Five things every tenant should know

If you’re starting a tenancy for the first time, the Association of Residential Letting Agents (ARLA) has some useful advice. “Renting is often seen as a low-hassle, lower risk option when compared to purchasing a home,” says Ian Potter, operations manager at ARLA, “yet many people find the prospect of renting a home daunting, whatever their age or experience.” So here is their advice to help make the process as smooth and trouble-free as possible:

1. Research your desired postcode
Be aware of the average rental rates in your desired area to avoid any surprises when looking for a property within your price range. A local lettings agent should be able to give you a better idea of how much you should expect to pay for the type of property you are looking for. Sometimes moving even a mile away , or simply over the road or round the corner from your target property can get you a lot more for your money.

2. Lettings is an unregulated industry
The rental industry is not subject to any government legislation, meaning that anyone can set up as a letting agent or landlord. For peace of mind, do your research and seek advice from a letting agent affiliated to a professional organisation like ARLA. All ARLA agents must adhere to a strict code of conduct, as well as offering client money protection and redress schemes, which protect consumers if things go wrong.

3. Your deposit should be secure
A rental deposit can often represent a significant initial outlay for tenants and is typically the equivalent of six weeks’ rent. It is a legal requirement that the landlord or lettings agent protects the deposit through a tenancy deposit scheme, such as the TDS, which guards against possible misappropriation of monies. Tenants can find out more at www.direct.gov.uk

4. A professional inventory can help protect you
A well prepared, detailed inventory assists in getting fair decisions at the end of your tenancy. Make sure that you thoroughly check the inventory provided and that you are happy it accurately covers anything you have concern about. If there are photographs make sure they are good quality and reflect accurately any items captured. All documents should be signed and agreed by both landlord and tenant.

5. There are different kinds of tenancy agreement
Many shared tenancies contain a joint liability clause and this means you are responsible for the actions of your co-tenants for the duration of the tenancy. This includes covering their share of the rent if they were to unexpectedly move out. Before you enter such an agreement consider how well you know your sharers. And if you are asked for a guarantor when sharing, then make sure that they understand that they are guaranteeing all your responsibilities contained in the tenancy agreement.

Ian Potter added: “We were disappointed to see a rise in lettings complaints over the past year. It was however interesting to note that only 10% of those merited adjudication by the Ombudsman, and it should also be noted that there were almost 900 new lettings members despite some consolidation in the industry. That said, it comes as very little surprise given there is no national regulation in place to stop rogue agents setting up shop and taking advantage of what is a fragile market – 26% of complaints were against agents who did not belong to an Ombudsman Scheme.”

Useful web sites for more information

• Independent Property Search Engine
• Independent House & Home section

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• JackyPeacock

  I’d like to add a 6th point.  The law requires all prospective tenants to be given an Energy Performance Certificate with the written details of the property to let.  This is important because you may think that you have found a bargain flat with a lower rent than most, sign up to it, and then discover that the fuel bills make your total housing costs higher than the energy efficient flat you preferred with the higher rent. 

  By the way, you don’t need to rely on landlords or letting agents for your tips about tenancies.  You could join the National Private Tenants organisation, http://www.npto.btck.co.uk/

• Alex

  And the EPC is provided for £50 by a trained monkey who doesn’t know anything about or indeed care about energy performance. In essence it’s yet another piece of pointless government legislation that makes life more expensive.

• mjscarroll

  “The rental industry is not subject to any government legislation”
  Would I be correct to say that a lease is a contract subject to statutes on fair contracting ?

  Is this article not written with english law in mind ? I can think of at least 3 statutes from scots law that all lessees should be have in mind prior to offering a lease. 

• Sydney Van Christinson

  People always are in a rush to get into a property!! they need to take the time and check the landlord out and the landlord need to check the tenant out! its soo important to screen people! thats why i use
  http://www.e-renter.com/ They make the process so much easier!