Help & Advice

House Hunting

 

 

House Hunting Talks 2012

 

If you miss the talks, don't worry. Contact the Student Advice Centre for more information on tel:  0113 380 1290 or email advice@luu.leeds.ac.uk.

 

When should I start looking?

 

LUU Housing hunting research in 2005 showed that students did not want a start date to tell them when they should start looking for a house. Students felt the best times to start house hunting were between February to April. It was quieter, landlords were more likely to negotiate and they had a better understanding of who they wanted to live with.

Students wanted to know that there were enough properties to rent and that help was available if they needed it. Students wanted to start looking when they were ready not when they felt pressured to by landlords or their peers. Sound advice that we wanted to pass on to you.

So there is no start date as such, Unipol have an administration date when all the properties are online so they are there for when students are ready to look.

 

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Why should I wait?

 

Last year there were nearly 4000 empty bedpaces in the main student areas - good quality at reasonable rents. This year is likely to be the same, so why start early and pay more? Landlords will not give the impression they are worried but they are. With so much competition and empty houses they know they are in a very competitive market.

Looking in December and January puts you at a disadvantage because landlords know you are keen to get something sorted. They will pay on this and tell you that 'the good ones go early' or 'leave it too long and you'll get the worst properties'. They will be wrong on both accounts but if you feel the pressure they will use it to their advantage.

Some landlords put their rent up in December and January and then reduce it mid February. This is because they will then feel the pressure to let their properties so this puts you in the driving seat to negotiate a better deal.

Before you start to look be prepared:

• Know how much you can afford,
• Know what you want from a property,
• Don't start looking until after your exams,
• Be prepared to negotiate and haggle a bit.

 

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Where is a good place to live?

 

Good question! It depends on what you want. Leeds is a fantastic place for choice. You can go for a room in one of the big complexes, share with friends in a house or a flat or even choose to remain in University accommodation. It all depends on your budget and what you want from your accommodation. So think carefully and research the market first.

• How much is the rent per year - does your Student Loan cover it?
• Are there any hidden extras on top of the rent e.g. paying for gym membership or up front for utility bills?
• Are you getting the rent advertised? Don't fall for the low weekly rent adverts as you rarely get the deal advertised, but the landlords get you hooked in.

 

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Is Headingley or Hyde Park really the place for you?

 

True, it is the main area that many students choose to live in but it is also very expensive, crowded and suffers from a high burglary rate. There are some students who have moved out of the main student areas for a cheaper life in other parts of Leeds such as Beeston. Here you can find good quality accommodation, pubs round the corner and good public transport links to the University and City Centre.
So, before you start to look just in the student hot spots, check out other areas as well. Visit www.unipol.leeds.ac.uk and check out the map on their house hunting pages.

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Code of Standards Landlords

 

Why sign up with a landlord who is in one of these schemes?

Landlords who are part of these two schemes are saying that they will commit to ensuring they meet their legal obligations to provide a safe and secure property but also that they will go that extra mile to go over and above the legal requirements as well as making sure that students are dealt with in a professional and courteous manner. A sample of properties are inspected every year to make sure they meet the standards. It is worth noting that there are different categories of membership for the Unipol Code of Standards, which represent different commitments made by the landlord or agency.  You can find out more information about this on the Unipol website, so you fully understand what your landlord and/or agent has agreed to before signing for the property.   So why choose a landlord who has not made such a commitment?

It may not always work out well and some landlords may not always comply with the set standards so you still need to make sure you properly check the property and speak with the current tenants.  If you find a landlord is not meeting the code there is a complaints procedure to use.

Unipol's code and and Leeds City Council's accreditation scheme offer you that extra protection. See which landlords have joined:

• www.unipol.leeds.ac.uk
• www.leeds.gov.uk/llas

 

Speak with your friends and current tenants. Recommendations are normally good providing you can trust the person making the recommendation. Current tenants in a property you view are a great source of information. Some questions to ask:

•What is the landlord like at getting repairs done?

•Was the property clean when you moved in?

•What are the landlord's good points?

•What would they say are the landlord's weak points?

•Would you rent a property from this landlord again?

 

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How much should I pay?

 

You will be responsible for paying:

• Your rent and possibly that of your housemates - look out for joint liability!
• Deposit
• Utility bills if not included in your rent
• Administration charges (depending on the contract)

 

Rent

Rent levels will vary depending on where you choose to live. You can pay anything from £50 for a room, up to £130 for a studio apartment. The landlord will expect your first rent payment to be paid before you move in. Will you have the money to pay nearly £300 in rent in May or June?.

One important point to bear in mind though is how much you pay does not necessarily relate to the quality of landlord or standard of accommodation.You may pay £72 per week for a room in a shared house, have a laminate floor and fresh paint but it doesn't mean the heating will always work or the beds are comfy to sleep on.

When choosing a property you need to go deeper than the visual appearance. The current tenants will be a good source of information so ask them what its like to live in the property.

 

Joint liability

Imagine having to pay your rent and also having to cough up a share of up to £3000 plus for someone else's rent as well. This happens all too frequently. If you agree to rent a property with a group of friends and you all sign the same contract you could be jointly liable to their rent as well as your own.

If someone fails their exams and does not come back to Uni, there is a fall out and someone moves out or even if someone just decides they don't like the property. None of this is the landlords fault and they will still expect to get their rent. The person who moves out or fails to pay is still responsible but so is everyone else in the property because of joint liability. If any court action is taken the landlord can take everyone to court.

So be warned and remember joint liability:

• Do you think all your housemates can afford the rent?
• Is everyone really happy with the property?
• Can you think of any problems with the group members that may cause a split and mean someone moves out?

 

Deposits

The average deposit is between £250 and £300.  This will be paid once you have signed your contract. So if you sign up in January you will need the deposit money. The deposit covers any unpaid rent from you or your housemates as well as any damage charges. Here are a few tips to protect your money:

• Make sure you know which deposit scheme the landlord is using to protect your money. You should be given this information no later than two weeks after paying your deposit .
• Don't pay a deposit until you have signed the contract.
• Think twice about paying a 'holding deposit'. If you choose not to take the property you could lose the money.
• Take photographs and write to the landlord if there are any damages when you move in. Keep copies of all letters you send. If you don't you could find yourself paying for someone else's damage.
• Look after the property and pay the rent on time to avoid any unnecessary deductions at the end of your agreement.

 

Utility bills

If they are not included in your rent can cost you anything from £10-15 per month depending on how many people you share with and whether the property has double glazing. If utility bills are including in your rent find out if the landlord has a clause in the contract to increase payments if the bills go up. Even if bills are included in the rent don't use this as an excuse not to turn lights off or have the heating on when you don't need to. Be kind to your environment. Here are some utility tips:

• Speak with the current tenants and find out what they are paying
• Don't put your name on the bills until you move in or you could end up paying for what the landlord may use over the summer if they are doing work
• Take meter readings when you move in and make sure you give them to the utility companies or you could end up paying for someone else as well.
• Put everyone's name on the bills so you have joint responsibility

Consider setting up a utility account that everyone pays into each month - it's much easier than having to chase people for money when the bills come in.

 

 

Administration charges

Check what the contract says but you could find yourself having to pay £20 here and £45 there for anything from late rent payments to getting locked out of the property.  If you know you can't pay your rent on time, tell the landlord in writing in advance and hopefully you can negotiate a smaller admin fee or they may even waive it.

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Guarantor Forms

 

These are used by some but not all landlords. They are a form that your parents sign agreeing to pay any rent or damages should you fail to pay up. There is a risk to your parents signing a guarantor form. If you sign a joint tenancy agreement then your parents may also be signing up to be jointly liable for your debts. Some parents refuse to sign which can be a problem if you have already signed your contract. This could prevent you getting the keys to the property.

Before you agree to rent a property, show your parents a copy of the guarantor form and see if they are happy to sign it. Ask the landlord to accept a limited guarantee from your parents e.g. just covering your rent/damages contact the Student Advice Centre for more details

Tell your parents not to give too much personal information on the form e.g. NI number, bank details or passport details should not be necessary.

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Is my landlord legal?

 

New government legislation has come into force to protect tenants and ensure that the properties they rent are safe and that landlords look after their deposits. Before you rent from a landlord check that they are legal.

Some landlords need a licence to rent out their properties (houses in multiple occupation). If the property you are thinking of renting has five or more people living there over three or more floors then the landlord must hold a HMO license. Not to have one is a criminal offence and could affect whether they can charge you rent.

Log onto www.leeds.gov.uk and type HMO into the search engine. This should access the public register to see if your prospective landlord has applied for their licence. If you find they haven't e.mail the hmo.team@leeds.gov.uk or contact the Student Advice Centre.

Don't rent the property if the landlord can not provide you a copy of the HMO licence.

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Who will look after my deposit?

 

Leeds Student Homes has been in the media for months because they failed to return deposits on time or made deductions that students thought were outrageous. The Student Advice Centre are also aware of yet another agent in Leeds who seems to be holding on to students deposits without explanation.

 

How can you make sure that this does not happen to you?

From April 2007 any deposit taken by a landlord has to be protected in a Tenancy Deposit Scheme. At the end of the tenancy the landlord has to provide good evidence to support any deductions. This means providing specific details of charges and showing invoices for any repairs, replacements or cleaning. This will make it far harder for any landlord to unfairly keep your money.

When you hand over your deposit your landlord has to tell you which scheme they are protecting your money in. You should ask for this information in writing within two weeks of handing over your money.

If the landlord refuses or simply fails to tell you, let us know at advice@luu.leeds.ac.uk. For more information log onto www.direct.gov.uk/tenancydeposit.

Be very wary of any landlord saying they are not taking a deposit but instead want higher administration charges or higher advanced rent payments. Ask yourself why they are trying to avoid the legislation that is there to protect their tenants? These two pieces of legislation are here to protect you, the tenant. It is your choice whether you decide to enforce your rights but if you don't you are sending a message out to your landlord that says its O.K to avoid their legal responsibilities.

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What do I sign?

 

Ask your friends who are already living in a private house whether they read and understood the agreement they signed? The vast majority of students don't read beyond the first page if that. BUT is this a good idea to sign something that could make you jointly liable for say £22,000 without even reading it?

We think not, but every year we see many students tied into agreements with people they can't stand without even realising it. So LUU have been working with Unipol to draw up a new easy to understand tenancy agreement for students. It's easy to see why many students don't read their contracts, there are so many different agreements that explain your responsibilities in many different ways. Most of the agreements have countless charges for this and that and rarely highlight any of the many rights that students have...just their responsibilities.

This new agreement aims to guide you through your rights and responsibilities in a way you can understand. So once you sign up there are no nasty surprises should things go wrong.

A big advantage is that a copy of the agreement is available online so you can look over it before you even start house hunting. So if you have any questions, concerns you can ask them without the pressure of a landlord standing over you with pen in hand. Finding out what you can and can't do and what you should expect from your landlord before you start to look puts you in a very strong position to negotiate with the landlord and also know whether they are trying to put undue pressure on you.

2008 is the first time the contract will be used, find out which landlords are committed to best practice and ensuring their tenants understand what they are signing up to. Have a look now at the contract and let us know if you have any questions. Even if you do not sign the same contract it will give you an idea as to what to expect http://www.unipol.leeds.ac.uk/National/agreement/.

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What happens if I sign a contract and change my mind?

 

The first step is to check your contract. If you have a start and an end date, chances are you are responsible for the rent unless you can find a replacement tenant. Steps to take:

• Speak to the landlord - they should be able to readvertise
• Tell your housemates and see if they know anyone else who could move in. They may not be happy but joint liability could mean they end up paying for any rent you owe
• Advertise the property yourself to find a replacement.

It is important that everyone works together to find a replacement, arguments and fall outs will not pay the rent. Once a replacement tenant is found, ask the landlord to have a new contract drawn up and pay your deposit back to you.

Any problems contact the Student Advice Centre at advice@luu.leeds.ac.uk.

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How do I make sure I get the keys to move in?

 

Check your contract to find out what you must do to ensure you get the keys. In some circumstances the landlord can keep the keys and still charge you rent. Make sure:

• Everyone pays their first rent payments on time
• Everyone has paid a deposit
• All guarantor forms have been handed back
• Everyone has signed the contract
• Make sure everyone has signed a direct debit form for rent

If you know there are problems, speak to the landlord to try and make alternative arrangements. Make sure you keep in contact with your housemates in the weeks before you are due to move in so you know if there are any problems.

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What do I need to know about the street I am moving in to?

 

Have a walk around Headingley or Hyde Park and you'll see why some residents, both students and non students get angry. Noise, rubbish and car parking are all serious issues for people living in the student hot spots.

Talking rubbish

• Find out what day your bins are emptied (and make sure you put them out on time and take them back in again
• If you don't have any bins contact Leeds City Council (0113 398 4760) and order new ones
• Make sure all rubbish is properly bagged up and put in the bins
• If rubbish blows into your garden/yard don't leave it...bin it

 

Noise nuisance
Be considerate - not everyone will have the same sleep patterns as you so think about your neighbours. Leeds City Council Environmental Health can apply to the courts to get an order removing music equipment - it has happened to students so be warned.
If complaints are made about noise from your property a complaint could be made to the University and if serious disciplinary action can be taken. So bear this in mind when you turn the music up or come home after an evening out.

Cars
Vehicle crime has been on the increase in LS6. Ask yourself whether you really need your car. Headingley and Hyde Park are within walking distance of campus and on great bus routes. Leeds City Council are also introducing more permit parking so you could find getting a parking spot difficult.

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UCR's and Community Code

 

When you move into privately rented accommodation you become part of a community- so how you live affects the people around you. Little things like saying 'hi' to your neighbours, putting your bins out on the right day and keeping the noise down are really important. It doesn't take much but a bit a thought makes a huge difference.

If you're interested in getting involved in your community, check LUU's Community Rep scheme, http://www.leedsuniversityunion.org.uk/volunteeringandcommunity/ucr/ or to find out about volunteering in your area go to http://www.leedsuniversityunion.org.uk/volunteeringandcommunity/.

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When I move in, what are my five main responsibilities?

 

1. Pay your rent on time
2. Take the rubbish out
3. Report any repairs needed
4. Look after the property and its contents including securing the property at all times - Visit http://www.knowledge-leeds.co.uk for some tips on security
5. Be a responsible neighbour

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What are the five key things I can expect from my landlord?

 

1. Safe and well maintained property
2. Property ready for you to move into
3. Repairs carried out within reasonable times
4. 24 hours notice of any property visits
5. Professional and courteous service

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What about Energy Performance Certificates?

 

It's now the law for a landlord to show you, free of charge, a property's Energy Performance Certificate (EPC) when you look around. This is a six-page document that gives you an idea of how energy efficient and environmentally friendly the property is.

On the first page is an easy-to-read ratings chart, which shows you how efficient the property is out of 100, on an A-G scale. Look for houses with a higher rating - anything below a 35, or in categories F or G, is not really fit to live in. If you come across any of these, the Student Advice Centre wants to hear about it! Email advice@luu.leeds.ac.uk.

Also on page 1 is a table showing approximate prices for utility bills for that property, allowing you to easily compare different houses.
(Note: the prices are based on assumptions of how many people are in the house and their daily routines that are likely to be much lower in energy use than ‘student lifestyles’, so bear this in mind.)

There is also information on later pages for tenants giving easy tips for saving money on fuel bills.

Why it's important:

• It's the law - if the landlord doesn't show you an EPC, they can be fined £200, so tell us!
• If you look round a house that seems cheap, check the energy efficiency as it might reveal hidden heating costs. Likewise, if a house is quite expensive and is also low efficiency, you could be paying over the odds and might want to ask the landlord to lower the rent.
• It gives you another tool in comparing houses you look at, and gives you an idea of future costs.

 

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