PRIVATE HOUSING GUIDEhousingadvice.london/wp-content/uploads/2017/05/HousingGuide.pdf · Keep valuables away from windows and out of sight • Mark your valuables using an ultraviolet

2016-17

PRIVATE HOUSING GUIDE

University of London Housing Services Student Central, 4th Floor, Malet Street, London WC1E 7HY

www.housing.london.ac.uk

+44(0)20 7862 8880

[email protected]

@ULHS

fb.com/UoLHousingServices

Editors: Kate Logsdon & Edward Rees

Design: Simon Judd, SJ Creative [email protected] www.sj-creative.co.uk

Special thanks to: Special thanks to all colleagues from subscribing Colleges and Universities who have helped shape this guide over many years.


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PRIVATE HOUSING GUIDE

This guide is designed to give you an overview of all the things

of which you need to be aware when looking for and living in

private rented accommodation in London. This guide should not be

relied upon as a substitute for legal advice on a specific situation or

circumstance from a Housing Advisor.

The University of London also offers accommodation to students in the Intercollegiate Halls and our

Student Homes properties. Visit the websites below for further details:

www.halls.london.ac.uk http://studenthomes.london.ac.uk

FINDING A PLACE TO LIVE

DEPOSITS

REPAIRS

... AND WHERE TO GET ADVICE!

CONTRACTS

INFORMATIONW

HERE DO I START?MOVING IN

VIEWING/CONTRACTS

HELP & INFORMATIONREFERENCES

1INTRODUCTION

CONTENTSWHEN & WHERE TO LOOK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

GETTING AROUND LONDON . .6

SAFETY . . . . . . . . . . . . . . . . . . . . . .8

TYPES OF ACCOMMODATION . . 11

CHOOSING YOUR FLATMATES . .18

WHEN & WHERE TO LOOK . . . 24

RENTS AND BUDGETING . . . . 30

DO I NEED TO PAY

COUNCIL TAX? . . . . . . . . . . . . . 34

VIEWING PROPERTIES & SIGNING CONTRACTS . . . . . . . . . . . . . . . . . . . . . . . . . 37

INSPECTING A PROPERTY . . . . 38

AGENCY FEES . . . . . . . . . . . . . . .41

HOLDING DEPOSITS . . . . . . . . 42

NEGOTIATING . . . . . . . . . . . . . . 44

DAMAGE DEPOSITS . . . . . . . . . .47

CHECKING OWNERSHIP

OF A PROPERTY . . . . . . . . . . . . 49

REFERENCES . . . . . . . . . . . . . . . 50

RIGHT TO RENT CHECKS . . . . 52

CONTRACTS . . . . . . . . . . . . . . . 54

BREAK CLAUSES . . . . . . . . . . . . 59

DOES YOUR LANDLORD

NEED A LICENCE? . . . . . . . . . . . 60

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ING/CONTRACTSHELP & INFORMATION

REFERENCES

3CONTENTSINFORMATION

MOVING IN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

INVENTORIES . . . . . . . . . . . . . . 65

UTILITIES . . . . . . . . . . . . . . . . . . 69

COUNCIL TAX . . . . . . . . . . . . . . 70

TV LICENSING . . . . . . . . . . . . . . . 71

INSURANCE . . . . . . . . . . . . . . . . .72

DEPOSIT PROTECTION . . . . . . .73

SAFETY IN THE HOME . . . . . . . .75

HELP & INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

REPAIRS . . . . . . . . . . . . . . . . . . . . 80

DAMP & MOULD . . . . . . . . . . . . 84

INFESTATIONS . . . . . . . . . . . . . . 86

INTRUSIVE LANDLORDS . . . . . 89

LEAVING EARLY . . . . . . . . . . . . . 90

GETTING YOUR

DEPOSIT BACK . . . . . . . . . . . . . 92

NOISE AND NEIGHBOURS . . . 95

MORTGAGE REPOSSESSIONS . 95

WHERE CAN I GET ADVICE? . . 96

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3CONTENTS

http://www.studentroomslondon.com

WHERE DO I START?

MOVING INVIEW


REFERENCES

5WHERE DO I START?INFORMATION

WHERE & WHERE TO LOOK

GETTING AROUND LONDON. . . . . . . .6

SAFETY . . . . . . . . . . . . . . . . . . . . . . .8

TYPES OF ACCOMMODATION . . . . .11

CHOOSING YOUR FLATMATES . . . . .18

WHEN & WHERE TO LOOK . . . . . . . .24

RENTS AND BUDGETING . . . . . . . . .30

DO I NEED TO PAY COUNCIL TAX?. .34

MOVING INVIEW


REFERENCES


WHERE DO I START?

You will need to think about

how you will travel from your

accommodation to University

and how your transport costs will

affect your budget.

You will find yourself travelling

a lot during your house-hunt as

well. Making your way from one

place to another for viewings can

be time-consuming, so plan your

house-hunting days well!

TIPS

• Save time by concentrating

viewing appointments to the

same area of London on any

given day

• Leave enough time to get from

one viewing to the next

• Cut down on your travel costs

by using an Oyster card or

contactless payment card

GETTING AROUND LONDON

TUBES, BUSES & TRAMS

How often will you be using the

bus or tube over the year? You

might save money if you buy a 7

Day, Monthly or Annual Travelcard.

18+ Student Oyster photocards

give students 30% off Travelcards

and can be combined with 16-

25 National Railcards for further

discounts.

Bus & Tram Passes are a cheaper

alternative and you can still get

30% off with your 18+ Student

Oyster photocard.

Be aware that ‘pay-as-you-go’

peak fares operate between

06:30—09:30 and 16:00—19:00 on

weekdays. You might save money

by using the underground outside

these times.

www.tfl.gov.uk/students

LONDON IS A LARGE AND DIVERSE CITY, WITH STUDENTS FINDING SUITABLE ACCOMMODATION IN A VARIETY OF LOCATIONS.

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http://www.tfl.gov.uk/students

CYCLING

Cycling is a great way to see

London, get some exercise and

move quickly around the city.

If you are not keen on bringing a

bicycle to London, you can hire

them as and when you need

from a Santander Cycles docking

station. This costs as little as £2.

Visit www.tfl.gov.uk/cycling for

details on Road Safety, Cycle

Superhighways and Santander

Cycles.

TAXIS & MINICABS

Only Black Cabs (with an orange

light displaying the word ‘TAXI’)

can be hailed by passengers from

the street. They can also be found

at designated taxi-ranks or by

calling 0871 871 8710

Minicabs must be booked in

advance. If a minicab is not pre-

booked, it is unlicensed and you

should not use it.

Text CAB to 60835 to request

numbers of licensed minicab firms

in your area.

Prices accurate at the time of printing (Summer 2016), although fares usually increase in January each year.

Zones 7-day Monthly Annual

1 – 2 £22.60 £86.80 £904.00

1 – 3 £26.60 £102.20 £1,064.00

1 – 4 £32.50 £124.80 £1,300.00

1 – 5 £38.60 £148.30 £1,544.00

1 – 6 £41.30 £158.60 £1,652.00

1 – 7 £44.90 £172.50 £1,796.00

1 – 8 £53.10 £204.00 £2,124.00

1 – 9 £58.90 £226.20 £2,356.00

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REFERENCES

7WHERE DO I START?

http://www.tfl.gov.uk/cycling

SAFETY

LIKE ALL LARGE METROPOLITAN CITIES, LONDON HAS ITS FAIR SHARE OF CRIME.There are no specific areas of

London that the University of

London Housing Services would

warn students away from. Very

rarely do we hear of students

encountering problems when

going to view properties.

Below are some simple steps to

improve your personal safety, as

well as some safety considerations

to bear in mind when viewing a

property.

Stay alert – wearing

headphones or using your

phone might distract you

from your surroundings

and make it difficult to spot

trouble approaching

Invest in a personal alarm

Make sure you avoid danger

spots – busy and well-lit

streets are preferable to

quiet or badly lit alleys, parks

or subways .

Plan ahead – think not just

about how you will get to

your destination, but also

how you plan to get home .

Listen to your instincts – if

you feel threatened, head for

a safe place where there are

other people, such as a busy

street, shop or café .

Ensure you take the same

precautions wherever you

are – whilst it is natural to

feel comfortable and safe in

your own neighbourhood,

do not get complacent .

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When inspecting a property, you

should think about:

• The route between the

property and the nearest tube

station or bus stop . Is it busy

and well-lit? Is it quite dark

and isolated?

• What it might be like after

dark. Do you feel any less

comfortable about the idea of

living there?

• The doors and windows.

Do the external doors seem

secure? Are the windows

lockable?

When living in a rented property:

• Lock your doors and windows

before you go out

• Keep valuables away from

windows and out of sight

• Mark your valuables using

an ultraviolet pen with your

name, post-code and student

ID number . Draw-up lists of

the make, model and serial

numbers of your valuables as

well .

• Get contents insurance. Make

sure it covers the value of all

your belongings, especially the

ones that are most valuable

and essential to you

EMERGENCY & USEFUL CONTACTS

Police, Fire or Ambulance

999

Police (non-emergency)

101

www .police .uk

Medical (non-emergency)

111

www .nhs .uk

Crime Stoppers

0800 555 111

www .crimestoppers-uk .org

Rape Crisis

0808 802 9999

www .rapecrisis .org .uk

Drugs Advice

0300 123 6600

www .talktofrank .com

Samaritans

116 123

www .samaritans .org

Nightline

0207 631 0101

www .nightline .org .uk

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REFERENCES

9WHERE DO I START?

www.police.uk

www.nhs.uk

https://crimestoppers-uk.org/

www.rapecrisis.org.uk

www.talktofrank.com

www.samaritans.org

www.nightline.org.uk

s t u d e n t a c c o m m o d a t i o n i n

w w w . p u r e s t u d e n t l i v i n g . c o m

F A N T A S T I CA L L - I N C L U S I V E

R AT E S

W I F IA V A I L A B L E

T H R O U G H O U T

G R E A TC E N T R A L

L O C AT I O N S

V A R I E T Y O F C O M M U N A L

S PA C E S

P U R EA L D G AT E

P U R EH I G H B U R Y

P U R EC I T Y

P U R EB A N K S I D E

P U R EH A M M E R S M I T H

http://purestudentliving.com/

• Most popular housing option

• Cost effective

• Living with friends

• Greater freedom and

independence

• Each person has their own

bedroom

• Bathrooms and kitchens are

shared

• Joint responsibility for rent,

bills, cleaning etc.

• Bills not normally included

in the rent

• Contracts are usually for

one year

WHAT DO STUDENTS THINK?

Our 2014 Student Accom-

modation Survey found that

satisfaction levels in private rented

accommodation were fairly high:

You can search for shared flats and

houses on our housing database:


TYPES OF ACCOMMODATION: SHARED FLATS & HOUSES

Undergraduate Postgraduate

Very satisfied

Satisfied

Dissatisfied

Very dissatisfied

4% 2%

14%

25%

55% 60%

24%16%

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REFERENCES

11WHERE DO I START?

http://www.housing.london.ac.uk

Cass and ClaredaleSingle Rooms

from £144 / week

• 39 week contract / 17.09.2016 - 17.06.2017• £500 refundable deposit

incl.internetutilities

insurance

Sir John Cass HallHackney Central

E9 - Zone 2020 8533 2529

[email protected]

Claredale HouseBethnal Green

E2 - Zone 2020 7739 7440

[email protected]

For more info and to apply: www.cassandclaredale.co.uk

Student Accommodation in east london

A charitable registered society under the Co-operative and Community Benefit Societies Act 2014. Registered No. 27158R | VAT Number 577 4647 90

http://www.cassandclaredale.co.uk

PRIVATE HALLS OF RESIDENCE

• Lots of students living together

in one building

• Good way to meet other

students

• Individual contract for your

room

• Self-catered

• Students quite often have their

own en-suite bathroom and

share a communal kitchen with

other students in a ‘cluster flat’

• Rent is usually inclusive of bills

and internet

• Overall cost is generally

higher than for shared flats

and houses or for residences

managed by your University

• Common rooms, social spaces

and study spaces for residents

• Contracts usually last for 51

weeks, but shorter contracts

are sometimes available

THINGS TO CHECK

Is the hall a member of the ANUK

Code of Standards for Larger

Developments?

• The ANUK Code sets

benchmark standards that

tenants can expect from their

private hall of residence

• Full details can be found at

www.nationalcode.org

Is the hall in which you are

interested still under construction?

• There is always a risk that the

building might not be ready for

you to move in on the agreed

move-in date

• It is advisable to ask the

management in advance

about what contingency

plans are in place in the event

that construction work takes

longer than expected

You can browse through

listing of private halls of

residence on our website:


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REFERENCES

13WHERE DO I START?

www.nationalcode.org


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LIVING WITH A RESIDENT LANDLORD

• Renting a bedroom in the

Landlord’s own home

• Resident Landlords can be

of all ages, from a variety of

backgrounds

• Contracts might be for a fixed

length of time or flexible

• Can sometimes be a cost

effective way of living in

central locations

• Bills might be included

in the rent

• There might be particular

‘house-rules’ that restrict your

freedom and independence

STUDIOS & ONE-

BEDROOM FLATS

• A more private housing

option, offering

greater freedom and

independence

• You have your own

bathroom and kitchen

facilities

• Many private halls

offer studio rooms

• If living alone, you

might miss out on

the social advantages

of living with other

students

• If living as a couple,

you might feel the

strain of both living

in a confined space

with just each other’s

company

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15WHERE DO I START?

HOUSING FOR STUDENTS WITH DISABILITIES

PROPERTIES THAT ARE WELL-DESIGNED OR ADAPTED FOR THE NEEDS OF DISABLED RENTERS CAN BE DIFFICULT TO FIND IN LONDON.In the private rented sector generally, newly-built blocks of flats are more

likely to be accessible than older properties.

Private landlords and letting agents

are prohibited from providing less

favourable treatment if you have

a disability and are looking to rent

accommodation.

Landlords have a duty to make

‘reasonable adjustments’ for disabled

tenants. Landlords cannot charge

a higher rent or a higher deposit for

disabled tenants.

Information about grants for making

adaptations to your home can be

found here: www.gov.uk/disabled-

facilities-grants

Many of the newly-built private halls

of residence in London have rooms

that meet the needs of disabled

students. See page 13 for further

details on private halls of residence.

The Equality Advisory & Support

Service (EASS) can provide more

details about disability rights in

relation to private rented housing.

W: www.equalityadvisoryservice.com

T: 0808 800 0082

Text phone: 0808 800 0084

Disability Rights UK is the leading

charity promoting the rights of

disabled people:

www.disabilityrightsuk.org

See also:

www.disabilityrightsuk.org/

housing-links

Disabled Students Helpline:

0800 328 5050

Email:

[email protected]

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http://www.disabilityrightsuk.org

http://www.disabilityrightsuk.org/housing-links

http://www.disabilityrightsuk.org/housing-links

HOUSING FOR STUDENTS WITH FAMILIES

Family accommodation in London

can be difficult to find. We advise

that students should only bring their

families to London once suitable

long-term accommodation has

been found.

Some student residences and

housing associations can assist

couples and those with children.

Places are limited, however, so we

advise getting in touch with these

organisations as soon as possible.

International Hall www.halls.london.ac.uk

Goodenough College www.goodenough.ac.uk

International Students House www.ish.org.uk

Nansen Village www.nansenvillage.org

Zebra Housing Association www.zebrahousing.com

Ducane Housing Association www.ducaneha.org.uk

The rest of the advice and

guidance in this publication is

equally applicable to students

with and without families. Read

on to find out more about looking

for and living private rented

accommodation.

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REFERENCES

17WHERE DO I START?

www.halls.london.ac.uk

www.goodenough.ac.uk

www.ish.org.uk

http://www.nansenvillage.org

www.zebrahousing.com

www.ducaneha.org.uk

CHOOSING YOUR FLATMATES

THINGS TO THINK

ABOUT AND

DISCUSS WITH

FUTURE HOUSEMATES

INCLUDE:

Think carefully about who you might choose to live with in shared

accommodation. Your closest friends might not necessarily make the

best flatmates. It is not uncommon for friendships to turn sour over

things like noise, cleaning and bills.

Before committing to a flat or house, everyone in the

group should have a discussion together about

your wants, needs and expectations of each

other as flatmates.

DISPOSABLE INCOME – Once

rent, bills and other essentials are

accounted for, will one flatmate

be struggling financially whilst

the others can afford to go out

regularly?

See page 32 for more information on budgeting

CLEANING – what is ‘acceptable’

to you in terms of cleanliness

and tidiness? Will you set-up a

cleaning rota and all pitch in, or

will cleaning be more of an ‘as

and when’ (or never…) task?

See page 54 to find out more about your

contractual obligations

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TIMETABLES – are you an early

riser or a night-owl? Will your

housemates be up and about

while you are trying to sleep?

NOISE – do you study mostly at

home or in the library? Will you

need a quiet living environment

or are you looking for a sociable

home-life?

GUESTS – are you expecting

to have your partner stay over

regularly? Will there be an agreed

‘limit’ on guests, after which your

more frequent visitors are asked

to contribute to a share of the

bills?

PETS – any pets should be

agreed with your flatmates as

well as the landlord or agent. Are

your flatmates happy to take care

of your pet if you go away for a

few days?

CONTRACT START AND END DATES – do you all need the

accommodation for the same

length of time? Will someone

need to leave part-way through

the year for an elective placement

or semester abroad?

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REFERENCES

19WHERE DO I START?

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GENERALLY: THE LARGER THE HOUSEHOLD, THE CHEAPER THE RENT WILL BE PER ROOM.The rent for a two-bed flat will

generally be more expensive ‘per

room’ than a four-bed property in

the same location.

It is generally easier to find flats

and houses for 3 to 4 people than

for larger groups.

POTENTIAL PITFALLS OF LARGER GROUPS

It can be quite hard to find

properties for five or more people

in very central locations.

Landlords of larger properties

will sometimes need to pay for a

licence from the Local Authority

Where a property is for 5 or

more people and is situated over

3 or more storeys it is a legal

requirement that the landlord or

managing agent holds an HMO

licence.

See page 60 to find out more about licensing.

HOW MANY PEOPLE SHOULD YOU LIVE WITH?

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REFERENCES

21WHERE DO I START?

STUDENT LIVINGMADE BETTER

urbanest is student accommodation with a difference, where everything is just that little bit better. All of our rooms have underfloor heating, superfast broadband and double-insulated bedroom walls so you can study or relax in peace and quiet. At each property we offer 24/7 on-site support teams, all-inclusive rent and contents insurance and spacious communal/study areas – on top of that, free to use fold-up bikes to get you around town. Every detail has been taken care of when you live at urbanest.

HOXTON TOWER BRIDGE KING’S CROSS ST PANCRAS WESTMINSTER BRIDGE

http://www.urbanest.com/london

HOXTON TOWER BRIDGE KING’S CROSS ST PANCRAS WESTMINSTER BRIDGE

And with 5 amazing locations in Central London, zone 1 you can be sure that urbanest will give you a better experience of London student living.

Discover which urbanest location is better for you at: urbanest.com/londonOr call the team on: +44 (0)20 7042 7890

http://www.urbanest.com/london

JANUA

RY

FEBR

UARY

MARC

H

APRIL MA

Y

JUNE

JULY

AUGU

ST

SEPT

EMBE

R

OCTO

BER

Private flats and houses in London

are usually advertised no more

than 1-2 months before they are

available to move-in.

Therefore, it is not generally

possible to search for

accommodation during January–

April if you do not plan to move-in

until August or September.

Properties for the next academic

year begin to be advertised on

the University of London Housing

Services database from the

preceding May.

Our annual Housing Fair takes place

around early May each year. This is

the date on which we release the

first lists of accommodation offers

from our registered Landlords and

Letting Agents.

Rooms in private halls of residence

are often advertised earlier in the

year as well.

WHEN TO START LOOKING FOR ACCOMMODATION

JANSOME PRIVATE

HALLS BEGIN TO ADVERTISE ROOMS

FROM ABOUT NOW

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WHERE TO LOOK

JANUA

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FEBR

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MARC

H

APRIL MA

Y

JUNE

JULY

AUGU

ST

SEPT

EMBE

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OCTO

BER

MAYHOUSING FAIR:

RELEASE OF FIRST LISTS OF HOUSING

FROM OUR REGISTERED LANDLORDS AND LETTING AGENTS

SEP/OCT

START OF THE ACADEMIC

YEAR

ULHS DATABASE


Students and staff at our

subscribing Colleges can register

to use our online property

database.

You can search for flats, houses

and rooms by price, location and

distance from your campus.

All accommodation providers

listed on our database sign-up to

our Code of Good Practice.

You can have confidence that

any issues or complaints you

bring to our attention will be fully

investigated.

UNIVERSITY MANAGED ACCOMMODATION

The University of London also

offers accommodation to students

in the Intercollegiate Halls and our

Student Homes properties. Visit

the websites below for further

details:

www.halls.london.ac.uk

http://studenthomes.london.ac.uk

AUG/SEP

LARGEST NUMBER OF PRIVATE RENTED PROPERTIES BEING

ADVERTISED

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REFERENCES

25WHERE DO I START?

LETTING AGENTS

Letting agents can be a good

source of housing because they

advertise lots of properties .

WHICH AGENT SHOULD I USE?

Letting Agents that have agreed to

abide by the ULHS Code of Good

Practice advertise their properties

on our database . You can access

the database and find a list of

ULHS registered agents at


CAN I TRUST A LETTING AGENT?

By law every letting agent and

property manager should be a

member of a redress scheme . If

you have a complaint about your

letting agent that you are unable

to resolve directly, you may refer

the matter to the redress scheme .

The three redress schemes are:

• The Property Ombudsman –

www.tpos.co.uk

• Ombudsman Services:

Property – www.

ombudsman-services.org/

property.html

• The Property Redress Scheme

– www.theprs.co.uk

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https://www.ombudsman-services.org/property.html



WHAT FEES DO LETTING AGENTS CHARGE?

The national average for letting

agency fees in England is £350,

according to Shelter. Ask your

agent what fees they charge

and what those fees are for. See

page 41 for more information on

letting agency fees.

WHAT CAN I DO ABOUT AGENTS THAT ARE NOT FOLLOWING THESE RULES?

If you encounter a letting agent

that is not a member of a redress

scheme or does not display its

fees, we advise that you do not use

them to look for accommodation.

Instead, you can report them

to the local Trading Standards

department or Citizens Advice

Bureau. See page 96 for further

details.

ACCREDITATION SCHEMES

Some letting agents also belong

to an accreditation scheme.

Accredited agents should be better

trained and operate at a higher

standard than non-accredited

agents.

Some of the well-known

accreditation schemes include:

ARLA – www.arla.co.uk

Association of Residential Letting

Agents

NALS – www.nalscheme.co.uk

National Approved Letting

Scheme

RICS – www.rics.org/uk

Royal Institute of Chartered

Surveyors

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REFERENCES

27WHERE DO I START?

WEBSITES

SEARCH THE UNIVERSITY OF LONDON HOUSING SERVICES (ULHS) DATABASE FOR OFFERS OF ACCOM-MODATION FROM OUR REGISTERED LANDLORDS AND LETTING AGENTS

• www.housing.london.ac.uk

Letting agents often advertise on

the following sites:

• www.onthemarket.com

• www.rightmove.co.uk

• www.zoopla.co.uk

Many websites allow landlords and

agents to advertise properties. Not

all websites will perform checks on

the properties being advertised or

the people who are placing the

adverts.

Popular websites for looking for

accommodation include:

• www.gumtree.com

• www.spareroom.co.uk

SCAMS

Some offers of accommodation

will not be genuine. Scammers will

often target students, particularly

those who are new to London

or looking for accommodation

online from abroad.

HOW DO I SPOT A SCAM?

• The price is a lot lower than for

similar properties in the area

• You may be asked to pay a

deposit before viewing

• You may be asked to transfer

money to yourself or a friend

via Western Union or another

money transfer service

SCAM WARNING SIGNS

• Very low rent

• Deposit before viewing

• Money transfer services

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WORD OF MOUTH

Sometimes good rental properties aren’t openly

advertised – instead the current tenants can put

the landlord or agent in touch with friends or

acquaintances that are looking for somewhere

to live .

To make sure the place is right for you, ask the

current tenants some questions:

• How good is the Landlord at responding to

repair issues?

• What are the neighbours like?

• How much are the bills?

• What is the local area like?

NEWSPAPERS

A small proportion of rooms and properties are

advertised in print .

Local newspapers and magazines sometimes

advertise rooms or properties under the

‘classifieds’ section . One example is Loot,

which is published three times per week in

London . It also has a website: www.loot.co.uk

COMMUNITY NOTICEBOARDS & SHOP WINDOWS

Sometimes rooms and properties might be

advertised informally on postcards or home-

printed adverts .

OTHER RESOURCES

CAUTION:

Just because

a room or property

has been advertised

on a University

noticeboard does

not mean that the

accommodation

has been vetted or

approved by your

University.

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REFERENCES

29WHERE DO I START?

30W

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Less than £100 £100-£114 £115-£139 £140-£174 £175+

All rents are ‘per week’ and not inclusive of bills

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E17

E18

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E5

E8 E9

E2

E1

SE1

SE11 SE17

SE16

SE5

SE4

SE3

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SE22SE24

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SE10 SE18

SE28

SE2

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SE27 SE26

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NW3 NW5

NW8NW1

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Abbey Wood SE2

Acton W3

Aldgate Stepney E2

Archway N19

Arsenal N5

Balham SW12

Barbican EC2

Barnes SW13

Battersea SW11

Bayswater W2

Belgravia SW1

Bellingham SE6

Belsize Park NW3

Bermondsey SE1

Bethnal Green E2

Blackheath SE3

Bloomsbury WC1

Bounds Green N11

Bow E3

Brent Cross NW11

Brixton Tulse Hill SW2

Brockley SE4

Camberwell SE5

Camden Town NW1

Canning Town E16

Catford SE6

Chalk Farm NW1

Charlton SE7

Chelsea SW3

Chingford E4

Chiswick W4

Clapham SW4

Clapton E5

Colindale NW9

Colliers Wood SW19

Dalston E8

Denmark Hill SE5

Deptford SE8

Dollis Hill NW2

Drayton Park N5

Dulwich SE21

Ealing W5

Earls Court SW5

East Dulwich SE22

East Finchley N2

East Ham E6

East Sheen SW14

Eltham SE9

Finchley N3

Finsbury Park N4

Forest Gate E7

Forest Hill SE23

Frien Barnet N11

Fulham SW6

Golders Green NW11

Gospel Oak NW5

Greenwich SE10

Grove N14

Hammersmith W6

Hampstead NW3

Hanwell W7

Harlesden NW10

Hendon NW4

Herne Hill SE24

Highgate N6

Hither Green SE13

Holborn WC2

Holland Park W11

Holloway N7

Homerton E9

Islington N1

Kennington SE11

Kensal Green NW10

Kensington W8

Kentish Town NW5

Kidbrooke SE3

Kilburn NW6

Knightsbridge SW7

Lambeth SE1

Lee SE12

Lewisham SE13

Leyton E10

Lower Edmonton N9

Maida Vale W9

Manor House N4

Manor Park E12

Mile End E1

Mill Hill NW7

Mortlake SW14

Mottingham SE9

Muswell Hill N10

New Cross SE14

North Finchley N12

North Kensington W10

Norwood SE19

Notting Hill W11

Oakwood Arnos N14

Paddington W1

Palmers Green N13

Parsons Green SW6

Peckham SE15

Penge SE20

Plaistow West Ham E13

Plumstead SE18

Poplar Isle of Dogs E14

Putney SW15

Ravenscourt Park W6

Raynes Park SW20

Roehampton SW15

Rotherhithe SE16

Seven Sisters N15

Shepherds Bush W12

Shooters Hill SE18

Shoreditch N1

Snaresbrook E11

Soho Mayfair W1

South Kensington SW7

South Lambeth SW8

South Norwood SE25

South Tottenham N15

Southfields SW18

Southgate N14

Southwark SE15

St John’s Wood NW8

Stamford Hill N16

Stockwell SW9

Stoke Newington N16

Stratford E15

Streatham SW16

Sydenham SE26

Thamesmead SE28

The Strand WC2

Tooting SW17

Tottenham N17

Totteridge N20

Tufnell Park N7

Turnham Green W4

Turnpike Lane N8

Upper Edmonton N18

Upper Holloway N19

Vauxhall Oval SE11

Victoria Park E9

Victoria Pimlico SW1

Walthamstow E17

Walworth SE17

Wandsworth SW18

Warwick Avenue W9

West Brompton SW10

West Ealing W13

West End W1

West Hampstead NW6

West Kensington W14

West Norwood SE27

West Wimbledon SW20

Whetstone N20

White City W12

Whitechapel E1

Willesden NW10

Willesden Green NW2

Wimbledon SW19

Winchmore Hill N21

Wood Green East N22

Woodford E18

Woodside Park N12

Woolwich SE18

INFORMATIONW


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REFERENCES

31WHERE DO I START?

N20

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N10

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SE10 SE18

SE28

SE2

SE9SE13

SE12

SE6SE23SE21

SE27 SE26

SE20

SE25

SE19

SE14

E3E6

E16

E7

E14

E15

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N8 N15

N4

N7N5

N1

NW7

NW9NW4

NW11

NW2

NW10

W7

W5 W3

W4

W12

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W10W9

W1W2

WC

SW1SW7

SW3SW8

SW9

SW4

SW2

SW11

SW5

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SW15

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SW12

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4 3

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W11

W8

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W13

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NW8NW1

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N18

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BUDGETING & TIPSWORK OUT A BUDGET ONLINE AT WWW.STUDENTCALCULATOR.ORG OR WWW.THEMONEYCHARITY.ORG.UK/RESOURCES • Housing costs are a significant

part of your budget each year

• You will need to work out a

budget for:

o Housing costs

o Study/university costs

o Travel costs

o Going out/socialising

o Unexpected events/

emergencies

o And any other expenses,

taking into account your

spending habits and standard

of living

• Try the budget first to see if it

works – if it doesn’t, go back

and readjust it

WATCH OUT FOR

• If you overspend, don’t give

up! Find out where you may

have miscalculated and see

if additional savings can be

made elsewhere

• Budgets change from

month to month: you will be

spending more on books and

equipment at the start of the

academic year and more on

gifts and transport over the

holidays

• Remember that you will need

to pay a security deposit in

order to rent a property – this

will usually be equivalent to 4

to 6 weeks’ rent

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http://www.studentcalculator.org

http://www.themoneycharity.org.UK/resources

http://www.themoneycharity.org.UK/resources

HOUSING COSTSAnnual Cost Per Person Per Week

Rent £7540.00 £145

Water (between 3) £385.00 £2.47

Electricity (between 3) £585.00 £3.75

Gas (between 3) £742.00 £4.76

Broadband (between 3) £200.00 £1.28

TV Licence (between 3) £145.50 £0.93

Contents Insurance £130.00 £2.50

TOTAL £160.69

The above figures are based on data from the sources listed to the right:

www.thameswater.co.uk

www.gov.uk

www.moneysavingexpert.com

www.tvlicensing.co.uk

www.comparethemarket.com

www.themoneycharity.org.uk

TRANSPORT – See page 6 for

further details on transport costs

BOOKS & STATIONERY –

Second-hand books are cheaper.

Freshers’ Fairs and other events

offer a plentiful supply of free

stationery!

FOOD – Save money by

preparing meals from scratch and

buying non-branded products in

supermarkets

OTHER ESSENTIALS – (e.g.:

toiletries, clothing, laundry costs)

MOBILE PHONE – Good deals

can be found on price comparison

sites like


www.billmonitor.com

GOING OUT – Find out about

free events and activities at

www.timeout.com and

www.londonforfree.net

INFORMATIONW


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WHERE DO I START?

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REFERENCES

33WHERE DO I START?

www.thameswater.co.uk

www.gov.uk




www.themoneycharity.org.uk

http://www.moneysavingexpert.com

http://www.billmonitor.com

http://www.timeout.com

http://www.londonforfree.net

WHAT IS COUNCIL TAX?

• A tax on residential properties

by local authorities (‘councils’)

DO STUDENTS HAVE TO PAY IT?

If you live in a property occupied

only by full-time students, the

property is exempt from Council

Tax.

• Full-time = 21 hours of

study per week; 24 weeks of

attendance each year

You and your flatmates need to:

• Ask for a ‘Council Tax

Exemption Certificate’ or

‘Student Status Letter’ from

your University

• Send these to the council

(keeping copies for yourselves

as well)

IN WHICH COUNCIL AREA DO I LIVE?

• Check online: www.gov.uk/

find-your-local-council

• Ask your Landlord or Letting

Agent

WHAT IF I LIVE IN A MIXED GROUP OF STUDENTS AND NON-STUDENTS?

• If not everyone in your shared

flat or house is a full-time

student, then some Council

Tax will be payable.

• It will be for the group of

flatmates to decide how the

Council Tax bill will be split

between you (as with any

other household bill)

• Full-time students cannot,

however, be pursued directly

by a council for Council Tax

DO I NEED TO PAY COUNCIL TAX

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http://www.gov.uk/find-your-local-council

http://www.gov.uk/find-your-local-council

INTERNATIONAL STUDENTS WITH SPOUSES AND/OR DEPENDANTS

If you are an international student on

a full-time course of study, then your

spouse, civil partner or dependent will

also be treated as a full-time student for

Council Tax purposes if he or she is:

• Not a British Citizen, and

• Prevented from working or claiming

welfare benefits under the terms of

his or her leave to remain in the UK

The property will not be exempt if

your non-student spouse, civil partner

or any dependants living with you are

EEA nationals, British citizens or have

indefinite leave to enter or remain in

the UK .

SEEK ADVICE STRAIGHT AWAY IF:

• You receive a ‘reminder’, ‘final

notice’ or ‘summons’ relating to

Council Tax

• You think that your local authority

are wrongly refusing to accept

that your property is exempt from

Council Tax

4 PEOPLE 1 HOUSE

ALL FULL-TIME STUDENTS = FULL COUNCIL TAX EXEMPTION

ONE IS NOT A FULL-TIME STUDENT = 25% DISCOUNT ON COUNCIL TAX

2X FULL-TIME STUDENTS, 1X PART-TIME STUDENT, 1X NON-STUDENT = FULL COUNCIL TAX IS PAYABLE

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REFERENCES

35WHERE DO I START?

Brighter rooms, brilliant buildings and a headstart for life after uni. Living at Scape is a serious step up.

Shoreditch, Mile End, Greenwich & Surrey scapeliving.com

Scape_UoL ad_30 06 16_ARTWORK.indd 1 30/06/2016 13:37

http://www.loftstyleproperties.com

http://www.scapeliving.com

WHERE DO I START?

MOVING INVIEW


REFERENCES

37VIEWING PROPERTIES & SIGNING CONTRACTSINFORMATION

INSPECTING A PROPERTY. . . . . . . .38

AGENCY FEES . . . . . . . . . . . . . . . . .41

HOLDING DEPOSITS . . . . . . . . . . . .42

NEGOTIATING . . . . . . . . . . . . . . . . .44

DAMAGE DEPOSITS. . . . . . . . . . . . .47

CHECKING OWNERSHIP OF A PROPERTY . . . . . . . . . . . . . . .49

REFERENCES. . . . . . . . . . . . . . . . . .50

RIGHT TO RENT CHECKS . . . . . . . . .52

CONTRACTS . . . . . . . . . . . . . . . . . .54

BREAK CLAUSES. . . . . . . . . . . . . . .59

DOES YOUR LANDLORD NEED A LICENCE? . . . . . . . . . . . . . .60

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INSPECTING A PROPERTYYou may only get to see a property

once before you need to make the

decision to rent it . Photographs

are no substitute for walking into

a property and having a good look

around . Make sure everyone in

your group visits the property .

LOCAL AREA

• Take the time to explore

• What shops are nearby?

DOORS AND WINDOWS

• Are they secure?

KITCHEN

• Do the appliances work?

• Enough storage space?

BEDROOM

• Suitable furniture?

• Enough storage space?

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VIEWING PROPERTIES & SIGNING CONTRACTS

EXTERIOR

• Is the roof in good condition?

• Will you need to take care of a

garden?

ELECTRICS

• Watch out for loose or

exposed wires

• Cracked sockets and switches

are warning sign

WALLS AND CEILINGS

• Look out for discoloured or

mouldy patches

SMOKE ALARMS

• There should be at least one

on every level

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39VIEWING PROPERTIES & SIGNING CONTRACTS

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• Who manages the

property? Will you be

paying rent and reporting

repairs to the landlord

directly or a managing

agent?

• If you are renting a room

in a shared property: with

how many people will you

be sharing bathroom and

kitchen facilities?

• Are bills included? If not,

how much are they likely

to be?

• Are there any agency fees

to pay? If yes, how much

are they and what do they

cover?

Sometimes you might meet the

current tenants when going for

a viewing . They are a useful

source of information about

the landlord, the property and

the area .

Remember: you are viewing

a property that is someone’s

home, so be polite and not too

intrusive.

• Does the landlord or agent

respond quickly when

repairs are reported?

• What are the neighbours

like?

• Is it a nice area to live in?

• How much are the bills?

QUESTIONS TO ASK THE LANDLORD OR AGENT

QUESTIONS TO ASK THE CURRENT TENANTS

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AGENCY FEES

FEES ARE GENERALLY UNAVOIDABLE WHEN RENTING THROUGH A LETTING AGENT.These might include contract fees,

credit checks or reference checks.

According to the housing charity

Shelter, the national average for

letting agents’ fees in England is

£350 per person. These fees may

include any of the following:

• Contract fee

• Reference checking fee

• Inventory check in/out fee

An agency can only charge once

you have found a property to rent

through them. It is a criminal

offence for an agency to charge

for:

• Registering with them as a

prospective tenant

• Showing you properties or lists

of properties

All letting agencies must display

these fees in their office and on

their website (if there is one).

It must also be clear whether

these fees are per property or per

individual and must be inclusive

of VAT.

Any letting agent who fails to

comply with this should be

reported to the local Trading

Standards body and, if prosecuted,

could be fined up to £5,000.

There are no caps on letting agency

charges in England. If an agency’s

charges are not affordable, you are

advised to seek accommodation

through an alternative agency.

INFORMATIONW


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REFERENCES


HOLDING DEPOSITSONCE YOU FIND A PROPERTY YOU LIKE THE NEXT STEP WOULD PROBABLY BE TO PAY A ‘HOLDING DEPOSIT’.Once a holding deposit is paid,

the agency should stop marketing

the property to others. Essentially

you should be paying to get ‘first

refusal’ on that particular flat or

house. If the landlord is using

multiple agents, however, these

other agents are allowed to

continue advertising the property.

WHAT IF THE LANDLORD REJECTS MY OFFER?

Your holding deposit should be

returned in full.

WHAT IF I CHANGE MY MIND?

We advise not paying a holding

deposit unless you are sure that

you want that property. You might

lose some or all of the holding

deposit if you decide to pull out.

You should check the agency’s

written terms before paying a

holding deposit to see how your

money will be treated if you

withdraw your offer. The landlord

or agency may argue that some or

all of the holding deposit should

be withheld as they may have

incurred costs (such as referencing

fees) or suffered losses (such as

having been unable to market the

property to other tenants while it

was being held for you).

ISN’T THIS ALL A BIT UNFAIR?

Holding deposits are controversial,

both in principle and in practice.

The tenant will lose money if

they decide not to proceed

but the landlord does not lose

any money if they decide not

to accept the tenant’s offer.

This means that in pre-tenancy

negotiations, landlords are under

far less pressure to agree to tenant

requests once a holding deposit

has been paid.

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WE ADVISE YOU NOT TO PAY A HOLDING DEPOSIT IF THIS CAN BE AVOIDED. If you do not feel that you can avoid

it, you should make sure that the

receipt for your deposit outlines all

the core terms of the offer to the

landlord and you should ask to see

a draft of the proposed tenancy

agreement before you pay any

money. Remember to get the

tenancy agreement checked by

one of our housing advisors.

CAUTION:

• Always get a receipt for

any money you pay.

• A holding deposit receipt

should include as a bare

minimum:

TIP:

Try to avoid paying by

cash where possible . Bank

transfers, cheques or bankers’

draft is preferable, but most

agents and landlords will insist

on cash for initial payments .

INFORMATIONW


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REFERENCES


NEGOTIATING

RENTS IN LONDON HAVE BEEN ON THE INCREASE IN RECENT YEARS.Although it is likely that rents

will continue to increase,

accurately predicting

the market is an almost

impossible task.

In a market where there is

a high demand for private

housing, negotiating on

rents or agency fees can be

difficult.

See page 30 for more

information on average

rents in London.

HOW DO I KNOW IF I AM PAYING A FAIR PRICE?

Test the market:

• Visit as many properties as possible

• Compare rents for similar properties

online

• Ask if the agency offers a discount

on fees to students

You should also be prepared to bargain

and indeed walk away from a deal if you

do not feel entirely comfortable with it.

You can also negotiate over things

other than the rent, such as:

• Extra or replacement furniture

• Redecoration or refurbishment

before you move in

These things should be agreed in

writing. It’s a good idea to set out any

requests when you pay your holding

deposit. These promises can be written

into the holding deposit receipt or as an

‘Addendum’ to the tenancy agreement.

If the landlord accepts your offer to rent

the property, double-check that they

have agreed to your additional requests

as well.

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RESOLVING ISSUESMOVING IN

REFERENCESINFORMATION

MY OPTIONSLOOKING

ADDENDUM TO CONTRACT

The attached tenancy agreement dated 20th September 2015 for the property at 10 Walford Heights, London E20 0BC is being signed on the understanding that, prior to the start of the tenancy, the landlord will provide the following items and will carry out the following schedule of work.

Items to be provided: Schedule of work:

• Washing machine • Professionally clean property

• Vacuum cleaner • Showerhead to be repaired

• Desks to each bedroom • Bath sealant to be repaired

Signed ____________________ (Landlord)Joe Bloggs

WHERE DO I START?

MOVING INHELP & INFORMATION

REFERENCES


VIEWING/CONTRACTS

[email protected] | 02089 125 909

www.collegiate-ac.com

London student living. Just better.

Charles Morton Court

Show room now openBook your room today

http://www.collegiate-ac.com

WHERE DO I START?

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REFERENCES


DAMAGE DEPOSITS

A damage deposit (also referred to

as a ‘security deposit’ or ‘tenancy

deposit’) is money that the

landlord or agent holds during the

tenancy .

It is usually payable before or at

the time you sign the contract and

is of an amount equivalent to 4-6

weeks’ rent .

At the end of the tenancy, the

landlord or agent should return

the damage deposit to the

tenants . Landlords or agents can

make reasonable deductions from

damage deposits for:

• Unpaid rent

• Damage or disrepair

• Cleaning

If a damage/security deposit is

paid in relation to an assured

shorthold tenancy (AST) then

the landlord is legally required

to protect it in one of the three

government authorised deposit

protection schemes .

Therefore, your landlord does not

need to protect your deposit if:

• You are sharing

accommodation with your

landlord in their home as a

lodger

• OR

• You and your landlord live in

separate flats located in the

same converted house

Please refer to page 73

for further information on

deposit protection.

WHERE DO I START?


REFERENCES


VIEWING/CONTRACTS

Adrian (20yo from Sweden): I came to London to study architecture. With no family in the UK, I was asked to pay 12months rent upfront unless I have aguarantor. It’s a large amount of money to pay when you're settling in a new city. I found Housing Hand online, and after speaking with them on the phone, they got me a contract within 48 hours and a week later I was able to move into really cool accommodation near my university. I couldn’t be happier to have found such a great service dedicated to students.

Wondering how to get a guarantor?

from £295

We are the leading guarantor service, so let us help you too!

Housing Hand is used by

over 20,000 students.

working with 90% of private

halls

Apply online

www.housinghand.co.uk

C

M

Y

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MY

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hh-a5-infoad-final.pdf 1 04/07/2016 13:08

http://www.housinghand.co.uk

CHECKING OWNERSHIP OF A PROPERTY

WHO OWNS THE PROPERTY YOU ARE ABOUT TO RENT?

DOES THE PERSON WITH WHOM YOU ARE DEALING HAVE THE RIGHT TO LET?

There have been cases in London

of council or housing association

tenants subletting their flats to

students in order to benefit from

the difference between social rents

and market rents. If the council or

housing association find out, you

may find yourselves being evicted.

Use the Land Registry website to

check property ownership details:

www.landregistry.gov.uk

• A search costs £3

• Pay online using a credit or

debit card

• Search using the full property

address and postcode

• If there is a choice between

‘Leasehold’ and ‘Freehold’, you

should probably choose the

‘Leasehold’

• Where there is only ‘Freehold’

available, this is probably the

document you need

INFORMATIONW


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REFERENCES


REFERENCES & GUARANTORS

A GOOD WAY TO IMPROVE YOUR BARGAINING POSITION WITH LANDLORDS IS TO PERSUADE THEM THAT YOU ARE GOING TO BE AN EXCELLENT TENANT.One way to do this is by getting a

reference from a previous landlord

or your hall of residence.

GUARANTORS

Most landlords or agents insist

on a guarantor. A guarantor is

someone who agrees to pay your

rent and reimburse the landlord

for any damage caused at the

property if you, as the tenant, fail

to do so.

A guarantor is usually required to:

• Be resident in the UK

• Complete a reference check

For many students, their guarantor

might be a family member or

family friend.

Guarantor agreements are legally

binding. It is a good idea to get

the guarantor agreement checked

with an advisor before it is signed.

If you are entering into a joint

tenancy, your guarantor will most

likely be guaranteeing the rent for

the whole property and not just

your share of the rent.

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Where possible, it is better for

your guarantor if the guarantor

agreement:

• Limits their liability to just

your share of the rent

• Limits the guarantee to a set

period of time, i .e . the fixed

term of the contract

• Limits the guarantee to only

the rent and does not also

include the costs of damage

or disrepair

What if I don’t have a guarantor?

You may be asked to pay rent in

advance, e .g . 6 or 12 months . If

you pay rent in advance you may

find you have less bargaining

power if something goes wrong

with the flat and you are trying

to get the landlord to carry

out repairs . You would also be

vulnerable in the rare event that

a property is re-possessed due

to a landlord defaulting on their

mortgage payments (see page 95

for more details) .

Ask if the landlord is willing to

accept a larger deposit instead of

advance rent – a deposit would

usually be protected in a deposit

protection scheme, giving you a

greater degree of confidence that

your money is safe (see page 73

for more details) .

UNIVERSITY OF LONDON STUDENT HOMES

Some Colleges and Universities

act as a guarantor for students

renting from the University

of London Student Homes

team . Find out more at http://

studenthomes.london.ac.uk

COLLEGE OR UNIVERSITY GUARANTOR SCHEMES

Your College or University may

be able to act as your guarantor .

Ask your accommodation office,

student union or advice and

welfare service if they run a

guarantor scheme for students .

WHERE DO I START?


REFERENCES


VIEWING/CONTRACTS

Since 1st February 2016 landlords

and letting agents have been under

a duty to carry out checks on the

immigration status of all potential

tenants. These are known as ‘right

to rent’ checks.

WHAT DOES THIS MEAN FOR ME?

Landlords will need to ask all

tenants, whether they are from

the UK or elsewhere in the world,

to provide certain documents to

prove they have a right to rent in

the UK.

Landlords will need to view your

passport and any other relevant

immigration documents and take

copies.

Tenants with a right to rent will

either have:

• Unlimited right to rent –

there is no time limit on their

permission to stay in the UK

• Limited right to rent – there is

a time limit on their permission

to stay in the UK

WHEN DO THE CHECKS NEED TO TAKE PLACE?

A right to rent check will need to

take place before the tenancy

starts. If you have a limited right

to rent the check will need to take

place within 28 days of the start of

the tenancy agreement.

Once a check has been carried

out, it will not need to be done

again for a tenant with an unlimited

right to rent.

A tenant with a limited right to rent

will need to have their documents

checked by the landlord or agent

by the later of:

• 12 months from the date of the

first check

• The date of your permission to

stay in the UK runs out

• The expiry date of your

passport

RIGHT TO RENT CHECKS

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WHAT SHOULD I WATCH OUT FOR?

Be prepared to show your documents. Take your original

documents and copies with you to property viewings.✔

Look out for extra fees being charged. Nothing prohibits

landlords or agents charging fees, but all fees must be made

clear to you upfront✔

If you decide to sub-let your room, make sure you get

permission from your landlord or agent and remember that

you must carry out your own immigration checks on your sub-

tenants

✔

Do not send original identity or immigration documents in

the post to any landlord or agent. Make sure you meet them,

show them your documents and take them away with you

once they have been copied

✘

Do not let landlords and agents get away with discrimination.

It is illegal for a landlord or letting agent to discriminate against

a tenant on the basis of their nationality or race✘

WHERE CAN I FIND MORE INFORMATION?

More information and a full list

of the documents that landlords

or letting agents need to see

can be found at www.gov.uk/

righttorentchecks

See page 98 for further details on

where you can seek advice.

WHERE DO I START?


REFERENCES


VIEWING/CONTRACTS

http://www.gov.uk/righttorentchecks

http://www.gov.uk/righttorentchecks

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There are many different types

of contracts for accommodation .

This chapter is intended to

alert you to the most important

points about contracts and is not

intended as a substitute for getting

your contract checked with a

Housing Advisor before you sign

it .

You can book an appointment for

a contract check by contacting

the University of London Housing

Services (ULHS) on:

+44(0) 20 7862 8880

housing@london .ac .uk

You should insist on a written

contract between you and your

landlord. This contract should

include:

• Your name, your landlord’s

name and address

• The address of the rented

property

• Start date of the contract

• Length of the contract

• How much rent you pay

• When your rent is due

• The amount of your deposit

• Whether any bills are included

in the rent

• How much notice either you

or the landlord need to give to

bring the contract to an end

Accommodation contracts can

sometimes be long and complex.

It is recommended that you:

• Read the contract

• Check that it is accurate and

includes everything that

you have discussed with the

landlord or agent

• Get it checked by a Housing

Advisor before you sign

Never sign a contract with which

you do not agree or which you do

not understand.

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ASSURED SHORTHOLD TENANCY

This is the most common type of

contract for students renting in the

private sector. If you share kitchen

or bathroom facilities with your

landlord then you do not have an

assured shorthold tenancy (AST).

Features of an AST include:

• Exclusive possession – your

landlord cannot come into

your home without your

permission

• Tenancy deposit protection –

your landlord needs to protect

your deposit

• Security of tenure – your

right to stay in the property is

protected for the length of the

contract, which is usually for a

minimum of 6 months

• Protection from eviction

– your landlord will need a

court order before you can be

evicted from your home

• Notice period – your landlord

needs to give at least two

months’ written notice on a

standard form in order to end

the tenancy

JOINT TENANCIES

If everyone you will be living with is

named on one contract then you

will have a joint tenancy.

As joint tenants, you will have

‘exclusive possession’ of the whole

property. This means that the

landlord cannot enter through the

front door without your permission

or having given the notice required

under the contract.

Being joint tenants means that

all or any one of you can be held

liable for the full rent and full cost

of any damage to the property.

If one joint tenant stops paying

their rent, the landlord can ask the

others to make up the shortfall.

WHAT IF ONE PERSON WANTS TO MOVE OUT EARLY?

Please see page 90 for further

details on this.

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INDIVIDUAL TENANCIES

If a group of you are living in

a property together, but you

want to avoid the burdens of a

joint tenancy, you could try and

negotiate individual tenancies for

your rooms. An individual tenancy

can be different from a joint

tenancy because:

• You are only liable for the rent

for your room

• If a housemate does not pay

their rent, the landlord will not

be able to ask you to make up

the shortfall

However, you may still have joint

responsibility for bills and the

condition of the common areas.

If one tenant moves out, you may

not have any influence over who

the new tenant will be.

Additionally, individual tenancies

only provide ‘exclusive possession’

of your individual room. This

means that the landlord does not

always need your permission to

enter the flat and common areas.

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You will have a different type of

contract if you share bathroom or

kitchen facilities with your landlord

or if you and the landlord both

live in separate flats in the same

converted house.

YOUR CONTRACT MIGHT BE A ‘BARE CONTRACTUAL TENANCY’ OR A ‘LICENCE’.LIVING WITH A RESIDENT LANDLORD

If you live in the same flat or house

as your landlord, then you have

fewer rights than if you rented a

self-contained property.

For example, you might not have

‘exclusive possession’. This means

that the landlord could let him or

herself into your room without

needing to give notice.

Your deposit will not need to be

protected in a deposit protection

scheme.

There might be a shorter notice

period before your landlord can

require you to leave.

You might not have ‘protection

from eviction’, meaning that the

landlord would not need to get a

court order to be able to evict you.

If your contract does not have a

minimum length of time or include

a notice period then you or the

landlord can end the agreement

by giving ‘reasonable notice’

There are no exact rules about

what is “reasonable notice” but

some relevant factors are:

• The length of time you have

been living there

• The length of time between

rent payments

• The reason why the landlord

wishes you to leave

OTHER TYPES OF CONTRACT

INFORMATIONW


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REFERENCES


http://www.thestayclub.com

Most landlords and letting agents

will offer 12 month fixed-term

tenancy agreements. If you are

looking for a shorter contract, it

might be possible to negotiate the

inclusion of a ‘break clause’ into

you tenancy agreement.

A break clause would allow either

the tenants or the landlord to end

the tenancy early by giving notice.

If you have a joint tenancy, then

all tenants must give notice jointly

under the break clause in order

to bring the tenancy to an end.

It is not possible for just one joint

tenant to use the break clause and

move out whilst the others remain.

CAUTION:

• A break clause gives the

landlord the right to end

the tenancy early as well

• Seek advice on the

wording of a break

clause before you agree

to it:

o Make sure you know what

you need to do to use the

break clause

o Check that it cannot be used

by a landlord to end the

contract during your revision

or exam period

o If it is imbalanced and gives

the landlord greater rights and

more flexibility than you, it

might be unfair

BREAK CLAUSES

AN EXAMPLE OF A BREAK CLAUSE:

“The Landlord or Tenant may give 2 months’ prior written notice at any time to terminate this agreement provided that such notice does not expire sooner than nine months from the start of the tenancy.”

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DOES YOUR LANDLORD NEED A LICENCE?

Does your rented flat or house

accommodate 5 or more people

over 3 or more storeys in 2 or

more households?

If yes, then an HMO Licence is

required.

• HMO stands for ‘House in

Multiple Occupation’

• The licence should be held

by the landlord or agent that

manages the property

• A licence lasts for up to 5 years

• Check with the local

authority’s Environmental

Health department to see if a

licence has been obtained

IS LICENSING IMPORTANT?

Licensing is important as it helps

maintain quality and safety

standards in private rented

accommodation. Properties

that do not meet the required

standards for safety and amenities

(i.e.: whether the bathroom or

kitchen facilities are adequate for

the number of people living there)

will not be granted a licence.

WARNING SIGNS

• If you ask about licensing

and the landlord or agent

seems evasive or does

not know the answer,

seek advice

• DO NOT agree to sign a

contract unless ALL the

intended occupants are

named on it

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OTHER TYPES OF LICENSING?

On top of the mandatory HMO

licensing required for 3 storey

properties with 5 or more

tenants, some local authorities

have introduced ‘additional’ or

‘selective’ licensing.

Additional licensing is the

licensing of other types of HMO.

A local authority might require all

HMOs to be licensed. This would

mean that any rented property

would be licensable, regardless of

the number of storeys, if it were

occupied by 3 or more unrelated

people sharing basic facilities,

such as a kitchen or a bathroom.

Selective licensing does not

specifically relate to HMOs, but

will require that all privately rented

properties within a specified area

be licenced.

A number of local authority areas

in London have introduced or are

proposing to introduce additional

or selective licensing.

Contact the relevant local authority

for details or seek advice from a

Housing Advisor if you are unsure.

PENALTIES FOR LANDLORDS

Landlords or agents who require

a licence but do not have one are

committing a criminal offence .

The fines for those who commit

the offence are potentially

unlimited .

License-holders who do not

comply with the conditions of a

licence can also be fined and have

their licences revoked .

WHERE DO I START?


REFERENCES


VIEWING/CONTRACTS

e x c e p t i o n a l s t u d e n ta c c o m m o d a t i o n i n

w w w . c r m - s t u d e n t s . c o m / l o n d o n

T h a t ’ s w h y 5 , 0 1 4 s t u d e n t sc h o o s e t o l i v e i n o n e o f o u r 1 3

s i t e s a c r o s s Z o n e s 1 & 2 .

F A N T A S T I CA L L - I N C L U S I V E

R A T E S

W I F IA V A I L A B L E

T H R O U G H O U T

G R E A TC E N T R A L

L O C A T I O N S

V A R I E T Y O F R O O M T Y P E S &

C O M M U N A L S P A C E S

http://www.crm-students.com

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REFERENCES

63MOVING ININFORMATION

WHERE DO I START?

VIEWING/CONTRACTS



MOVING IN

MOVING ININVENTORIES . . . . . . . . . . . . . . . . .65

UTILITIES . . . . . . . . . . . . . . . . . . . .69

COUNCIL TAX . . . . . . . . . . . . . . . . .70

TV LICENSING . . . . . . . . . . . . . . . . .71

INSURANCE. . . . . . . . . . . . . . . . . . .72

DEPOSIT PROTECTION . . . . . . . . . .73

SAFETY IN THE HOME . . . . . . . . . . .75

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MOVING-IN CHECK-LIST

IF YOU HAVE AN ASSURED SHORTHOLD TENANCY (AST), YOUR LANDLORD SHOULD PROVIDE THE FOLLOWING DOCUMENTS ON OR BEFORE YOU MOVE IN:

• Copy of the tenancy

agreement

• Check-in inventory &

schedule of condition

• Gas Safety

Certificate

o See page 75 for more

details

• Energy Performance

Certificate (EPC)

o This provides details on

the energy performance

of the property you are

renting . Find out more

about EPCs at www.

epcregister.com

• ‘How to Rent’

booklet

o This is a booklet produced

by the government .

You can find a copy of

the version currently

in force at www.gov.

uk/government/

publications/how-to-rentPage 1

This information is frequently updated.

Search on GOV.UK for How to rent

The online version contains links you

can click on to get more information.

If you do not have internet access,

ask your local library to help.

February 2016

How to rent3 The checklist for

renting in England

http://www.gov.uk/government/publications/how-to-rent




INVENTORIES

WHAT IS AN INVENTORY?

An inventory is a written record of

the property that you are going to

rent. It should list each room or

area of the property, including any

garden, as well as all the fixtures,

furniture and appliances within

each room.

WHAT IS THE SCHEDULE OF CONDITION?

The ‘Schedule of Condition’ is the

part of the inventory that records

the current state of the property,

fixtures, furniture and appliances.

For example, it should record

whether a room is clean or not.

It should also record any existing

damage, such as a stain on the

carpet or a burn-mark on the

kitchen surface.

A good inventory will also include

photographs, to illustrate the

condition of the property.

WHAT SHOULD I DO WHEN I MOVE IN?

When you first move-in to a

property, you might carry out

a ‘check-in’ inventory with the

landlord or agent. Sometimes an

independent inventory clerk will

carry out the inventory.

Ask to see a copy of the inventory

report.

Check the inventory report to

see if there are any mistakes or

omissions. If there are, let the

landlord or agent know in writing

(providing additional photographs

where relevant) as soon as

possible.

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REFERENCES

65MOVING IN

DOES AN INVENTORY COST ANYTHING?

Costs of an inventory check are

usually split between the landlord

and tenant. Sometimes the

landlord pays for the ‘check-in’ and

the tenant pays for the ‘check-out’

(or the other way around).

There may be clauses in the

tenancy agreement which say who

is paying for which inventory. The

agent or landlord should tell you

in advance if any fees are required

to cover the cost of an inventory.

Please see page 41 for further

details on agency fees.

WHAT IF THE LANDLORD DOESN’T WANT TO DO AN INVENTORY?

If the landlord or agent shows no

interest in carrying out an inventory

or does not provide you with one,

you should write one yourself.

Send a copy to the landlord

or agent, along with dated

photographs, as soon as possible

after you move in. Ask the landlord

or agent to confirm that they have

received it.

WHY ‘DATED’ PHOTOGRAPHS?

You might need to prove that the

inventory and the photographs

you provide are an accurate

representation of the property at

a certain point in time . One way

of doing this is to take a close-

up photograph of that day’s

newspaper (showing the main

headline and the date) and then

have this newspaper visible in your

photographs of the property .

WHAT SHOULD I DO WHEN I MOVE OUT?

An inventory should also be carried

out at the end of the tenancy.

The ‘check-out’ inventory is

compared with the ‘check-in’

inventory and used by the landlord

or agent to determine:

• If additional cleaning is

required

• If any damage or deterioration,

beyond fair wear and tear, has

occurred during the tenancy

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MOVING IN

If the check-out inventory is

scheduled to take place in your

absence, make sure you carry

out your own inventory and take

dated photographs while you still

have access to the property .

It is also recommended that an

inventory is carried out if there

is a change of tenant mid-way

through a tenancy .

DEPOSIT DEDUCTIONS

If the inventory shows that any

repairs or extra cleaning are

required at the end of the tenancy,

the landlord will want to deduct

the costs from your deposit .

If there is a dispute between you

and your landlord as to what, if

anything should be deducted

from the deposit at the end of

your tenancy, then the inventory

is good evidence that can be used

to help resolve the dispute . See

page 92 for further information

on getting your deposit back.

REMEMBER:

When it comes to deposit

deductions, there is an allowance

for ‘fair wear and tear’

• A ‘brand new’ piece of

furniture won’t look brand

new at the end of a 12 month

tenancy . The landlord cannot

charge you for a replacement

if the only deterioration is due

to normal everyday use .

Also, a landlord cannot

automatically charge you the full

cost of a brand new replacement

item .

• If you move into a property

with a carpet that is 5 years

old, but is subsequently

damaged and requires

replacement at the end of

the tenancy, you would only

be liable for a proportionate

amount of the cost of a brand

new replacement carpet .

This factors in that a landlord

cannot make deductions from

a deposit in order to ‘improve’

the property .

http://www.iqsa.co.uk/london

UTILITIES

You will probably need to set

up accounts for gas, water and

electricity in your name when you

move into a property. If sharing a

flat or house with others, put the

bills in everyone’s names.

STEP 1: FIND OUT WHO THE EXISTING SUPPLIERS ARE

Ask your landlord or agent to

confirm the current suppliers for

gas, water and electricity. If they

do not know, call the numbers

below to find out:

• Gas: 0870 608 1524

• Electricity: 0845 601 5467

• Water is always supplied by

Thames Water: 08434 597 272

STEP 2: TAKE METER READINGS

Take meter readings on the day you

move in (or check the inventory to

see if they are recorded here).

Water is not always metered, so

you might instead be charged an

amount based on the number of

people living at the property.

STEP 3: CONTACT THE SUPPLIERS TO SET UP NEW ACCOUNTS

This can usually be done over the

telephone. You will need your

bank details ready if you want to

pay by direct debit.

SWITCHING SUPPLIERS

You might be able to save money

by switching your supplier. Check

your tenancy agreement to see

what, if any, rules there are about

this. You might need the landlord

or agent’s permission, or you

might be required to switch back

to the original supplier at the end

of your tenancy.

MOVING OUT

When you move out, you will need

to contact the utility companies

and close your accounts. This

is done by providing final

meter readings and paying any

outstanding balance (or claiming a

refund, if you are in credit). Ask for

copies of the final bills to be sent

to you by email or to your new

address.

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69MOVING IN

COUNCIL TAX

You can find information on who

is and is not liable to pay council

tax on page 34.

IF YOU ARE ENTITLED TO ANY EXEMPTION OR DISCOUNT, IT IS YOUR RESPONSIBILITY TO SORT OUT THE RELEVANT PAPERWORK AND INFORM THE LOCAL AUTHORITY.

STEP 1: GET PROOF OF YOUR STUDENT STATUS FROM YOUR COLLEGE OR UNIVERSITY

Update your address details with

your College or University, then

request a ‘Student Status’ letter or

‘Council Tax Exemption’ certificate.

STEP 2: FIND OUT WHICH COUNCIL AREA YOU LIVE IN

Type in the postcode of your

rented flat or house here: www.

gov.uk/find-your-local-council

STEP 3: SEND YOUR PROOF OF STUDENT STATUS TO THE COUNCIL

There might be a particular

office or address to which the

forms need to be sent. Some

Councils will let you submit the

information online or via email.

You will usually receive confirmation

in the form of an amended Council

Tax bill. If you do not hear anything,

or if you receive further reminders

asking you to pay Council Tax, get in

touch with the Council immediately.

If you are liable to pay some Council

Tax, then make sure you pay it by

the deadline stated in your bill.

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https://www.gov.uk/find-your-local-council

https://www.gov.uk/find-your-local-council

TV LICENCING

If you watch or record TV as it’s

being broadcast live, then you

will need a TV licence. From 1st

September 2016, you will also

need a TV licence if you watch

programmes on the BBC iPlayer

catch-up service.

Getting caught without a TV

licence means you could face

prosecution and a fine of up to

£1,000, so it’s a good idea to get

one. A TV Licence costs £145.50

and lasts for one year.

DO I NEED A LICENCE FOR MY ROOM?

If you rent an individual room

in a shared property, then each

bedroom will probably need

its own TV licence. This also

applies if you are living in a

hall of residence.

If you rent a whole

property under a joint

tenancy, then one TV

licence will probably

cover the whole flat or

house.

See page 54 for more information

on individual and joint tenancies.

You can buy a TV license online at:


REMEMBER

If you move out of a property with

3 or more months left on your TV

licence, you can apply online for a

refund of the ‘unused’ 3 months.

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71MOVING IN

http://www.tvlicensing.co.uk/

INSURANCE

DO I NEED INSURANCE?

Look around your room and

calculate how much it would cost

to replace all of your belongings. If

there is a fire or flood in your home,

then insurance can cover the costs

of replacing your belongings.

Insurance will give you peace of

mind and, in the event of a serious

incident, can help you get back on

with your life soon as possible.

WHAT SORT OF INSURANCE WOULD I NEED?

‘Contents’ insurance would cover

your belongings. You do not need

an insurance policy that insures

the building itself, as this is the

landlord’s responsibility.

Check to see whether a policy

also covers you against any

accidental damage you cause to

the landlord’s belongings.

Make sure that you get cover for

the full replacement value of ALL

your belongings, including things

like phones and laptops.

DO I ALREADY HAVE INSURANCE?

Your belongings might already

be covered by a policy linked to

your family home. Sometimes

insurance is packaged with bank

accounts or credit cards, so check

with your providers to see if this is

the case.

WHERE CAN I GET INSURANCE?

Websites that allow you to

compare prices between different

providers are useful:


www.moneysupermarket.com

www.confused.com


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http://www.moneysupermarket.com

www.confused.com


DEPOSIT PROTECTION

If you have an assured shorthold

tenancy (AST), your damage

deposit must be protected with

one of three government approved

deposit protection schemes.

Your landlord or agent has 30 days

from the date they receive the

deposit in order to:

• Protect the deposit, and

• Provide the ‘Prescribed

Information’ to the tenants and

any relevant person who paid

or contributed to the deposit

on a tenant’s behalf.

DEPOSIT PROTECTION SCHEMES

You can check to see if your

deposit is protected with the

details below:

My Deposits

www.mydeposits.co.uk

Tel: 0333 321 9401

DPS

www.depositprotection.com

Tel: 0330 303 0030

TDS

www.tds.gb.com

Tel: 0300 037 1000

If you are not sure how your

deposit has been protected, ask

the landlord or agent.

Get in touch with a Housing

Advisor if you think that the

landlord or agent has not

protected your deposit on time

or at all.

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73MOVING IN

www.mydeposits.co.uk

www.depositprotection.com

www.tds.gb.com

PRESCRIBED INFORMATION

The purpose of the Prescribed

Information is to let you know:

• How your deposit has been

protected

• How to get your deposit back

at the end of the tenancy

• How to resolve disputes over

the return of the deposit

The exact requirements of the

‘Prescribed Information’ are quite

detailed and it is common for

landlords and agents to get it

wrong.

REMEMBER:

Keep all paperwork, certificates

and reference numbers that relate

to your deposit. You may be

provided with information by both

the landlord and the scheme that

you will need in order claim back

your deposit or raise a dispute.

WHAT HAPPENS IF MY

DEPOSIT IS NOT PROTECTED,

IS PROTECTED LATE OR I AM

NOT GIVEN THE CORRECT

PRESCRIBED INFORMATION?

• You have a potential claim

against your landlord for a

penalty payment of between

1-3 times the value of the

deposit

• Your landlord might not be

able to end your tenancy as

no valid ‘section 21 notice’ can

be served where the deposit

protection requirements have

not been met

The rules regarding deposit

protection and the associated

sanctions against landlords who

fail to comply can be complex. Get

in touch with a Housing Advisor to

see what your options are.

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MOVING IN

GAS SAFETY

Some appliances in your property

might be gas-powered, such as

the boiler or the cooker . It is your

landlord’s responsibility to ensure

that the appliances provided in

your property are safe to use .

Gas appliances must be checked

for safety every 12 months by a Gas

Safe registered engineer . Once

the check has been completed,

the landlord should provide you

with a copy of the Gas Safety

Certificate .

You should also be given a copy of

the existing Gas Safety Certificate

on or before you move in .

THINGS TO CHECK:

• The Gas Safety Certificate

should be no more than 12

months old

• Any engineer that visits the

property to work on gas

appliances should have a Gas

Safe ID card

• Visit www.gassaferegister.

co.uk to check that the ID

number of the engineer or

business is valid

WHAT IF I HAVE NOT SEEN A GAS SAFETY CERTIFICATE?

Ask to see the Gas Safety

Certificate if you have not been

provided with one .

Failure to get gas appliances

checked for safety is a criminal

offence . You can report issues

to the Environmental Health

department in your local Council .

http://www.gassaferegister.co.uk

http://www.gassaferegister.co.uk

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ELECTRICAL SAFETY

SMOKE ALARMS & CARBON MONOXIDE DETECTORS

Landlords are required by law to

ensure:

• That the electrical installation

are safe when you move in and

maintained in a safe condition

throughout the tenancy

• That any House in Multiple

Occupation (HMO) has a

periodic inspection carried

out on the property every five

years. Please see page 60 to

for further information on

HMOs.

• That any appliance provided

is safe and has at least the

CE marking (which is the

manufacturer’s claim that it

meets all the requirements of

European law).

To meet these requirements a

landlord will need to regularly carry

out basic safety checks to ensure

that the electrical installation and

appliances are safe and working.

Your landlord should provide:

• One smoke detector on every

floor of your property which is

used as living accommodation,

and

• One carbon monoxide

detector in any room used as

living accommodation where

solid fuel is used

If you have concerns about fire

safety in your rental property you

should tell your landlord.

You can also ask the Fire and

Rescue Service to visit your

home and carry out a Home Fire

Risk Assessment. Visit www.

fireservice.co.uk/safety for

details.

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77MOVING IN

http://www.fireservice.co.uk/safety

http://www.fireservice.co.uk/safety

CONTACT US:0333 344 2829

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WHERE DO I START?

MOVING INVIEW


REFERENCES

79HELP AND INFORMATIONINFORMATION

REPAIRS . . . . . . . . . . . . . . . . . . . . .80

DAMP & MOULD . . . . . . . . . . . . . . .84

INFESTATIONS . . . . . . . . . . . . . . . .86

INTRUSIVE LANDLORDS . . . . . . . . .89

LEAVING EARLY . . . . . . . . . . . . . . .90

GETTING YOUR DEPOSIT BACK . . . .92

NOISE AND NEIGHBOURS . . . . . . . .95

MORTGAGE REPOSSESSIONS . . . . .95

WHERE CAN I GET ADVICE? . . . . . .96

HELP AND INFORMATION

WHERE DO I START?

MOVING INVIEW

ING/CONTRACTSREFERENCES


HELP & INFORMATION

REPAIRS

STEP 1 WHOSE RESPONSIBILITY IS IT?Your contract should set out who

is responsible for different repairs

or odd-jobs around your rented

flat or house.

The law also implies various duties

on landlords to keep the property

safe and in good repair.

It is not always easy to determine

exactly who is responsible for

certain repairs. Your rights

and responsibilities may vary

depending on the type of letting

agreement that is in place. Seek

advice from a Housing Advisor if

you are not sure about the situation

in your rented flat or house.

LANDLORD’S RESPONSIBILITIES:

• In general: the big things!

• Heating and hot water supply

• Basins, sinks, baths and toilets

• Structure of the property,

windows, external doors,

drains and gutters

• Gas appliances (boiler, cooker)

• Fixed electrical installations

(wiring, electrical sockets and

fittings)

TENANT’S RESPONSIBILITIES:

• Report repair issues to the

landlord or managing agent

• Change light bulbs

• Test smoke alarms periodically,

and changing the batteries if

required

• Keep the property (and the

garden, if there is one) clean

and in good order

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STEP 2 REPORT IT!• In writing – a simple email is

best

• If you report something by

telephone or in person, follow-

up with an email to confirm

what you discussed

• Report the details that are

relevant:

o What has stopped working?

o When did it stop working?

o Is it affecting anything else in

the flat?

• Keep a record of any emails

sent and received

• Keep notes of relevant dates

and events, such as:

o Appointments arranged for

the landlord or an engineer to

visit the property

o Any diagnosis of the problem

from an engineer

o Estimates of how long it will

take to fix the problem, order

parts etc.

o The date on which problem is

finally resolved

Dear Dr Sewell,

Following on from our telephone conversation earlier today, this email is to confirm that the boiler stopped working yesterday – we noticed this when we couldn’t get any hot water last night.

As agreed, we are happy for you to give our mobile numbers to the engineer so we can arrange a time for someone to come and fix it.

Best wishes,

Kate and Aisling

Dr Sewell

SAMPLE EMAIL

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81HELP AND INFORMATION

HOW LONG SHOULD IT TAKE FOR A PROBLEM TO BE FIXED?

• The law allows a reasonable

time for your landlord to

resolve repair problems in your

rented property

• What is ‘reasonable’ will

vary depending on the

circumstances. If you think

things are taking too long

and are not sure of how to

proceed, you should seek

advice

STEP 3 FOLLOW-UPWHAT IF THE PROBLEM DOES NOT GET FIXED?

• If your landlord is not seeing

to repairs within a reasonable

time (or at all…) they may

be in breach of the tenancy

agreement. You may also have

a claim against the landlord for

compensation

• It might help to take a more

formal approach to the issue,

such as:

o Writing to the landlord again.

There are some good sample

letters on the Shelter website

to help you with this

o Seeking advice from a

Housing Advisor. An advisor

may be able to write to the

landlord on your behalf

o Contacting your local

authority. They may be able

to assist by putting pressure

on the landlord to carry out

the repairs

For more detailed guidance

on repairs, you can:

• Seek advice from a

Housing Advisor at the

University of London

Housing Services

• Find out more about the

topic of repairs on the

Shelter website:

http://england.shelter.

org.uk

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CAN I MOVE OUT IF THE PROBLEMS DO NOT GET FIXED?

• It is rare for a repair problem to be serious enough to allow you to walk away from the contract

• Whilst you may not have a right to end the tenancy automatically, it might be that you can negotiate an early termination (otherwise known as a ‘surrender’) of your tenancy with the landlord’s agreement. See page 90 for further details on leaving early

CAN I WITHHOLD RENT?

• Your obligation to pay rent is separate from the landlord’s obligation to carry out repairs

• Your landlord could evict you if you withhold rent, even if there are repairs to be done

• Seek detailed advice about your situation from a Housing Advisor before taking action

CAN MY LANDLORD EVICT ME IF I REPORT REPAIRS?

• Unfortunately, some landlords may try to evict tenants instead of sorting out repair problems. This is known as ‘revenge eviction’

• A landlord can usually bring a tenancy to an end by serving a section 21 notice, which means that you would have to move out at the end of your contract (or earlier, if there is a break clause)

• If you have an assured shorthold tenancy (AST) that started on or after 1 October 2015, then you have some extra protection against ‘revenge evictions’

• A section 21 notice will not be valid if:

o Your complained to the landlord in writing (letter or email)

o The landlord issues the section 21 notice after you complained

o You complained to the local Council because the landlord does not take steps to fix the problem

o The Council gave your landlord a notice telling them to make improvements

• Seek advice if you are unsure about whether the section 21 notice you have received is valid

CAN I DO THE REPAIRS MYSELF?

• It is very risky for tenants to take on repairs themselves, even if directly employing a contractor. You would be responsible for any defects in the work and will likely find the landlord unwilling to reimburse you for the money you have spent

• Always get the landlord’s written permission before carrying out any work at the property

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REFERENCES


DAMP & MOULD

You might have a problem with

damp or mould in your home if

there are:

• Musty smells

• Dark or discoloured patches

on walls or ceilings

• Evidence of mould growth

In order to determine who is

responsible for tackling a particular

damp and mould issue, it is

necessary to find out the cause of

the problem. Unfortunately this is

not always easy.

DAMP AND MOULD MIGHT BE A RESULT OF:

• Condensation

• Lack of insulation of the

property

• Leaking pipes

• Rain water coming in through

cracks in the roof or external

walls

• Blocked guttering or drains

which are overflowing

• Water rising from the ground

due to inadequate damp-

proofing

THINGS THAT TENANTS CAN DO TO TACKLE CONDENSATION AND REDUCE THE RISK OF MOULD GROWTH INCLUDE:

• Wiping down condensation

you see on walls and windows

• Check that extractor fans are

working correctly

o Test an extractor fan by holding a piece of paper over it. If the fan holds the paper in place, then it is likely to be working well

o If the extractor fan is not working, report this to your

landlord

• Keeping the property

adequately heated and

ventilated

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If you experience problems with

damp or mould you should report

it to your landlord . You might find

that landlords or agents are quick

to put the blame on the tenants

and their use of the property as

being the cause of the problem,

so make sure you let them know:

• Steps you have taken to tackle

the condensation

• Size and location of any damp

patches on walls or ceilings

• Any changes or updates to the

situation, especially if it begins

to get worse

WHERE DO I START?

MOVING INVIEW



HELP & INFORMATION

INFESTATIONSNO ONE LIKES THE IDEA OF MICE, RATS OR OTHER PESTS IN THEIR HOME. IF YOU IDENTIFY A PROBLEM, YOU SHOULD CONCENTRATE ON TWO MAIN POINTS:

HOW DO I GET RID OF THEM?

Many Councils provide services for

treating rodent or insect problems

through their Environmental Health

departments. Some Councils

help to tackle rat problems free of

charge.

Supermarkets and hardware stores

usually sell traps or treatments to

help tackle problems.

Private pest control companies

are more expensive than shop-

bought treatment methods, but

will generally be more effective.

HOW DO I STOP MORE OF THEM FROM COMING INTO MY HOME?

What the landlord can do:

Blocking or filling in any holes or

gaps through which mice or rats

can gain entry. If a hole in a wall

or floor is a result of disrepair, then

this is the landlord’s responsibility.

What tenants can do:

Make sure the property is kept in a

clean condition.

Empty the rubbish bin regularly

and do not leave food lying around.

Report problems to the landlord as

soon as they arise.

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WHO IS RESPONSIBLE?

It can be difficult to determine

who is responsible for getting

rid of an infestation . Generally,

if a problem is present from the

start of the tenancy, it would be

the responsibility of the landlord .

However, if the problem only

occurred after the tenants have

been living there for a few months,

it may be difficult to prove that

they did not cause or contribute

to the problem .

Seek advice if you are unsure of

where the responsibility lies .

BED BUG WARNING

Bedbugs are increasingly

becoming a problem in large cities

like London .

You should seek advice

straightaway if you move into a

property that is infested with bed

bugs .

A delay in seeking advice might

limit your options for resolving the

situation .

INFORMATIONW


VIEWING/CONTRACTS



WHERE DO I START?

MOVING INVIEW


REFERENCES


LOOKING

FOR A GOOD-

QUALITY,

AFFORDABLE

HOME?

studenthomes@london .ac .uk 020 7664 4836 http://studenthomes .london .ac .uk

@uolstudenthomes /uolstudenthomes

http://studenthomes.london.ac.uk


INTRUSIVE LANDLORDS

Your rented flat or house is your

home. A landlord who does not

live at the property with you has no

right to let him or herself in without

your permission.

Your tenancy agreement is likely to

allow the landlord or agent to:

• Inspect the property from time

to time during the tenancy

• Enter the property to carry out

repairs

• Show prospective tenants

or purchasers around the

property

You can usually insist on being

given at least 24 hours’ advance

notice of any visit to the property

by the landlord or agent, except in

emergency situations.

If the landlord or agent is not

observing these rules, put your

complaint to them in writing. If

things do not improve, seek advice.

RESIDENT LANDLORDS

If you are living in the same home

as your landlord you do not have

the same rights as a tenant in a

self-contained property. If you are

finding your landlord’s behaviour

intrusive or overbearing you can

let them know how you feel. It

might be that he or she did not

realise how their behaviour was

affecting you.

INFORMATIONW


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MOVING INVIEW


REFERENCES


LEAVING EARLY

Most students in London will sign

a fixed term contract, usually for 12

months. There is no implied right

for a tenant to move out before the

end of the contract.

It is not uncommon, however, for

people’s circumstances to change

and for a student to find him or

herself needing to move out earlier

than planned.

There are a number of ways you

can leave a property before the

end of your contract:

BREAK CLAUSE

• This is a clause in your contract

allowing you or your landlord

to end the tenancy early by

giving notice

• Read the break clause carefully

– there are usually limits on

when and how notice can be

given

• If you have a joint tenancy,

all flatmates will need to give

notice and move out together

ASSIGNMENT

• You can move out early if you

find someone who can take

over your tenancy – this is

known as ‘assignment’

• It is your responsibility to find

a replacement tenant, and

your landlord (and flatmates)

need to agree in writing to an

assignment

• Your landlord cannot

‘unreasonably’ refuse to

consent to an assignment and

a term in the contract that says

assignment is not allowed may

be unfair

• Assignment must be agreed in

writing by ‘Deed’

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REFERENCES


SUB-LETTING

• This is where you find a new

tenant for your room but you

continue to pay rent to your

landlord

• Sub-letting can be risky, as you

take on the responsibilities of

a landlord and remain liable to

your landlord for any damage

caused to the property by your

sub-tenant

• It is important to get the

consent of your landlord and

your flatmates before sub-

letting

SURRENDER

• This is the legal term for where

a landlord and tenant mutually

agree to bring the tenancy to

an end

• Surrender must be agreed in

writing by ‘Deed’

CAN I JUST MOVE OUT?

• A tenant’s options for moving

out part-way through a

tenancy are limited

• Moving out early is not

generally recommended, as

you will likely still be liable

for the rent for the rest of the

contract

• Seek advice from a Housing

Advisor if you think that:

o The landlord or agent misled

you or misrepresented the

situation before you entered

into your tenancy

o You relied on promises or

assurances from the landlord

or agent in entering into the

tenancy, and the landlord

or agent has not done as

promised

o The property has become

uninhabitable due to serious

disrepair

WHERE DO I START?

MOVING INVIEW



HELP & INFORMATION

GETTING YOUR DEPOSIT BACK WHEN YOU MOVE OUT

It is common for landlords and

tenants to disagree over what,

if anything, should be deducted

from the tenants’ deposit at the

end of the tenancy. It might be the

case that your landlord or agent is:

• Unjustifiably withholding all or

part of the deposit

• Denying responsibility for

refunding the deposit

• Not responding to contact

from you regarding the deposit

STEP 1 – MY LANDLORD HAS NOT REFUNDED MY DEPOSIT

• Write to your landlord, asking

for:

o The deposit to be returned,

and

o Written reasons as to why it is

being withheld

• Keep copies of any

communication you send or

receive on the matter

STEP 2 – MY LANDLORD HAS NOT RESPONDED OR I AM NOT HAPPY WITH THE RESPONSE

• Seek advice as to how best to

proceed. There are a number

of options available to you:

• Negotiating

o An advisor can assist you in

negotiating the return of your

deposit and let you know

what, if any, other claims

you might have against the

landlord

o Based on the advice you

receive, you might feel that

meeting the landlord halfway

and agreeing to some

deductions is a reasonable

compromise and allows you

to resolve the matter fairly

quickly

• Alternative Dispute Resolution

(‘ADR’)

o If your deposit was protected

in a deposit protection

scheme (see page 73 for

details) you refer the dispute

to the scheme for ADR. ADR

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is free and quicker than going

to court, but you only have 3

months after moving out of

the property to make use of it

o ADR only covers the deposit

and deductions from it –

adjudicators cannot take

account of other claims

you might have against the

landlord, such as claims for

disrepair or other breaches of

contract

STEP 3 - TAKING COURT ACTION

• If negotiations are not

successful work and ADR is

not available, then you might

consider taking court action to

get your deposit back

• The court system can be

complex, expensive and it is

not guaranteed that your claim

will be successful

• Always seek advice before

submitting a court claim

SMALL CLAIMS IN THE COUNTY COURT

A claim for the return of a deposit

is likely to be for less than £10,000

and therefore a ‘small claim’.

• You need to pay a fee in order

to submit your claim

• A further fee is payable if the

matter progresses to a hearing

• Be prepared to commit a

certain amount of time in

preparing and pursuing your

claim

INFORMATIONW


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REFERENCES


CLAIMING FOR A DEPOSIT PENALTY

If your landlord should have

protected your deposit but did not

do so, you have a claim against

him or her for a penalty payment

of between 1-3 times the amount

of the deposit.

• A special court procedure

applies

• The fees are higher than for a

‘small claim’

• Seek advice on how to

proceed

STEP 4 – ENFORCING A JUDGEMENT

If you succeed in a court claim

against a landlord, you may face

further difficulties if they refuse to

pay you the money that is owed.

You might need to take further

action in order to ‘enforce’ the

judgement. This might involve:

• Using bailiffs

• ‘Freezing’ money in the

landlord’s bank account

• Having money deducted from

the landlord’s wages

• Applying for a ‘charging order’

against the landlord’s property

Housing Advisors at the University

of London Housing Services

can advise and assist tenants in

negotiating the return of deposits

and, where negotiations fail,

taking court action .

Other useful resources on this topic can

be found at:

www.england.shelter.org.uk

www.gov.uk/make-money-claim-online

www.moneyclaim.gov.uk

www.justice.gov.uk

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www.gov.uk/make-money-claim-online

www.moneyclaim.gov.uk

http://www.justice.gov.uk

NOISE & NEIGHBOURS

MORTGAGE REPOSESSIONS

Noisy neighbours can make your

life a misery.

You can try to talk it over with your

neighbours to see if you find a way

forward that works for you all.

If talking does not get you

anywhere, you should get in

touch with the Noise Pollution

or Environmental Health team at

your local Council. The Council

has a range of powers to deal with

noise, including the confiscation

of stereos and other noisy

equipment.

Your landlord will have a mortgage

if he or she has borrowed money

from a bank in order to buy the

property in which you live. If the

landlord fails to keep up with the

mortgage repayments, then the

bank may be able to repossess your

home and you may need to find

alternative accommodation. This

is a relatively rare occurrence, but

the consequences of mortgage

repossessions for tenants can be

very disruptive.

The bank will need a court order

in order to end your tenancy. The

bank should first write to you at the

property to let you know what is

happening.

• You should open and read

any post addressed ‘To The

Occupier/Tenant’

• You should forward any post

addressed ‘To The Landlord/

Homeowner’ to the landlord or

agent as soon as possible

Seek advice straightaway if you

find out that a bank or other party

going to court to get possession

over your rented property.

INFORMATIONW


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MOVING INVIEW


REFERENCES


WHERE CAN I GO FOR HELP?

UNIVERSITY OF LONDON HOUSING SERVICES

The University of London Housing

Services (ULHS) provides advice

and assistance on all aspects of

renting accommodation in the

private sector. The service is free

to use and available to students

at our subscribing Colleges

and Universities, as well as staff

employed by the University of

London.

If you looking for or living in private

rented accommodation and need

advice on, you can get in touch

with us via:


020 7862 8880

[email protected]

@ULHS

fb.com/UoLHousingServices

ALTERNATIVE SOURCES OF ADVICE AND INFORMATION

SHELTER

Shelter is a housing and

homelessness charity. Their

website is full of useful information

and advice, including:

• An online tool to check where

your deposit is protected

• Template letters on disrepair

and deposit issues for tenants

to send to landlords and

agents

• A comprehensive guide to your

rights on all aspects of rented

housing

www.england.shelter.org.uk

Tel: 0808 800 4444

CITIZENS ADVICE

www.citizensadvice.org.uk

They have a great website filled

with useful information. You

can also visit your local Citizens

Advice bureau for face-to-face or

telephone advice.

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https://twitter.com/ulhs

http://fb.com/UoLHousingServices


http://www.citizensadvice.org.uk

YOUR COLLEGE OR STUDENT’S UNION

Many Colleges, Universities and

Student’s Unions offer advice on

housing, debt, immigration and

other topics.

LOOKING FOR SOMEONE TO TAKE OFFICIAL ACTION?

Your local Council is likely to have

many departments that can assist

on housing issues, including:

• Environmental Health –

investigating standards in

private rented housing and

taking enforcement action

against landlords and agents

who do not comply with the

law

• Trading Standards – deal

with complaints about unfair

trading practices, such as

hidden letting agency fees

• Tenancy Relations –

assistance for tenants in

cases of harassment or illegal

eviction

You may need to report the matter

through your local Citizens Advice

Bureau in order to report matters

to the Council.

Find your local Council here:

www.gov.uk/find-your-local-

council

LOOKING FOR A HOUSING SOLICITOR?

If you would like to seek advice

directly from a housing solicitor,

you can find contact details for

members of the Housing Law

Practitioner’s Association here:

www.hlpa.org.uk/cms/find-a-

housing-lawyer/

HEALTH WARNING

There are many sources of advice

available and each advisor might

take a slightly different approach

to any given situation. Acting

upon potentially conflicting

advice from multiple sources

might be disadvantageous to

you. Therefore, we recommend

sticking with one advisor or source

of advice on any given issue.

INFORMATIONW


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WHERE DO I START?

MOVING INVIEW


REFERENCES


www.gov.uk/find-your-local-council



http://www.hlpa.org.uk/cms/find-a-housing-lawyer/

http://www.hlpa.org.uk/cms/find-a-housing-lawyer/

INDEX

Accreditation Schemes. . . . . . . .27

Advice . . . . . . . . . . . . . . . . . . . . . 96

Agencies . . . . . . . . . . . . . . . . . . . 26

Agency Fees . . . . . . . . . . . . . . . . .41

Alternative Dispute

Resolution (ADR) . . . . . . . . . . . . 92

Average Rents . . . . . . . . . . . . . . 30

Bills. . . . . . . . . . . . . . . . . . . . . 33, 69

Break Clauses . . . . . . . . . . . . . . . 59

Budgeting . . . . . . . . . . . . . . . . . . 32

Checking ownership . . . . . . . . . 49

Condensation. . . . . . . . . . . . . . . 84

Contracts . . . . . . . . . . . . . . . 54, 57

Council Tax. . . . . . . . . . . . . . 34, 70

Court . . . . . . . . . . . . . . . . . . . 93, 95

Damp. . . . . . . . . . . . . . . . . . . . . . 84

Deposits . . . . . . . . . . . . . 42, 47, 92

Disability . . . . . . . . . . . . . . . . . . . .16

Electrical Safety . . . . . . . . . . . . . .77

Eviction . . . . . . . . . . . . . . . . . 55, 83

Family Accommodation . . . . . . .17

Fees . . . . . . . . . . . . . . . . . . . . . . . .41

Finding Accommodation . . . 5, 24

Flatmates. . . . . . . . . . . . . . . . . . . .18

Gas Safety . . . . . . . . . . . . . . . . . . .75

Guarantors . . . . . . . . . . . . . . . . . 50

Halls of Residence . . . . . . . . . . . .13

Help & Advice. . . . . . . . . . . . . . . 96

HMO Licensing . . . . . . . . . . 60, 61

Holding Deposits . . . . . . . . . . . . 42

Household Bills . . . . . . . . . . 33, 69

Housemates . . . . . . . . . . . . . . . . .18

Infestations . . . . . . . . . . . . . . . . . 86

Inspecting a Property . . . . . . . . 38

Insurance . . . . . . . . . . . . . . . . . . 72

Intrusive Landlord . . . . . . . . . . . 89

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Inventory . . . . . . . . . . . . . . . . . . . 65

Joint Tenancy. . . . . . . . . . . . . . . 55

Land Registry . . . . . . . . . . . . . . . 49

Leaving Early. . . . . . . . . . . . . . . . 90

Licensing. . . . . . . . . . . . . . . . 60, 61

Local Authorities. . .34, 60, 82, 95, 96

Lodger . . . . . . . . . . . . . . . . . . 15, 89

Looking for

Accommodation . . . . . . . . . .11, 24

Mortgage Repossession . . . . . . 95

Mould . . . . . . . . . . . . . . . . . . . . . 84

Moving In . . . . . . . . . . . . . . . . . . 63

Moving Out. . . . . . . . . . . 67, 69, 92

Negotiating. . . . . . . . . . . . . . . . . 44

Neighbours. . . . . . . . . . . . . . . . . 95

Noise . . . . . . . . . . . . . . . . . . . . . . 95

Penalty Payment . . . . . . . . . . . . 94

Personal Safety. . . . . . . . . . . . . . . 8

Pests . . . . . . . . . . . . . . . . . . . . . . 86

Redress Schemes . . . . . . . . . . . 26

References . . . . . . . . . . . . . . . . . 50

Rents . . . . . . . . . . . . . . . . . . . . . . 30

Repairs. . . . . . . . . . . . . . . . . . . . . 80

Reporting Repairs . . . . . . . . . . . 80

Repossession . . . . . . . . . . . . . . . 95

Resident Landlord . . . . . . . . 15, 89

Right to Rent checks . . . . . . . . . 52

Safety. . . . . . . . . . . . . . . . . 8, 75, 77

Smoke & Carbon

Monoxide Alarms. . . . . . . . . . . . .77

Students with Disabilities . . . . . .16

Students with Families. . . . . . . . .17

Tenancy Agreements . . . . . 54, 57

Tenancy Deposits

and Protection . . . . . . . . 47, 73, 92

Transport. . . . . . . . . . . . . . . . . . . . 6

TV Licensing . . . . . . . . . . . . . . . . .71

Utilities. . . . . . . . . . . . . . . . . . 33, 69

INFORMATIONW


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REFERENCES

99REFERENCES

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