Renting a property for the first time can be an overwhelming process, but choosing an estate agent that fits your needs can make all the difference. Estate agents help streamline the search, handle paperwork, and ensure you’re aware of legal obligations. When you’re renting for the first time, the process can feel overwhelming. From finding the perfect property to understanding contracts, it’s a journey full of decisions. One of the most important choices you’ll make is choosing an estate agent to guide you through this experience. A great agent can make the process smoother, while the wrong one can lead to headaches. Here’s how to ensure you’re working with the right estate agent for your first-time renting needs.
1. Research Their Reputation
Before committing to any estate agent, do your homework. A quick online search can reveal reviews, ratings, and testimonials. Look at platforms like Google, Trustpilot, or even local social media groups to see what past clients have said. Pay attention to how agents handle both positive and negative feedback. A trustworthy agent will have a history of professionalism and transparency when issues arise.
Key Tip:
- Check for positive feedback about their communication skills and reliability.
2. Verify Their Credentials
Estate agents are required to follow specific regulations. When choosing an estate agent, make sure they are licensed and registered with relevant industry bodies. In the UK, for example, agents should belong to professional organizations like The Property Ombudsman or ARLA Propertymark. Being a part of such associations shows that the agent adheres to industry standards.
Key Tip:
- Ensure they follow a code of practice and are qualified to handle your tenancy.
3. Assess Their Local Market Knowledge
A knowledgeable estate agent will have deep insights into the local property market. They should be able to provide you with rental trends, average costs, and the best neighborhoods for your needs. This is especially helpful for first-time renters who may not be familiar with the area.
Key Tip:
- Ask questions about the local market to test their expertise on rental prices, transport links, and amenities.
4. Pay Attention to Their Communication Style
Good communication is key when renting a property. Your estate agent should keep you informed throughout the process, whether it’s setting up viewings, discussing rental agreements, or negotiating with landlords. If you find yourself waiting days for a reply, it’s a red flag.
Key Tip:
- Choose an estate agent who is responsive and provides clear, timely updates.
5. Evaluate Their Property Listings
A professional estate agent will have well-presented property listings, complete with accurate descriptions and high-quality images. Browse their online portfolio to see how they showcase properties. If the listings seem unprofessional or incomplete, it might be a sign that they don’t pay attention to detail.
Key Tip:
- Look for agents with clear and comprehensive listings that highlight all important property features.
6. Ask About Their Fees
Estate agents typically charge fees for their services, and it’s crucial to know these costs upfront. Some agents charge tenants for referencing, holding deposits, or admin fees, though these are regulated in many places. Make sure the fees are clear, and ask if there are any additional costs you should be aware of.
Key Tip:
- Make sure you understand all fees involved and that they are transparent about costs from the start.
7. Consider Their Range of Services
Not all estate agents offer the same level of service. Some may just handle property viewings, while others provide more comprehensive support, such as managing rental agreements and repairs. For first-time renters, it can be helpful to work with an agent who offers end-to-end service to ensure nothing falls through the cracks.
Key Tip:
- Choose an agent who provides comprehensive services that meet all your rental needs.
8. Trust Your Gut
At the end of the day, trust your instincts. If something feels off or you feel pressured, it might be a sign to walk away. Renting your first property is a significant step, and it’s essential to feel comfortable with the estate agent you choose.
Key Tip:
- Your comfort level with the agent is just as important as your professional qualifications.
Finding the right estate agent is essential when you’re renting for the first time. By researching their reputation, verifying credentials, evaluating their local market knowledge, and ensuring clear communication, you’ll be in a stronger position to choose the best partner for your renting journey. Take your time in choosing an estate agent, and remember that the right one can make all the difference in finding your perfect rental home.
A guide to assist you in the process of renting a house or flat
In today’s housing market, renting property has become an increasingly important aspect of modern living. With house prices far outpacing wages, getting onto the property ladder has become more challenging, making renting a more viable option for many.
Renting isn’t just appealing to those waiting or hoping to buy a home; it also provides flexibility for people downsizing or relocating to a new area. It’s not uncommon for estate agents to arrange viewings for a diverse range of tenants, from young individuals moving into their first home to older couples looking to downsize.
While renting offers greater flexibility than homeownership, it still requires time and money to find the right place and settle in. Therefore, it’s essential to carefully consider your needs when searching for a property that suits you.
Before You Begin
Ensure you are financially prepared and familiar with the costs and permitted payments associated with renting before you commence your search.
Before you move in, you will likely be required to pay a security deposit along with one month’s rent in advance.
These initial checks are conducted to ensure you can afford the rent, confirming that you will be a suitable tenant.
Other things to consider: How long do you want the tenancy to last? A tenancy agreement typically has a minimum term of 6 months. If you’re unsure, you can request an extension, but be mindful that there may be additional costs involved in extending a fixed-term tenancy agreement.
Start gathering the documents your agent will require to verify your identity, immigration status, credit history, and potentially your employment status.
Find a Property to Rent
Define your criteria for the rental property to make your search more effective.
Take some time to consider what type of property you want and what best suits your current lifestyle.
- Do you have a car and therefore require off-street parking or a garage?
- Do you own a lot of furniture, necessitating an unfurnished rental, or do you have minimal furniture, making a part-furnished option more suitable?
- Have you just graduated and lack furniture, meaning you need a fully furnished place?
- If you opt for a furnished or part-furnished property, you’ll need to take care of the furniture; otherwise, you risk losing part or all of your deposit to cover any damage.
- Do you want or need a garden for yourself, your children, or your pets?
- Where would you like to live?
- Do you need to be close to your workplace or your children’s school?
- If you don’t drive, is it important for you to be near public transport links?
- Do you wish to be close to town for social outings?
Once you have considered these factors, compile a list of your essential search criteria.
1)Caution:
While we understand it can be frustrating if you cannot find the property you wish to rent immediately, please resist the temptation to seek one by posting a request on social media. We have heard of tenants becoming victims of social media scams, suffering both financially and emotionally as a result.
If you suspect you have been affected by a rental scam, please seek assistance from Action Fraud via their website or by calling 0300 123 2040. Action Fraud is the UK’s national reporting center for fraud and cybercrime, where you should report any incidents of scamming, defrauding, or cybercrime in England, Wales, and Northern Ireland.
In Scotland, contact Citizens Advice via their website or by calling 0808 164 6000.
2)Arrange Viewings
The best way to get a feel for the type of property you might rent is to arrange some viewings.
Review your list of favorite properties, then schedule viewings through the website or by contacting the branch managing the property. Many letting agents also offer video tours or virtual viewings, allowing you to gauge whether the property is right for you before visiting in person.
Take your list of criteria with you during the viewing to ensure the property is a good match. It’s also wise to prepare a list of questions to ask; here are some key ones:
- What is the monthly rent?
- What is included in the rent?
- What additional bills will there be, and what are the expected costs? If it’s a houseshare, how are the bills divided, and who pays them?
- How much deposit is required, and how will my deposit be protected?
- What permitted payments do I need to make to set up the tenancy?
- Are there any permitted payments in the future if I decide to renew the tenancy?
- How long is the tenancy agreement?
- What notice period do I need to provide if I wish to leave the property?
- Who should I contact in case of an emergency?
- What insurance does the landlord have to cover the property, and what insurance do I need for myself?
Be sure to check our tips for going on a viewing.
3)Budget for Your Tenancy
Examine your finances more closely if you haven’t done so already. Assess the ongoing expenses associated with managing a rental property.
Budget for Your Tenancy
When you set up a new tenancy, you can expect several significant outgoings:
- A refundable holding deposit is equivalent to one week’s rent per tenancy.
- Your first month’s rent.
- A security deposit, which will total five weeks’ rent per tenancy if the annual rent is under £50,000 or six weeks’ rent per tenancy if the annual rent is £50,000 or more.
- Additional initial outgoings may include purchasing furniture if you are renting an unfurnished or part-furnished property.
Once you have moved in, you’ll need to consider ongoing costs.
- Your monthly rental payments.
- Council tax payments, which may sometimes be included in the rent.
- Utilities such as gas, electricity, and water may also sometimes be included in the rent.
- Phone bills, broadband, and line rental.
Ensure you take all of these costs into account when considering renting a property. Remember, it’s crucial to pay your rent on time and in full, as this can impact your credit score.
Write down a projection of all your monthly outgoings (don’t forget to budget for food, clothing, and leisure activities) so you can see how much money you have left for rent.
4)Arrange Your Rental
The application process is outlined, including what you will need to sign and the helpful documentation you can expect.
Read Your Tenancy Agreement
Carefully review your written rental agreement to understand your rights and responsibilities. If you have any concerns about the agreement, seek advice before you sign.
Agree on an inventory (or check-in report) with your landlord, and as an additional safeguard, take photos. This will help if there is a dispute regarding the deposit at the end of the tenancy. If you are satisfied with the inventory, sign it and keep a copy.
Remember to take meter readings when you move in to ensure you don’t pay for the previous tenant’s bills. Make sure you have the correct contact details for your landlord or agent, and keep them handy. These should be provided to you.
Documents Your Landlord or Agent Must Provide:
By law, there are several documents that your landlord or agent must provide you with at the start of your rental. Use the following list as a checklist to ensure you receive a copy of each:
- A copy of the guide ‘How to Rent.’ This guide is applicable only to tenants in England.
- A gas safety certificate. The landlord must provide one each year if there is a gas installation.
- Deposit paperwork. If you have provided a deposit, the landlord must protect it in a government-approved scheme. Ensure you receive the official information from the scheme and understand how to retrieve your money at the end of the tenancy. Keep this information safe, as you will need it later.
- The Energy Performance Certificate. This will affect your energy bills, and the landlord must provide one (except for houses in multiple occupations). If your landlord fails to provide this, they cannot evict you until they do.
- A record of any electrical inspections. All appliances must be safe, and checks every five years are recommended.
5)Tenancy Responsibilities
Both tenants and landlords have specific legal responsibilities towards one another. It’s important to understand what these responsibilities are and what to expect.
Tenant Responsibilities
Maintain the Property
Ensure that the property is kept clean and well-maintained, including any furniture and appliances. Before undertaking any repairs or decorating, please contact your Landlord or Agent to obtain permission and guidance. If you identify any issues, inform your Landlord or Agent promptly to arrange for repairs. Failing to report minor issues could lead to major problems and may jeopardize your deposit.
In case of an emergency (such as a burst pipe or a malfunctioning boiler) outside office hours, please refer to our guide on how to seek assistance.
Regularly Test Smoke Alarms
Familiarize yourself with the operation of the boiler and major appliances. Locate the stopcock, fuse box, and any meters. It’s far better to know where these are in advance than to scramble during an emergency. Don’t hesitate to ask your Landlord or Agent for assistance if needed.
Lastly, be considerate of your neighbors. Anti-social behavior can result in eviction, so please be mindful of those around you.
You may also find our short guide on handling common maintenance issues helpful.
Landlord’s Responsibilities
Your landlord/agent has certain responsibilities towards you as a paying tenant:
- Maintain the structure and exterior of the property.
- Insure the building against damage from flood or fire.
- Install smoke alarms on each floor.
- Fit carbon monoxide alarms in rooms that use solid fuels (e.g., coal or wood).
- Address issues related to water, electricity, and gas supply.
- Maintain appliances and furniture they have provided.
- Carry out most repairs. If something is not functioning properly, report it to the landlord (or their agent) as soon as possible.
- Arrange an annual gas safety check by a gas-safe engineer for any gas appliances.
- Provide a minimum of 24 hours’ notice for visits related to repairs or maintenance.
- Obtain a license for the property if it falls under licensable criteria, such as properties where you rent a room in a shared house (known as HMOs).
6)Extend or end tenancy
Looking to extend or end your tenancy early? Make sure you have all the essential information before proceeding.
If you wish to extend your tenancy after the initial fixed period, there are several important factors to consider:
- Would you prefer to sign a new fixed-term agreement? This may involve additional costs, so check with your landlord or letting agent.
- Alternatively, you might be able to switch to a ‘rolling periodic tenancy’. In this arrangement, you continue as before but without a fixed term. You can leave at any time by providing one month’s notice, or the landlord can end the tenancy by giving two months’ notice.
- Your landlord may want to raise the rent. Rent increases can occur by mutual agreement, as outlined in your tenancy agreement, or through legal procedures.
Ending Your Tenancy
If you or the landlord decide to end the tenancy, there are steps both parties must follow:
Giving Notice
Landlords are legally required to provide proper notice if they wish for you to vacate the property. Typically, they must wait until any fixed period has expired and give at least two months’ notice. Your tenancy agreement should specify how much notice you are required to give if you plan to leave—one month’s notice is common.
Return of Deposit
Be present when the property is inspected to determine if any deductions will be made from your deposit for damages or cleaning (this is known as a ‘check-out inventory’). If you dispute any deductions, contact the appropriate deposit protection scheme.
Outstanding Rent
Ensure all rent is paid up to date. Do not withhold rent in the expectation it will be deducted from your deposit.
Outstanding Bills
Settle all outstanding bills before leaving, as unpaid bills could affect your references and credit rating.
Clean Up
Remove all personal belongings, clean the property, take meter readings, return all keys, and provide a forwarding address.
The landlord is entitled to dispose of any items left in the property, typically after 14 days.
7)Moving out
As your rental comes to an end, make sure you know what steps to take before leaving the property
Leave a Reply