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Tenant InformationIf you are renting for the first time you may have a few question marks in your head... here at Artful Lodger Leeds, we want to make the process as easy as possible for you by answering some of those questions. If you have a question you would like answering and you can't find it here, please click here to email your question to us and don't forget to include your contact details!As a tenant, I want to rent. What should I ask? First: Is the agent a member of ARLA? You will benefit from their experience, professionalism and compliance with ARLA’s bye laws, regulations and accounting procedures. Their professional indemnity insurance which complies with the requirements of the Association’s Fidelity Bond will protect your deposit. ARLA members are Code of Practice providing a framework of ethical and professional standards at a level far higher than the law demands. Do I pay any fees to the Agent? You should not pay introductory fees but there will be certain costs for you to cover, for inventories and for administration including the preparation of the tenancy agreement and taking up references. What money do I need to find at the beginning? Normally at least a month’s rent in advance and the equivalent of a month to six weeks’ rent to be held as a deposit against damage (and the administrative charges noted above. What information will I need to supply? The addresses of referees for the agent to write and confirm your ability to meet the rental commitment. These will normally include your bank or building society, employer, previous landlords, or for some, your solicitor and/or accountant. What are my responsibilities? These should be clearly set out in your tenancy agreement, which you should read carefully before you sign. If in doubt, ask the agent. There is a duty for professional agents to ensure that anyone relying on them is offered correct advice. What is a tenancy agreement? It is a legally binding document between you and the landlord, applicable only to you and the property you are renting, that states the amount of rent, the length of the tenancy, your rights and responsibilities. Your agreement will most probably be an Assured or an Assured Shorthold tenancy under the Housing Act 1988. For bona fide companies and/or rental values over £25000 a year, the agreement will be drawn up under contract law. How long does it all take? Normally, about ten working days to take up and confirm references, clear your cheque covering the first rent period and the deposit, arrange for inventories and the transfer of utility accounts into your name. No professional agent should allow you possession before all this has been done. How long is a typical let? Most agents require it to be a minimum if six months and rarely write a tenancy agreement for longer than a year. What happens if I want to stay on or leave early? Tenancies are frequently renewed and agents often agree the terms for renewal at the beginning and include them in the tenancy agreement. If you’re likely to leave before the end of the original term agreed, you must negotiate break clauses to be written into the agreement. If not, you will remain responsible for the rent until the end of the term agreed, unless a new and satisfactory tenant can be found. What else do I have to pay for? The tenant usually pays the utility bills such as gas, electricity, water and telephone during the course of the tenancy, TV. licence, etc; and the Council Tax applicable to the property. What must I do at the end of a tenancy? Ensure you fulfil your obligations stated in the tenancy agreement to leave the property in the condition it was in at the start, or deductions will be made from your deposit. These will include thorough cleaning and all linen, used or not, freshly laundered. If you have moved furniture, return it to where you found it at the time of the inventory. How do I get my deposit back? After an inventory check and condition inspection, provided there are no missing items or damage, your deposit should be returned shortly after you leave the property. You cannot set your deposit against the last rent payment due. Who has been holding my deposit? Normally, the agent in a designated client’s deposit account. That is why it is important to use an ARLA agent. What is a holding deposit? Do I get it back? Holding Deposits - usually a nominal amount — can be required when you make an offer on a property. If, for any reason, you decide not to go ahead by an agreed date, the holding deposit or part of it will be retained against administrative costs already incurred. Otherwise it will be off-set against the first rent and full deposit payments. If the landlord decides not to proceed then the holding deposit will be returned. Paying a holding deposit in no way legally obliges either party to enter into the tenancy. What are the ARLA Membership Requirements for letting agents? There are stringent requirements for membership of the Association of Residential Letting Agents. A firm must satisfy the Association at interview of its competence and ability to operate to our Principles of Professional Conduct. All member firms must carry Professional Indemnity Insurance to a required standard. Separate client accounts must be held. Commissions for letting property may only be obtained from landlords. Business must be carried out from a properly designated business premises. All ARLA members most lodge a copy of their professional Indemnity Insurance policy with the Association to comply with the requirements of the Associations Fidelity Bond. |
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