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: 802981
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Slide1
Ready To Rent: Northern Ireland
Training for student renters
Slide2The 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)
Slide3Workshop 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 renters
Slide4Workshop focus
This training focusses on your rights under
Assured Shorthold
Tenancies in Northern IrelandIf you’re not sure what tenancy you’re being offered, get advice before signing
Slide5House-hunting
Slide6Ready, 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 individuals
Slide7Jargon 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.
Slide8Guarantor:
Someone who signs an agreement to say that they will cover your rent if you are unable to pay.
HMO:
A House of Multiple Occupancy, with 3 or more unrelated tenants sharing. 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 Busting
Slide9House-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-list
Slide10House-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 Student Union Advice CentreNegotiating: Feel confident to negotiate, but approach with a constructive attitude!
Slide11House-hunting: what to look out for
Red Flag, Red Herring or In the Red?
Slide12House Hunting: Red Flags
These are warning signs:
* This is a legal requirement where you are signing a joint tenancy agreement
UnlawfulBad practiceNo HMO Registration Certificate (where 3+ tenants share who are not related)Pressure to sign immediatelyNo information on how your deposit will be protectedSignificant signs of disrepair
Landlord not registered with councilNo Gas Safety CertificateUnreasonable letting fees No Energy Performance Certificate*
Slide13House-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 council’s Environmental Health department if the landlord isn’t registeredReport the landlord/agency to the Northern Ireland Housing Executive if the landlord/agency is letting an HMO that isn’t registeredReport the landlord/agency to the Northern Ireland Health & Safety Executive if the landlord refuses to provide a Gas Safety certificateSeek advice from your SU advice service before taking action, particularly if you’re not on an AST
Slide14House-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 renovations
Slide15House-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 guarantor
Slide16House-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 itCan show you all legal documentation
Slide17House-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
Slide18Signing a Contract
Slide19What 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 in!On the plus side, it means your Landlord cannot evict you without a court order
Slide20Joint AST contracts
If you are signing a Joint tenancy you are all
jointly 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 contracts
Slide21Joint vs Individual contracts
Joint AST Individual ASTs
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 tenant
Slide22Signing 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 advice
Slide23Signing 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.be
Slide24Their responsibility
o
r mine?
Slide25Contract Hunt
Slide26Contracts: What’s in them
Pages 1-2: Details about this particular contract
Pages 3-4: Tenant’s Obligations
Page 5: Landlord’s ObligationsPage 6: Grounds for possession/evictionRemember: Legal obligations still apply even when they’re not included in the contract!
Slide27Contract
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 given, ensuring the property meets the Fitness StandardTo 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 deposit
Slide28Contract Checking: 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 paidAny details on improvements or repairs that have been agreed
Slide29Contract Checking: 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.”
Slide30Contract Checking: Things to see
Other documents to see before signing:
Energy Performance Certificate
Gas Safety CertificateGuarantor form (where relevant)HMO Registration Certificate (where relevant)After signing:You should receive a receipt when you hand over your deposit, which should be protected within 14 days. You should receive “Prescribed Information” within 28 days. If you don’t, request it in writing and if you receive no information, report the landlord/agent to Environmental HealthWithin 28 days of your tenancy starting you should receive a Rent Book and a Statement of Tenancy TermsYou 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.
Slide31Tenant Troubleshooting
Slide32Scenarios: Tenancy Toolkit
TENANCY TOOLKIT:
Organisations
DocumentsLocal Council’s Environmental Health departmentThe NUS Contract check-listStudent Union Advice CentreAn InventoryDeposit Protection Scheme’s “Alternative Dispute Resolution” processGuarantor form with limited liability
Individual Tenancy Agreements
Slide33Scenarios:
GuarantorGate
Next steps:Try negotiating with Landlord and old housemate about repayments
Continue to look for a new housemateVisit your Student Union Advice CentrePrevent this by:Avoid 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 agreements
Slide34Scenarios: 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 partyChecking your rights and responsibilities in your contract
Slide35Scenarios: Mould Mayhem
Next steps:
Take photos and keep a record of communication with landlord. Make sure communication is in writing
Contact 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 ASTReport 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 contract
Slide36Scenarios: 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 expectations and choosing a responsible lead tenantSigning individual contracts
Slide37Tenancy 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.be
Slide38Let’s take
c
ollective
a
ction!
Slide39Why 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
Slide40The 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 agents
Slide41Spectrum line
Slide42What’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