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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
@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.
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
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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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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
WHERE DO I START?
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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
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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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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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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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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
• 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:
www.housing.london.ac.uk
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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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
Claredale HouseBethnal Green
E2 - Zone 2020 7739 7440
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
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:
www.housing.london.ac.uk
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EXCEPTIONAL LIVINGDISCOVER A UNIQUE LIVING EXPERIENCE IN THE BESTCONNECTED RESIDENCE IN STUDENT ACCOMMODATION.
Quote ULHS16 when booking your room and receive a £100 voucher of your choice**Terms and conditions apply www.TheNidoCollection.com/ULHS16. Choose from Selfridges, Amazon, Oyster or Apple.
- Blackburn Road, London NW6 1RZ - www.TheNidoCollection.com - +44 (0) 207 1000 100
JUST 10 MINS FROM OXFORD STREET
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UNLIMITED GUESTS & VISITORS
24/7 MANNED SECURITY
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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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:
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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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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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ULHS Housing Guide A5 - 148.5 x 210mm - ARTWORK
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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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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
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
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
RY
FEBR
UARY
MARC
H
APRIL MA
Y
JUNE
JULY
AUGU
ST
SEPT
EMBE
R
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
www.housing.london.ac.uk
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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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
www.housing.london.ac.uk
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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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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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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30W
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N RENTS IN LONDON
Less than £100 £100-£114 £115-£139 £140-£174 £175+
All rents are ‘per week’ and not inclusive of bills
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N20
N12
N3
N2
N10
N11
N14N21
N13
N22
N9E4
E17
E18
E11
E12
E13
E10
E5
E8 E9
E2
E1
SE1
SE11 SE17
SE16
SE5
SE4
SE3
SE7
SE22SE24
SE8
SE15
SE10 SE18
SE28
SE2
SE9SE13
SE12
SE6SE23SE21
SE27 SE26
SE20
SE25
SE19
SE14
E3E6
E16
E7
E14
E15
N6
N8 N15
N4
N7N5
N1
NW7
NW9NW4
NW11
NW2
NW10
W7
W5 W3
W4
W12
W14
W10W9
W1W2
WC
SW1SW7
SW3SW8
SW9
SW4
SW2
SW11
SW5
SW13
SW15
SW6
SW18
SW17
SW16
SW12
SW19
SW20
SW10
SW14
1 1
2
2
4 3
EC
W11
W8
W6
W13
NW6
NW3 NW5
NW8NW1
N19 N16
N18
N17
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
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N20
N12
N3
N2
N10
N11
N14N21
N13
N22
N9E4
E17
E18
E11
E12
E13
E10
E5
E8 E9
E2
E1
SE1
SE11 SE17
SE16
SE5
SE4
SE3
SE7
SE22SE24
SE8
SE15
SE10 SE18
SE28
SE2
SE9SE13
SE12
SE6SE23SE21
SE27 SE26
SE20
SE25
SE19
SE14
E3E6
E16
E7
E14
E15
N6
N8 N15
N4
N7N5
N1
NW7
NW9NW4
NW11
NW2
NW10
W7
W5 W3
W4
W12
W14
W10W9
W1W2
WC
SW1SW7
SW3SW8
SW9
SW4
SW2
SW11
SW5
SW13
SW15
SW6
SW18
SW17
SW16
SW12
SW19
SW20
SW10
SW14
1 1
2
2
4 3
EC
W11
W8
W6
W13
NW6
NW3 NW5
NW8NW1
N19 N16
N18
N17
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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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.moneysavingexpert.com
www.billmonitor.com
GOING OUT – Find out about
free events and activities at
www.timeout.com and
www.londonforfree.net
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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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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
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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VIEWING/CONTRACTS
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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• 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.
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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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43VIEWING PROPERTIES & SIGNING CONTRACTS
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
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[email protected] | 02089 125 909
www.collegiate-ac.com
London student living. Just better.
Charles Morton Court
Show room now openBook your room today
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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.
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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
CM
MY
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hh-a5-infoad-final.pdf 1 04/07/2016 13:08
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
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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?
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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.
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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
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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?
MOVING INHELP & INFORMATION
REFERENCES
61VIEWING PROPERTIES & SIGNING CONTRACTSINFORMATION
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
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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
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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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 .
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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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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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:
www.tvlicensing.co.uk
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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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.moneysavingexpert.com
www.moneysupermarket.com
www.confused.com
www.comparethemarket.com
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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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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 .
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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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CONTACT US:0333 344 2829
www.wearehomesforstudents.com [email protected]
STYLISH STUDENT ACCOMMODATION
LONDONOUR PROPERTIES INCLUDE:
100MB WiFi Close to Underground
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/WeAreHomeForStudents @TweetHFS @WeAreHomesForStudents
0333 344 2829 | [email protected] www.wearehomesforstudents.com
JANET POOLEHOUSE
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All Utility Bills Included
En-suite Rooms
Onsite Management
Team
Laundry Facilities
Onsite
Large Beds Skype Viewings Available
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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
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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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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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83HELP AND INFORMATION
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?
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85HELP AND INFORMATIONINFORMATION
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
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87HELP AND INFORMATIONINFORMATION
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87HELP AND INFORMATION
LOOKING
FOR A GOOD-
QUALITY,
AFFORDABLE
HOME?
studenthomes@london .ac .uk 020 7664 4836 http://studenthomes .london .ac .uk
@uolstudenthomes /uolstudenthomes
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.
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89HELP AND INFORMATION
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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91HELP AND INFORMATIONINFORMATION
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
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91HELP AND INFORMATIONINFORMATION
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
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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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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.
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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:
www.housing.london.ac.uk
020 7862 8880
@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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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.
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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
HERE DO I START?MOVING IN
VIEWING/CONTRACTS
HELP & INFORMATIONREFERENCES
99REFERENCESINFORMATION
WHERE DO I START?
MOVING INVIEW
ING/CONTRACTSHELP & INFORMATION
REFERENCES
99REFERENCES
NOTES100
INFO
RMAT
ION
WHE
RE D
O I S
TART
?MO
VING
INVI
EWIN
G/CO
NTRA
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HELP
& IN
FORM
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NRE
FERE
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REFERENCES100IN
FORM
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NW
HERE
DO
I STA
RT?
MOVI
NG IN
VIEW
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CONT
RACT
SHE
LP &
INFO
RMAT
ION
REFE
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ES
REFERENCES
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use
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16/
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Vic
toria
Circ
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Cen
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Bake
rloo
DLR
Lond
on O
verg
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Lond
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TfL
Rail
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Wat
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on s
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Nat
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Rive
rboa
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Airp
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Inte
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stat
ions
Step
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cess
from
stre
et t
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atfo
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Step
-fre
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from
stre
et t
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Emira
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Air
Line
cab
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ar
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