Training for student renters The state of student renting in the UK NUS research found that Fewer than half of students felt they knew their rights as renters Two thirds of students felt unsupported in their attempts to rent ID: 544341
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Ready To Rent
Training for student rentersSlide2
The state of student renting in the UK
NUS research found that:
Fewer than half of students felt they knew their rights as renters
Two thirds of students felt unsupported in their attempts to rentA quarter of students felt “dissatisfied” or “very dissatisfied” with the management of their home76% of those who had money deducted from their deposit believed this was unfair, though only 16% had success in challenging thisNUS Report: Homes Fit For Study (2014)Slide3
Workshop aims and objectives
Aim: To give you the skills, knowledge and confidence you need to have a good experience in rented housing
This workshop will focus on:
What to look for and steer clear of when house-huntingWhat signing a contract means, and how to make sure it contains what it shouldYour rights as a tenant and how to assert them when problems ariseThe influence we can have when we link up with other rentersSlide4
Workshop focus
This training focusses on your rights under
Assured Shorthold Tenancies
Use Shelter’s Tenancy Checker at shelter.org.uk to check what you are being offeredSlide5
House-huntingSlide6
Ready, Steady, Rent!
Aim of the game: To secure the best house for your team
Rules of play:
Only one group viewing a property at one timeGroups and landlords can make an agreement on a property at any timeAll properties are for 5 individualsSlide7
Jargon Buster
Holding Deposit:
A sum paid to the landlord/letting agent to reserve the property while your contract is being prepared and references are being checked.
Tenancy Deposit: A refundable upfront payment to the Landlord to cover costs that the Landlord might incur during your tenancy that they aren’t legally required to cover. This should be protected in a government-backed deposit protection scheme, and returned at the end of your tenancy.Accredited landlord/letting agent: A landlord or agent who signs up voluntarily to a scheme that sets minimum standards, often above statutory minimums.Slide8
Guarantor:
Someone who signs an agreement to say that they will cover your rent if you are unable to pay.
HMO:
A House in Multiple Occupation, with 5 or more tenants living over 3+ floors. These must be licensed as they have to meet certain safety criteria.EPC: An Energy Performance Certificate- a legal requirement for properties, which shows how efficiently they use energy.Letting Fees: Non-refundable payments that need to be made upfront.More Jargon-bustingSlide9
House-hunting: Don’t Panic!
1 in 5 students sign 7 months ahead
Be aware of risks of early house-hunting
Find out about the local housing market and be wary of pressure from landlords/agentsSee multiple properties to compare rents and standardsSpeak to current tenants where possibleGet all housemates to view the propertyUse the NUS House-hunting check-listSlide10
House-hunting: Securing a property
Holding deposits:
Don’t pay a holding deposit until you’re really sure and have seen a sample of the contract you will be
signing. Get the terms of the agreement in writing, a receipt, and the name and address of the landlord/agent.Contract checks: Ask for at least 24 hours before signing if possible and get contract checked by the students’ union’s advice centre or other advice service if possibleNegotiating: Feel confident to negotiate, but approach with a constructive attitude!Slide11
House-hunting: what to look out for
Red Flag, Red Herring or In the Red?Slide12
House Hunting: Red Flags
These are warning signs:
* There may be additional licensing regulations in your area
** This is a legal requirement where you are signing a joint tenancy agreementUnlawfulBad practiceNo HMO Licence (where 5+ unrelated tenants over 3+ floors)*Pressure to sign immediatelyNo information on how your deposit will be protectedLandlords/letting agents that aren’t accredited
No Gas Safety CertificateSignificant signs of disrepairNo Energy Performance Certificate**Vague/undefined letting feesSlide13
House-hunting: Red Flags
What do I do if a landlord or letting agent isn’t complying with the law?
Write to your landlord or letting agent first to request that they comply with the law and provide evidence. If they refuse to comply you can:
Report the landlord/agency to your local council if the landlord is letting an unregistered HMOReport the landlord/agency to the Health & Safety Executive if they refuse to provide a Gas Safety CertificateReport an agency to their accreditation schemeIf you want to dispute charges or fees you can also report a letting agent to their letting agents’ redress schemeSeek advice from your SU advice service before taking action, particularly if you’re not on an ASTSlide14
House-hunting: Red Herrings
These can distract you from looking closely at the true price or quality of a property:
Bill-inclusive rents
No depositSuperficial qualityFreebiesPromises of major renovationsSlide15
House-hunting: In the Red
These can have big cost implications up front or on top of your monthly rent:
Expensive to heat:
Check the EPC for energy efficiencyCheck there is central heating throughoutCheck windows for double glazingBe wary of attics and basementsUpfront rents in place of a guarantorAdmin/letting feesSlide16
House-hunting: Green lights
Look out for landlords or letting agents who:
Are willing for you to take a contract away for at least 24 hours before you sign itAre accreditedCan show you all legal documentationSlide17
House-hunting
House-hunting video
Download and embed from:http://
beta.nusconnect.org.uk/resources/ready-to-rent-house-hunting-videoView online at: https://www.youtube.com/watch?v=_FOh8oogzks&feature=youtu.be Slide18
Signing a ContractSlide19
What does it mean to sign a contract?
Assured
Shorthold Tenancies are the most common contracts
Contracts/tenancy agreements are legally binding, meaning you need to adhere to their contents even if you never move inOn the plus side, it means your landlord cannot evict you without a court orderSlide20
Joint contracts
If you are signing a joint contract you are all
jointly and severally liable for paying rent and other costs if someone drops out
Be confident this won’t cause problems down the lineIf you’re anxious, try negotiating individual contractsSlide21
Joint vs Individual contracts
Joint contract Individual contract
Pros
ConsCan decide who moves in if tenant drops outAll jointly liable if someone drops outLess admin per tenantDeposit shared so money returned to lead tenantProsConsNot liable to pay if someone drops outLess control over who moves in if tenant drops out
More admin per tenantSlide22
Signing a contract: Guarantors
A guarantor is someone who your landlord can pursue for rent and other costs if you don’t pay up
If you are signing a joint contract and you need a guarantor:
Don’t sign a contract until they have seen it and the guarantor form they will be asked to signMake sure to the form limits their liabilityDownload a sample guarantor form from the Ready to Rent HubIf you need a guarantor and don’t have one, try negotiating with your Landlord or seek adviceSlide23
Signing a contract
Signing a Contract video
Download and embed from:http://beta.nusconnect.org.uk/resources/ready-to-rent-singing-a-contract-video
View online at: https://www.youtube.com/watch?v=zqBJEQ0k4hE&feature=youtu.beSlide24
Their responsibility
o
r mine?Slide25
Contract HuntSlide26
Contracts: What’s in them
Pages 1-3: Details about this particular contract
Pages 4-5: Tenant’s Obligations
Page 6: Landlord’s ObligationsPage 7: Grounds for possession/evictionRemember: Legal obligations still apply even when they’re not included in the contract!Slide27
Contract
H
unt: CluesLegal responsibilities of the Landlord:
To allow you to live in the property without harassment/unreasonable interruptionTo carry out repairs within a reasonable period once notice has been givenTo maintain the structure and exterior of the building, electrical wiring, gas and water pipes, boilers, toilets, sinks, baths, radiatorsTo meet safety standards and provide documentation demonstrating thisTo protect your depositSlide28
Contract Hunt: Things to add
Missing information:
Name and address of the landlord
Name of the deposit protection scheme being used and the terms under which money will be deductedWhen rent is due and how it can be paidDetails on any improvements or repairs that have been agreedSlide29
Contract Hunt: Things to ditch
Possible
unfair terms:7.8: “The
Tenant must not make any noise in the property after 11pm” 7.13: “The Tenant will be liable for the first £100 cost of any repairs7.18: “The Tenant must give the Landlord (or any person acting on behalf of the Landlord) immediate access to the Property at all reasonable times of day”7.19: “The Tenant must return the Property and any items belonging to the Landlord in the same condition as they were at the start of the Tenancy ”7.20: “The Tenant must pay for the property to be professionally cleaned at the end of the tenancy.” Slide30
Contract Hunt: Things to see
Other documents to see before signing:
Energy Performance Certificate
Gas Safety CertificateWhere relevant:Guarantor formHMO licenceAfter signing:You should receive a receipt when you hand over your deposit, and confirmation that it has been protected within 30 days.You should receive an inventory when you move in. Make sure you check it’s accurate and make edits as appropriate. Make your own if you’re not given one.Slide31
Tenant TroubleshootingSlide32
Scenarios: Tenancy Toolkit
Organisations
Documents
Local council’s Environmental Health departmentNUS house-hunting checklistStudents’ Union Advice CentreNUS resource on signing contractsLandlord/letting agent accreditation schemeAn InventoryDeposit Protection Scheme’s “Alternative Dispute Resolution” process
Individual Tenancy AgreementsGuarantor form with limited liabilitySlide33
Scenarios:
GuarantorGate
Next steps:Try negotiating with landlord
and old housemate about repaymentsContinue to look for a new housemateVisit the Students’ Union Advice CentrePrevent this by:Avoiding house-hunting too earlyGetting contract & guarantor form checked by Students’ Union Advice CentreLimiting guarantor liability to your share of rent and damagesCommunicating regularly with your housematesPossibly signing individual tenancy agreementsSlide34
Scenarios: Neighbour Nightmares
Next steps:
Talk to your neighbours to apologise, and talk to your housemates about managing noise in future
Read your tenancy agreement to know your rights and responsibilities: under an AST your landlord cannot evict you without a court order, but you may be breaching your agreement by causing nuisance to your neighboursPrevent this by:Choosing housemates carefully and being clear on expectationsProactively introducing yourself to your neighbours and telling them if you’re having a partyGetting an accredited landlordChecking your rights and responsibilities in your contractSlide35
Scenarios: Mould Mayhem
Next steps:
Take photos and keep a record of communication with landlord. Make sure communication is in writing.
Get evidence of health impactsContact Environmental Health at your local council. It is recommended that you visit your Students’ Union Advice Centre for advice before taking action against your landlord, particularly if you are not on a fixed term AST. Report your landlord’s negligence to their accreditation schemePrevent this by:Using the NUS house-hunting check-list and avoiding houses with evident mould problemsTalking to previous tenantsGetting promised repairs written into your contractSlide36
Scenarios: Deposit Disaster
Next steps:
Offer to paint the room yourselfUse your Deposit Protection Scheme’s Alternative Dispute Resolution (ADR) process within 3 months of contract ending (if both parties agree) to dispute the charge for the burn mark and the cost of painting the room
Prevent this by:Getting an inventory done or doing one yourself, and taking photosCommunicating better with housemates about mutual expectationsSigning individual contractsSlide37
Tenancy Tips
Tenancy Tips Video
Download and embed from:http://
beta.nusconnect.org.uk/resources/ready-to-rent-tenancy-tips-videoView online at: https://www.youtube.com/watch?v=Rlcciluo7b4&feature=youtu.beSlide38
Let’s take
c
ollective
a
ction!Slide39
Why Collective Action?
When we work together as tenants, we are stronger!
We are better able to hold landlords/letting agents to account for poor practice that affects us
We can have a powerful impact on the rented housing sector to the benefit of the whole community, enabling more people to find good quality, secure and affordable homes Slide40
The power of collective action: EPTAG
Edinburgh Private Tenants Action Group are a Tenant’s Union who:
Support renters to know
their rightsTake collective action against rogue landlords, and win!Campaign to tackle illegal letting agentsSlide41
Spectrum lineSlide42
What’s next?
Go to the Ready To Rent hub to for further resources:
readytorent.nus.org.uk
Complete the online evaluation form for a chance to win £50!Get involved in organising with other renters