the procedures (which we suspect may be different to how we handle rentals in Australia). For example, we notice there appears to be an application fee, which may (or may not) be refundable? There seems to be lots of other fees such as reference checks etc. What can we expect and how do we know if we are being ripped off as we will be new to the UK system?

Hi there - I am a LL and use a local agency for lettings and have also used their management services. Their website has a page of info for tenants and sets out what will be required. The fee 'to show commitment' payable by the tenant appears to be refundable providing the references, credit check, etc check out. I think it is underhand for agents to charge a prospective tenant and not refund them, unless they have bad references/poor credit rating, etc as they are getting a fee from the landlord to get a tenant in place, but I think practices vary from agent to agent and place to place.

I would suggest you have a look on Rightmove at what is available in the area you are looking to move to and then look at individual letting agents' websites.

If you are moving with work or for a new job with a company, ask them for relocation assistance - lots of large companies will offer this as part of the process.

You could also start building relationships with agents now - get in touch and tell them what you are looking for, etc. Yes, they work for the LLs, but knowing they have a prospective tenant ready to sign up could work in your favour plus you could get together the paperwork you are going to need while you are still in Australia rather than remotely once you have moved.

the shelter website will tell you a lot. In brief:

• agents do charge fees, both to you and the landlord. It is unregulated (argh!), you can go direct to landlords but most do use an agent. As a landlord, I use an agent to find tenants and go through all the right vetting procedures. As a landlord, not referencing a tenant is very risky; if you get in and then don't pay/refuse to move it will cost me a lot to get you out. (Not suggesting that YOU would, of course - but this is the reasoning)
• deposits MUST be protected in one of the three approved schemes, and this must be done within 30 days of the tenancy start. You as the tenant must get the 'prescribed information' showing that this has been done. Ask how it will be done; any shilly shallying, walk.
• any property with gas appliances must have a current gas safe certificate, renewed annually. No excuses.
• minimum assured tenancy is six months. You can negotiate longer. If you want to stay long-term, pick a property that is a buy-to-let, not the landlord's home to which he may want to return.
• properties do not increase in size, change location or magically become smarter after viewing. Don't rent dumps and then complain (like all too many on here) There are plenty of decent properties with decent landlords.
• acquaint yourself with the rules; landlord cannot visit except with your permission, notice periods on both sides, etc.
• do your research on the going rate in the area: rightmove, zoopla etc.

ps if you have no UK credit history then the ways round this are a) to have a guarantor or b) pay six months rent in advance. If the latter, check how the money is protected by the agent.

From a previous tenant's point of view, there is usually a non-refundable fee for the application and credit checks (maybe 100-150). Most agents will charge this, but have a discussion with the agent beforehand so they are aware of your circumstances in advance and can advise whether your application will be OK - its just about having the necessary documentation, credit history, proof of income.

You'll have to pay a deposit (usually a month's rent) plus a month's rent in advance. As described above, the deposit is protected and subject to the tenancy agreeement (re leaving it clean etc) you will get the deposit back.

Negotiate - if you're going to be good tenants, maybe want more than 6 months, professional couple perhaps, negotiate on the advertisied price. Most agents / landlords will expect this.

Not sure how it works in Australia but in the UK all bills associated with the property are your responsibility - Council Tax / utilities etc. Make sure you look at the gas / electricity packages that the property is on as soon as you move in and change them over - we found (to our cost) that the landlord had a rate which was massively expensive for used gas, but a very low standing daily rate (which was obviously in his favour whilst the property was empty). We didn't realise until 2 months after we moved in (on New Years Day) and owed 500 for gas for those 2 months!!

You should indeed be proactive regarding utilities (except water where you have no choice, it is done by area). Take meter readings the day you move in.

also don't forget insurance for your stuff - tenants' insurance is not expensive.

Are you a couple? You're looking at between £200-500 fees just to move in. Non refundable. It is ridiculous. We are midlands based and just paid £275, plus VAT last week. Last year £300 plus VAT. It varies slightly per agent but they will charge you money for anything they can for instance between £50-100 to print off a form at contract renewal or when they want to put your rent up. It is not cheap.