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House Hunting ?
Read this first!
The information in this leaflet has been checked for accuracy at the date of printing. When significant changes occur the leaflet will be re-issued.
This leaflet is available in different formats. Please ask.
Aston Students’ Guild
Advice & Representation Centre
May 2009
1. Finding a house
2. Housing lists
3. Inspections and safety
4. House sharing
5. Aston Brook Green
6. Tenancy agreements
7. Rent
8. Vacation rent
9. Deposits
10. Inventories
11. Council Tax
12. Bills
13. Fire Safety
14. Insurance
15. Repairs
16. Water rates
17. TV Licence
18, University Records
19 House Hunting checklist
The Advice & Representation Centre (ARC) encourages landlords, and the companies who own the private halls of residence in the city, to contact them from January onwards to advertise for the letting year starting in the summer. You will not have problems finding a suitable property. Supply exceeds
demand!
►Private Halls: In the last few years there has been a huge change in the housing market as companies build private halls of residence in the city centre.
►Shared Houses: There are still lots of shared houses in Birmingham suburbs such as Erdington if you prefer to live with your friends in the local community. Try not to agree to take the first house you see, unless it is absolutely perfect. Looking at one or two houses gives you an idea of the quality of property on offer.
2. Housing lists.
All non campus accommodation, including private halls, is advertised on www.astonstudentpad.co.uk. By using studentpad you can refine your search and obtain masses of information about the available properties. You can also use its message board facility to talk to your fellow students.
3. Inspections and safety issues
Landlords are obliged to have all gas appliances such as cookers, fires and boilers, safety checked annually. The Guild require properties to have a safety check on the electric wiring. Adverts are not accepted unless the ARC has copies of the safety certificates. The ARC does not inspect any of the properties advertised on its lists.
4. House Sharing
Private companies let you apply in groups with your friends and living in a shared house obviously lets you share with your friends. However, if you have doubts about sharing with someone then don't sign up. Experience shows that these doubts tend to grow rather than diminish.
If you choose a shared house for 5 or more which also has 3 or more storeys, your landlord will have had to register the property with Birmingham City Council to ensure it meets all safety standards.
5. Aston Brook Green (ABG)
Applications for ABG, a housing association site, managed by the Students' Guild are usually made in January for annual tenancies which begin on the first day of the summer vacation. Houses are available at ABG for students in groups of 3 and 4 and for student couples, or single parents, wanting a 1 bedroom flat.
6. Tenancy agreements
If your landlord does not have a tenancy agreement , the ARC have a recommended one which includes a detailed inventory. The ARC agreements are uniquely designed to be used either individually or jointly. If your landlord uses a different agreement, the staff in the ARC will be happy to check it over before you sign.
7. Rent
Landlords usually require rent in advance. Always ask for receipts or pay by cheque or direct debit via your bank account.
8. Vacation Rent
In shared houses landlords vary as to whether they want full rent, half rent, or a lump sum of rent to cover the summer months when you may be absent from Birmingham. However, it may be possible to negotiate a reduced rent for the period. There is no legal requirement not to charge full rent. The ARC tenancy agreement allows for a reduced summer rent. Students are usually expected to pay full rent for Christmas and Easter vacation periods.
9. Deposits and the Tenancy Deposit Scheme
Since 6 April 2007 , if you take a new tenancy using an assured shorthold tenancy agreement (which is very likely) , the landlord has to protect your deposit by either taking out special insurance or by handing the deposit to a third party. This is the Tenancy Deposit Scheme. A deposit is returnable unless there are rent arrears or the property / furniture has been damaged. Deposits should not be withheld for " fair wear and tear".
10. Inventory.
To avoid possible future disputes with the landlord , it is advisable to use an inventory. These are available from the ARC. Take photographs where possible to provide additional proof against any claim by the landlord.
11. Council Tax.
If the accommodation you choose is occupied solely by full time students, no council tax will be payable. If you are thinking of sharing your accommodation with non-students or part time students , the accommodation will no longer be exempt. Council tax will be payable, by the landlord in most instances, but can be indirectly passed to student and non-student tenants as a rent increase. For more detailed information, please see the ARC leaflet ‘Council Tax’. Register for council tax exemption by using the forms available from the ARC.
12. Gas, Electricity, Telephone and internet bills in shared houses.
Ask your landlord for details of the company or companies which supply gas, electricity , phone lines or internet connections to the house.
You should contact the companies a few days before your tenancy begins. This allows them time to arrange for the supply to be in your names. It is a good idea to read gas and electricity meters as you begin and end your tenancy. At least 48 hours notice of arrival and departure is usually needed. Those people named on the bill are legally responsible for paying it. Sometimes more than one name can be put on a bill which spreads the legal responsibility. Some utility companies will ask for a returnable security deposit before connecting the supply.
Agree in advance whether or not you all pay an equal share of the bills. Consider what would happen if one student spent most of the time out of the house; or if someone else regularly spent time with your group; or if some students were not present during the vacation when others were. Would you all want to pay equal shares or would you agree to read the meters at regular intervals to look at usage costs?
13. Fire Safety
Your landlord must provide fire resistant furniture and upholstery. In shared
accommodation there should be fire safety equipment; self-closing fire doors; a fire door, fire extinguisher and fire blanket in the kitchen and interlinked smoke alarms in communal areas. If your house has three storeys ( including ground floor), regulations include emergency escape lighting and a fire resistant safe escape route.
14. Insurance
The Landlord should insure his building and any of his possessions in it. You should take out personal possessions insurance to cover the value of your belongings. Most insurance companies need you to have individually locking bedroom doors in order to validate the insurance.
15. Repairs.
The landlord is responsible for keeping the exterior structure of the property in good repair. He also has to keep water and gas pipes, electric wiring and sockets, basins, sinks, baths and toilets, water heaters and fixed heaters, e.g. gas fires in good repair.
The City Council will take action on your behalf against a landlord who does not do repairs, once you have formally written to the landlord about the disrepair. Equally you can see a solicitor, usually under the Legal Help scheme, who can also act for you. The ARC will recommend one if required.
16. Water Rates
In shared houses it is usual for the rent to include an amount for water rates; thus
allowing the landlord to pay the water rates out of the rent received. The Tenancy
agreement from the ARC allows for this.
However, some landlords and most accommodation agency tenancies ask the tenants to pay water rates direct to the water authority. Students should contact their water supplier at both the start and finish of the tenancy period. Most water locally comes from Severn Trent Water: Tel: 08457 500 500 or www.stwater.co.uk/
Usually the tenancy agreement is needed to show dates of occupancy and allow bills to be apportioned correctly. Water rates are billed in ‘years’ which run from 1 April to 31 March thus effectively meaning each student tenancy will involve two different water rate billing periods.
17. Television Licences.
If you use a television in the property you will need a licence. If you have a joint
tenancy agreement you will only need one licence for the whole house, however many TV’s there are. If you have individual agreements you will need a licence for each person’s TV set. If you move house you may phone 0870 241 6468 to move your licence address too! Alternatively try website www.tvlicensing.co.uk/index.jsp
18. University records
Once you know your new address log onto My Aston Portal (MAP) to update your details.
19. House Hunting Checklist for shared houses
Looking at a property.
Think or ask about the following things when you are looking at houses. Don’t just worry about who is going to have which room - there are other matters which may be just as important!
Furniture.
Is there enough furniture for everyone?
Is there enough space in the kitchen to store everything?
Does any of the furniture belong to existing tenants?
Is all the furniture in good condition?
Does the upholstered furniture meet current fire resistance standards
( it may have a special label)?
If the upholstered furniture is very old it is unlikely to be fire resistant - not only will this be illegal but it will also give off lethal fumes when on fire.
Will there be an inventory of all furniture signed by the landlord and the tenants?
Gas and Electricity.
Is there heating in every room?
Do all fires work?
Does the cooker work?
Does the oven work?
Have you seen gas and electricity safety certificates ( not necessary if the house is on the lists provided by the Advice & Representation Centre/ on astonstudentpad)
Are there any danger signs e.g.soot or discolouration on any gas fires?
Check which company supplies the house with gas and electric
Fire Safety.
Could you escape safely if there was a fire ?
If your house has more than 3 storeys, there are specially strict rules on fire safety - ask at the Advice & Representation Centre
Money.
Do you have to pay summer rent? If so, is it at a reduced rate?
Will you have the right to live there in the Summer if paying Summer rent? ( The law says you should but not all landlords understand this, so check it out!)
You can not be asked to pay rent if the house is not habitable
Do you have to pay water rates?
Deposit
Which Tenancy Deposit Scheme does the landlord use?
What is the deposit for ? - Is it to reserve the property whilst you think it over and get the tenancy agreement checked out or is it the basis of a binding legal agreement (it is more likely to be the latter)?
What if you change your mind tomorrow?
Do you have a receipt for any money paid?
N.B. Legally the deposit may not be more than twice the monthly rent.
Tenancy Agreements.
Will the landlord provide an agreement and let you get it checked before signing it?
Is it a joint or an individual agreement?
A joint agreement means you are all fully liable for each others’ rent
An individual agreement means you are liable for your own rent.
From your point of view it’s usually better to have individual agreements;
From the landlord’s perspective it’s better that you should have joint agreements.
Landlord details and promises.
Get the landlord’s full name, address and telephone number.
Do the current tenants appear to get on with him or not?
If the landlord promises to provide extra facilities or to make improvements, get this in writing, signed and dated to avoid arguments in the future.
If repairs or renovations are being done as you view the house, get written confirmation of expected date of completion.
No rent should be payable if the house is not habitable. This includes Summer rent.
Outside the Property.
Does the roof look sound?
Are the drains clear?
Is any of the woodwork rotting or unsafe?
Is there any damp near gutters or drain pipes?
Cleaning.
Is the house clean? - It should be in “ reasonable condition ” when you move in.
Repairs.
Do any repairs need doing?
Have you told the landlord (in writing) what needs doing and kept a copy of your dated letter?
Plumbing.
How do you heat and pay for hot water?
Does the toilet flush properly or show any signs of leaking?
Security.
Are the door and window locks adequate?
Are the window frames wooden or UPVC plastic double glazed?
Do the windows lock?
Do the windows open for fresh air and a possible means of escape from fire?
Is the area itself secure (i.e. any boarded up houses nearby?)
How will you get home late at night?
How far do you have to walk (and is it safe)?
Will you have to walk through subways and is there reasonable street lighting?
Is the front of the house visible from the street, not obscured by bushes or trees?
Insurance.
Can you afford insurance for your personal possessions?
Do the bedroom doors have locks on? - Many insurance policies are invalid without!
Will it cover you for vacations if the house is empty?
What postcode area is the house in because it affects the premium you will have to pay?
Services.
Who is responsible for
Window cleaning
Gardening ( has the landlord provided gardening tools?)
Decorating
What does the tenancy agreement say about you doing the decorating yourself?
Current tenants.
Try and speak to the current tenants to make sure you are not letting yourself in for a
difficult year. They usually have views on the landlord which can be worth listening to!
Pests and vermin.
Are there any signs of pests (mouse droppings, slug trails, ants, pigeons, rats etc)? Ask the tenants!
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