Tenant information for renting in the UK

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The purpose of this site is to provide basic information and useful links in support of tenants.   Over time we will enhance this site to increase the information and content based on feedback provided.

The private rental sector has grown hugely over the last 20 years, in fact recent statistics published identified over months’ million homes in the private rental sector.   Overall this should be good news as the private sector provides flexible housing supply, however most people are also aware that there are good and bad private landlords and tenants.

To help ensure you enjoy a happy tenancy it is key that you understand some of the basic rules and rights afforded to tenants.   This site provides an introduction to this and also provides some links to other sites that you may find useful.  

Remember, if you feel that other information or links from this site may be useful, please email us   webmaster@cooltorent.co.uk

CURRENT   ARTICLES OF INTEREST

Below you will find topical articles relating to renting properties in England.   The current subject is about what happens when your tenancy agreement comes to an end.

Coming to the end of the tenancy?

Please note that you should seek professional advice form a solicitor or other organisation such as the Citizen’s Advice Bureau, the information here is only provided to inform you of some points that you may want to consider before ending a tenancy.

When the shorthold tenancy comes to the end of its fixed term, the landlord can end the tenancy but they must give 2 months’ notice that they require possession.   If the landlord agrees a replacement tenancy, it will automatically be on shorthold terms unless the landlord agrees to set up a replacement tenancy on an assured basis.

If the landlord agrees a replacement tenancy, it can either be for a fixed term or run on a periodic basis (known as a contractual periodic tenancy). If the landlord grants you a replacement shorthold tenancy on a fixed term basis, he or she will only be able to regain possession during the fixed term on one of grounds for possession (see DLCG website for more information).

Once the fixed term has ended, the landlord will be able to regain possession provided the landlord has given you 2 months’ notice. If the landlord grants you a replacement shorthold tenancy on a contractual periodic basis, then they will be able to regain possession at any time provided that 2 months’ notice is given that possession is required.

If the landlord does nothing, the tenancy will automatically run on from one rent period to the next on the same terms as the preceding fixed term shorthold tenancy agreement (known as a Statutory Periodic Tenancy). The tenancy will continue to run on this basis until you leave, the landlord replaces the tenancy, or the landlord requires possession of the property.

Leaving the rental property before the end of a tenancy period

If you have a fixed term tenancy but want to move out before the end of the term, you can do so if the landlord agrees you can leave early, or if there is a “break clause” in the tenancy agreement and you have followed any requirements for giving notice specified in that agreement. If the agreement does not allow you to leave early and the landlord does not agree that you can break the agreement, you will be contractually obliged to pay the rent for the entire length of the fixed term.

However, this does not mean that the landlord should necessarily be able to claim for the whole term’s rent if you leave early as there is also a responsibility on the landlord in this situation to try to cover his or her losses in other ways.   For example by trying to re-let the accommodation. If the tenancy does not have a fixed term, you must give the landlord reasonable notice in writing of your intention to leave. As tenant you have to give at least 4 weeks notice if you pay rent on a weekly basis and at least a month’s notice if you pay rent on a monthly basis.

Can the landlord ask the tenant to leave when the fixed term of a shorthold tenancy has come to an end?

If the tenancy started on or after 28 February 1997 The landlord has a right to repossess the property without giving any reasons for possession at any time after any fixed term comes to an end provided it is at least 6 months since the start of the original tenancy

10 TIPS TO FIND A PROPERTY TO LET

1.                 The first step for a prospective tenant is to review the areas for renting.   As a starting point consider commuting to your place of work and any other places you may travel to regularly.   From this point you will be able to determine the areas where rental properties can be considered.

2.                 The next step is to consider other criteria for a rental property, for example how many bedrooms, flat or house, how far from public transport, access to local facilities such as schools, parks, restaurants.

3.                 Next to consider is budget, what can you afford?   As a general guide consider an additional 10% on top of the rent to pay local council taxes (noting it can be higher in some areas), then a further 10% to cover gas, electric and water charges (possibly more than 10% for more than one person living in a property.  

4.                 Having determined what you can afford to pay, and the type of property you require, now is the time to start searching.   The internet is the best place to start as you will find a lot of properties and flats to let   on free sites such as Simple2rent.   When you do start to look you will find some properties are advertised with rent costs “per week”, and others “per month”.   A simple guide to use is 1 month rent = 4.3months’ x weekly rent.

5.                 Having found a shortlist of properties the next step is to move quickly and arrange some viewings, organise your time to maximise viewings allowing for travel time.   Once you have developed your shortlist you may find the choice between properties is difficult to make.

6.                 Choosing between different properties.   Draw up a list of what you consider to be important factors and to each factor give it an importance score out of 10.   For example, a property near a station may have a higher importance than being close to a local pub.   Once you have your list of important factors the next step is to score each property to let against those factors, again out of 10.   For example the property might be 20 minutes walk from a station, so it may get only 2 out of 10.

7.                 The overall ranking for each property.   Total up the scores for each property to let by multiplying the importance score by the rating you give the property.   Example importance = 8/10 for closeness to a station, actual score given was 5/10, thus the property scores 40 (8 x 5).   Adding up all of the scores gives you a simple list to focus on the one or two you like the most.

8.                 Next step is negotiation on the rent.   Yes, negotiation.   Often you will find there is some flexibility on the rent.   Never make the first offer, tell the letting agent of landlord that the property is a little above your budget and ask them to suggest how much the rent could be reduced.   Once they give a figure you can go back with a counter offer, and so on until you agree a price.   Remember, try not to be the one who makes the first offer on price or you will lose some negotiating power.

9.                 So, now you have agreed the rent, the next step is to review the contract terms.   Check these very carefully for any hidden extra costs, you need to know exactly what you will be paying.

10.             The final step is the ‘move in’.   Not enough people pay attention to this very important factor.   Check all of the inventory very carefully and if necessary bring to the landlord or agents attention and points that need to be documented in the property’s inventory or schedule of condition.   Make sure that this is signed by the landlord or agent, you will need this when you move out.   Failure to check properly could result in you paying additional repair or redecoration costs when you move out of the property.

Other property related information

If you are in the unfortunate situation where you need to stop repossession or need to sell very quickly you can find companies such as RepayMortgage.   One of the key benefits with a sell and rent back option is that you get to keep your house or flat without being evicted as a result of property repossession. For more details on the property sales and renting services simply visit the website by clicking on on of the links above.

There is also a new breed to   property agents setting up, they provide internet marketing to help people sell their properties including buy to lets   without paying excessive fees.   One such example is Enfield Estate Agents; where they provide property for sale advertising services in the Enfield area. This really is a great property service providing a low cost option to sell you property, whether it is your home or a buy-to-let.

A key requirement for many landlords is to establish that a tenant is trustworthy in that they are going to look after their property and pay the rent due.   This is not to say that landlords view all tenants as suspect until proven innocent, its just that a very small number of tenants do cause problems for landlords and as a result tenant screening or credit check reports are often carried out to establish a tenant's suitability using websites such as www.Credit-Check-Services.co.uk. In times of increased identity fraud and increasing private rentals market is makes sense for landlords to use these tenant checking services.