Renting Process

The first step is to contact your local letting agents in your chosen area and register on their rental database. You can visit our office, but you could also use our telephone line or contact us via our properties on Rightmove or Zoopla. Make sure that you are clear about what you want especially the number of bedrooms and your budget. Then make sure you stay contactable because desirable properties go quickly, especially in our areas. If you have been served notice by your current landlord or you have served notice to leave, be sure to tell the agent and give them the latest date you need to move out.

Sit down with a pen and paper and describe your ideal property. Most importantly, be strict with what you do and don’t want, and anything you would consider to be a deal breaker.
Let’s speak Budget. This ultimately should be the key factor in your property search.  Don’t overstretch yourself financially, make sure you take into account all other costs involved including bills, council tax, moving costs, agency fees etc. Your take home pay (of all tenants combined) should be at least 2.5x your proposed monthly rent, otherwise you may not pass referencing.

An assured shorthold tenancy agreement is issued for either 6 or 12 months. However, if you’re waiting for the purchase of a property to go through, relocating for work for a short time, or renovating and need somewhere less ‘building site-esque’ then you may want to consider a short let. Periods available can be anything from a month to 5 months however the rent you’ll pay for these type of lettings are significantly higher as a result.

Once you’ve found your perfect property that you love, you should then put down a holding payment. This will secure the property and the agent will not arrange any more viewings. When your offer is accepted this money will form part of the initial rent, go towards your deposit or perhaps be set against the agency charges. If you change your mind once you’ve paid the holding deposit, you will lose the money. However, if the landlord cannot or chooses not to let the property to you, all funds will be returned.

Once you have paid your holding deposit, you will be required to undergo reference checks to confirm your identity, your place of work, your earnings, and to confirm that you do not have any adverse credit. You will also be verified as permitted to reside in the UK and are not subject to any immigration controls. You should declare if you have any unsatisfied CCJ or bankruptcies as this may jeopardise your application. You will be asked to provide a copy of photographic ID in colour together with evidence of your Right to Rent in the UK, your earnings and your current address(s).

If you are on a low income or want to live in an expensive house you may need a guarantor. A guarantor is someone who should have a clean credit history, a homeowner and/or be in full time employment with take home earnings of a minimum of 3x the monthly rent of the property you are interested in renting. The guarantor should understand their obligations as they will be asked to sign a legally binding document agreeing to certain conditions which will include paying the rent if for any reason you are unable to meet your commitment.

The tenancy agreement will be the legally binding document that details your rights and obligations as a tenant, the obligations and expectations of your landlord, and the agreements made by all parties. It will set out the core terms and conditions.

You should make sure your agent or landlord gives you a copy of the draft tenancy agreement well ahead of the start date of the tenancy, for you to read. You should ensure you do this, so you are clear as to what you are signing. If you are not sure of anything contained in the agreement, ask the agent for clarification, seek legal advice or get help from the Citizens Advice Bureau.

Before you move in, you will need to pay a security deposit along with your first months rent.  Your security deposit is there to indemnify the landlord against loss of rent or to pay for any damages if you were found to be at fault. By law this must be protected in a Government approved tenancy deposit scheme within 30 days from the start of the tenancy and you will receive your deposit certificate electronically to prove this.

The Inventory and/or Schedule of Condition is a formal way of noting the cosmetic condition and contents of a rented property. This will be undertaken by an independent inventory clerk, and a descriptive report will be created with specific information on the property, which will be supported by good quality photographs and a written description of the condition of the property.

The Inventory document is then given to all parties to sign at the beginning of the tenancy to confirm that it’s accurate. You will be required to check this carefully and make comments about anything that you require clarification on. At the end of the tenancy, the same document is then used compare the state of the property and on the findings of this comparison the deposit is then awarded appropriately to either party.

There are strict timescales involved in the ending of a tenancy. Once notice is served the clock starts ticking.  The date you leave will be agreed and the agent will put the wheels in motion. When the property is put back on the market, viewings will need to take place. Our agent will mutually agree times suitable for these to be undertaken. So it’s important to keep the property looking clean and tidy for the new prospective tenants.

If an inventory was compiled when you moved in, the inventory clerk will meet you at the property on your last day to conduct the check-out process, and at that point you surrender the property back to the agency by handing over your keys. From that point on you will not be permitted to re-enter the property. The agent will be in touch with you regarding the deposit being returned to you. If, however the landlord wishes to make deductions from your deposit, there is a set procedure to follow. (Details of which can be found on the website for the deposit scheme that is being used)