Here at Aston Properties, we aim to make finding your perfect student property as easy as possible.
We’re also experienced enough to know that student house hunting can come with its fair share of hassle, especially if a group is ill-prepared.
The most important thing to remember before entering into a legally binding tenancy agreement (your contract with the landlord) is to take your time and raise any concerns before you sign.
With this in mind, we’ve compiled our own checklist of key issues to consider before signing that all important contract…
Take house viewings seriously.
Once you’ve decided on your group, it’s time to decide on a budget and arrange to view a good selection of student houses.
Look in different areas to see what you can get for your money. Sometimes the sacrifice you make for not being within stumbling distance of your lecture hall can start to clock up as extra cash in your bank account.
Viewings are the ideal time to find out what lies beneath the surface of a seemingly good deal… Be prepared with any questions you feel are relevant and don’t be afraid to ask them!
What type of contract is it?
Once you’ve found the right property, you’ll be expected to secure it by signing a tenancy agreement and possibly paying a deposit.
Student lets almost always involve an assured shorthold tenancy agreement for a fixed term of 12 months. Beyond that there are two main types of tenancy contract that a landlord might offer a group of students.
A joint tenancy agreement which holds the whole group responsible for the property and collective rent payments.
Or an individual contract between each tenant and the landlord.
The latter tends to be offered when individuals take on (for example) a room in a shared house. In this instance, if one person leaves the house for any reason or pays rent late, the co-tenants will not be liable to cover for them.
Read it ALL
Contracts can be long and boring things that make even your dissertation look appealing! Whilst reading the small print in its entirety may be the last thing you want to do, we really do advise it as a necessity.
A copy of our standard assured short hold tenancy agreement is available here to download and below is a list of key points to look out for whether you’re signing with us or elsewhere:
– Check the start date and end date (you’d be surprised)
– Make sure all the tenants’ names as well as the landlord’s are on the contract
– Take a look at your obligations in detail (what you can and can’t do during your time in the accommodation)
– Check the rent amount as well as who is liable to pay it
– Make sure the contract allows for general wear and tear
– Check for any agreed repairs (eg. agreed washing machine replacement)
If something looks odd to you or you want to clarify your understanding of part of the contract then don’t be afraid to bring it up with the landlord or agent. Similarly if the landlord has agreed to repair or purchase something (while you were viewing) then make sure they’ve got that down in writing. This may be done using a supplementary agreement, which if signed by both parties by way of agreement is still perfectly acceptable.
Once your contract is signed, you are bound by its terms – there is no turning back.
Deposit Protection Schemes
One of most overlooked aspects of any tenancy agreement is the deposit. Deposits of around one month’s rent are collected prior to the tenancy commencing in case of late rent or damage to the property during your stay.
From a student’s point of view, the most important thing is to make sure you know what you’re paying and that the full amount is protected for the whole time you live there. If signing as a group, remember you will be jointly responsible for the property as well as payments.
By law, all deposits taken by landlords must be registered with a government backed deposit protection scheme within 28 days. Check that your landlord is part of a scheme and has put your deposit into one accordingly.
There are only three approved schemes (the Deposit Protection Service (DPS), My Deposits and Tenancy Deposit Scheme (TDS)). If you are worried, simply ask for the deposit protection information to be reiterated.
You might have heard (or even experienced yourself) that many student groups don’t get a good proportion of their deposit returned at the end of the lease. Some landlords will try to get what they can out of you when it comes to deposits. Remember even though you paid the money a year ago, it still belongs to you and it should only be deducted if the reasons and amounts are fully justified (with evidence).
Guarantors
Most student landlords will require each student to have a guarantor. Put simply that’s someone who agrees to pay your rent if you cannot make the payments (usually your parents).
It means that the landlord can chase two people when looking for a payment and the guarantor can be taken to court! Note: don’t ever miss a payment.
Normally, the landlord will not require your guarantor to be there to sign the contract but will ask them to sign an alternative contract and send it back with proof of identity (passport photocopy) as well as proof or address.
It is important that you choose someone who trusts you and you should NEVER rely on them to bail you out.
Summer holiday period
Whether you’re jet setting off somewhere sunny or sampling the finest delights the British Isles have to offer, it’s well worth factoring in that most landlords will expect at least half rent during July and August.
Occasionally, properties may be offered with reduced or even no summer rent but be sure to check your contract as it may stipulate that you cannot live in the property during the summer period or that if you do you will be liable to pay full rent.
Don’t be afraid to haggle!
Always remember that at the end of the day a landlord is a sales person and you are their customers! Have a conversation about the rent amount being asked for and don’t be afraid to try to negotiate a lower price.
Just bear in mind that if it is known to be a popular house it might not be worth risking to lose it if the landlord decides to take up another group’s offer. Having said that, there’s no harm in asking before you agree to the contract!
And don’t be tempted to go for a property where you’re not 100% that you can afford the rent (and other living costs) for the whole contract.
Agency fees
The dreaded agency fees!!
It is not uncommon for agents and sometimes landlords to charge sign-up fees. Remember, they cannot charge you for properties that you view, only the one that you are choosing to rent. The fees cover professional expenses such as the drafting of contracts and day-to-day dealings associated with renting a property.
You will most likely be charged agency fees anywhere in the region of £20-£150 per person. Anything over this should be avoided.
Is your group exempt from council tax?
As a full-time student you are granted exemption from paying council tax. You will still need to notify the council that you are occupying the property but once they’ve confirmed your student status you will receive a notice of exemption rather than a bill.
Part-time students, however, don’t have this luxury, which is something you might want to consider when you’re choosing who to live with – if even one person in the household is not a full-time student, they will attract council tax to the property and whilst you may get a discount on your council tax bill, you won’t be exempt completely.
Just remember… don’t be rushed into signing but do bear in mind the fact that other groups may be interested in ‘your’ property. A good agent/landlord may hold off additional viewings whilst you make a decision but that doesn’t mean a group that have viewed previously won’t come back and sign for it. If you don’t want to miss out, be prepared to move fast.
Once you’ve checked through all of our tips, you should be in a much better position to understand exactly what you’re signing up for: This means it’s finally time to find your perfect property…
We have a great selection of student properties catering for individuals and groups of all sizes. To browse our online selection click here or to speak to a member of our experienced team please call us on 0113 293 6080 or email us at: info@astonproperties.co.uk.
