Frustrating process of trying to rent - is this normal?

[GoingDownLikeBHS]

I'm in my 60s renting for the first time, so quite a scary prospect. It's in an area where demand is not as high as some areas (e.g., I know things are dire in London). Rents still ridiculous but anyway, I've begun the process, found a house I like, have lots of questions but was told landlord liked us best (met him, he's from same town as us) so we are "first" in line. Since then the agency are pressing for the deposit, but it's become clear that any questions I ask they just don't know. A sort of take it or leave it attitude, for example they wouldn't let me see a sample contract before the deposit was paid.

There's quite a few minor issues with the property - both showers are more of a trickle than a full shower, need replacing really but will "do", kitchen needs a good clean, there's no storage, there's an awful conservatory that's all glass attached to the only door to the main sitting room and no curtains so its going to make that room super hot, there's no white goods and the existing fitting for the washing machine looks like its going to need a plumber in and the agent has given a few conflicting answers about the broadband (nothing existing) but I'm thinking that these are all things you could put up with for the right location and size etc, and some things that landlord can't reasonably fix?

Finally they now say they're only offering a 6 month AST, so I could get everything sorted out and then be asked to leave in 6 months. So is all this normal, is it me being naive? The agent just wants the money, I realise that, but they are really obstructive and offhand and I just think do I really want to pay all this money for somewhere that doesn't even have a decent shower! If I ask more questions etc they just say "we have other people who want this house".

Is this par for the course?

I was coming on here to say that this doesn’t sound sound the property for you, you can’t complain about the conservatory as it’s there and is part of the property, conservatory blinds cost a lot but are a thing.

However your subsequent updates mean that it’s not as straightforward as not this property, next! Re the broadband, is there a phone line? If so you can do an accurate estimate of broadband speed, also with a postcode, search online.

re showers, they work, so unlikely landlord woukd replace, what is the pressure in taps like?

You have a dog. That’s new info. I’m afraid you are u likely to get a top condition house. So get the shower heads cleaned and ask agent to clean and get photo evidenced inventory/condition. You might not get better. It sounded initially that you were on your own.

Been trying to ring the agent all day, emailed etc. asking to pay the deposit. Finally got hold of them they said that the landlord is having second thoughts as we asked for the draft contract. I suspect that he has no idea we've offered to pay the deposit. Anyway, I think that's it. Thanks all, been very helpful to see everyone's views.

To be honest, contracts don’t vary much. You can easily find a “standard” one on line. Doesn’t agent have an email?

I've rented for 22 years and here are my tips

Say you want a 12 month tenancy with a 6 month break clause (2 months notice on either side to use the break). This has advantage for landlord if you turned out to be a non payer/nightmare but is also to your advantage if you rent a complete lemon and a nightmare landlord- we have needed to use it twice. They can refuse it but personally I wouldn't sign on a 6 month er as chances are if they only want to offer that then it's someone who is away or thinking of selling- and I don't think that's going to be right for you

Once you have signed (if you do) ask for showers to be looked at- hope for the best, expect the worst and if necessary get a plumber around after seeing if doing a de lime scale helps.

Plan on a couple of days crossover- so if you think it needs an extra clean you can get someone in for a few hours.

Broadband is your issue to sort because you can change it , so the agent/landlord might not be up to date with who current provider is- the suppliers can tell though .

Make sure your inventory if you move in has pictures and go through it thoroughly or if you have a mark on a wall not mentioned in inventory- they sure as hell will note it on checkout and try and charge you

We personally don't agree to more than 2 inspections a year because we have a long track record and very good references. You might have to agree to more without a track record.

We check everything thoroughly when we move in (loos, sinks, showers, baths, windows, window locks, house keys, heating, electrics and make a snagging list when we move in which actually some landlords and agents appreciated as they said it was better than a tenant keep contacting them every day for 2 weeks etc!!

Thank you @Crikeyalmighty that's kind of you to set that out and very helpful!

@GoingDownLikeBHS my pleasure- it is a bit of a minefield these days but I've found if I stick to these rules and pay our rent it's been ok. The snagging list thing I find works well because they get a handyman or plumber out whatever and saves an agent work. I also give the letting agent a box of biscuits and a thank you card when we move in- even if they are twats!! Same with the snagging list - I send it over with a'hi guys- here are the bits we think the landlord might appreciate knowing and if they can be sorted asap please- that would be great. Works way better I find than blustery arsey calls -

We just rented for a while inbetween selling and then buying our next house. It was horrendous. So much competition we had to take what was available even if less than ideal.

It wasn't maintained to anywhere near the standard I'd expect as a homeowner (ironically the landlord liked us because she thought we'd maintain it well as we were homeowners!). We had our own white goods anyway so that wasn't a problem but we didn't think the washing machine plumbing was safe. Landlord disagreed so we ended up not using the utility room sink the whole time we were there as we were worried it would leak into electrics for washing machine. Showers were pathetic, descaling didn't help, just had to put up with it. One of them had a leaking hose but apparently it was our responsibility to provide new (we didn't bother as only there just over a year!). Some curtains supplied, others not, so we just hung our existing curtains to cover windows even though they were the wrong size. In theory it had been left clean but our check out inventory stated we'd left it in a better state than we found it - you should get a detailed inventory. Ours ran to more than 150 A4 pages.
There was a long running problem with the boiler/hot water cylinder. Letting agent only did something when water came through the ceiling! They also used the worst (presumably cheapest) plumber possible who took EIGHT visits to fix this. We had to facilitate all the visits as the letting agent couldn't do it so it's like the worst of both worlds - you still have to be available for tradesmen but you have no say over who they use.

I checked it had double glazing when viewing but it turned out to be badly installed with draughty at every window and our heating bills were astronomical. Landlord not interested in doing anything about that as they're not the ones paying the bills.

Oh and you can let an AST tenancy roll on at the end of the fixed period without a new contract. Our letting agent tried to get us to sign a new contract (which they'd have charged for) but I quoted bits of the Shelter website at them and they immediately shut up! That then meant we only needed to give a month's notice to move out but the landlord was contracted to two months.

OP please tell me you're on the list for social housing? Surely at your age and with disabled adult children living with you you will be awarded a higher priority?

If you are renting the house unfurnished it is quite normal for no white goods to be included. I let out unfurnished with white goods but often have to put my washing machine and dishwasher in storage if tenants have their own. Fridge freezers are integrated but still some have their own. I just offer to store them for the tenants.

You are lucky the LL is allowing a dog though as so many don't. More allow cats.

@CremeEggThief i own a house which I’m selling due to divorce so we dont qualify to apply for social housing

@GoingDownLikeBHS I would check that out with local authority and HA - I'm not sure that situation precludes you from housing list , especially with the disabled aspects- what it does stop if you have cash in the bank is claiming UC until you have£16000 or less

The estate agents are lying. The LL isn't having second thoughts because you asked to see a draft contract, they are. They have perceived you as being too switched on and a potential pain.

You might have dodged a bullet. Don't let it stop you from asking in future, just be aware they will get very bloody testy with you if you ask to change anything, and may simply refuse.

Re: number of inspections, I think some of that is down to insurance policies. The number of inspections EAs wanted went up during COVID and I read a lot of the more unreasonable demands from agents were off the back of tighter insurance policies.

Definitely worth checking out the criteria in your local authority, OP, as being a carer for your two disabled adult children means you should be prioritised for housing. In my area, several people in full-time work live in social housing. Also even if you're not entitled to it at the moment, you may well be after a few months/ year or so of renting privately.

Just to be clear, DD20 is disabled (higher level PIP and LCWRA, entitled to housing element of UC), DD22 is not working currently but will be.

And @KievLoverTwo I agree; god knows what they've told the landlord!

Just to update, we have been offered and have accepted the rental property. Apparently the other people who were allowed to view (after we thought we'd secured it) also wanted it, but the landlord said he still wanted to rent to us. Also good news I think, we deal directly with the landlord once the tenancy begins.

Now all I have to do is pay the rent in blood ...