Renting a home as a student

The leaves are falling, the temperature’s dropping, the summer’s gone and now Christmas is around the corner. It's approaching that time of year again where the students of Leeds beginning looking for next year’s house.

Renting a home as a student can be a daunting and stressful experience, questions such as who live with and where to be are just a couple of the issues you’ll face when house hunting for the next academic year. With rental rates across the city on the increase and a shortfall in available housing stock, we feel it our duty to offer some advice to those finding themselves in this unenviable position.

As one of Leeds’ most reputable and knowledgeable agents with a great wealth of experience in the student rental sector, Central Properties know that student house hunting alone, or with friends – can be a complex process with a tight budget and varying priorities to take into account.

Here are some top tips for any student looking to rent in the private sector:

1. Do your research

Have a look around. Most, if not every property is online these days and those agents or landlords without properly managed websites should be a cause for concern. This way you should be able to get to grip with the average rent of an area. Our website allows you to book in a viewing online and we can even pick you up from your house to do viewings!

Another idea is to speak to older students who have gone through this situation. They will be able to give you their experiences of agents and landlords, whether good or bad! Check the university advice centres which offer free housing or legal advice and contract checking services. The student unions do this for Leeds students.

Whichever landlord or agent you decide to go with, always check what professional bodies they are members of. Being a member of a professional body means there are strict guidelines in place to protect the consumer. The lack of membership may well indicate an unprofessional and untrustworthy business. Central properties are members of:

• Leeds Property Association
• Residential Landlords Association
• Leeds City Council Landlords Accreditation Scheme
• Supporters of the Unipol Code of Standards
• NALS - the National Approved Letting Scheme
• MyDeposits (the dispute service)
• TPO - The Property Ombudsman for Lettings

 2. Rent with the professionals

Unfortunately at present there are no restrictions on who becomes a landlord or letting agent. As such there are a few unscrupulous landlords out there who may not have a tenant’s best interest at the forefront of their mind. However as previously mentioned there are professional organizations in place such as NALS (National Approved Letting Scheme) who enforce a strict code of conduct, as well as ensuring an agent offers client money protection. Central properties are a member of NALS.

3. Read the contract carefully

In the majority of cases when signing for a property as a student you will be presented with an Assured Shorthold Tenancy (AST) agreement. This document is a legally binding contract and stipulates what your responsibilities are as tenants. Once this agreement has been signed you are bound by its covenants. Although it may take an extra few minutes to read through carefully, we strongly recommend you take all the time you need and analyse the small print. If you have any questions ask the agent or landlord, if they don’t provide you with satisfactory answers go have the contract checked through at the student union BEFORE signing it. If the landlord or agent isn't happy with you doing this then they may have something to hide.

Under an AST you will have a joint and several liability clause which means you are not only responsible for your own actions, but those of your co-tenants for the terms of your tenancy. Therefore think carefully about who you will be sharing with before deciding to live with them.

If you’re planning on living with other tenants, it is essential to ensure your landlord has the relevant Homes in Multiple Occupancy (HMO) license. This is a legal requirement for properties where five or more tenants reside in a property on three or more floors. This stipulation can differ slightly nationwide but in Leeds these are the pre-requisites.

If you are paying a deposit then ensure this is being put in a tenancy deposit protection scheme. At Central properties we use “MyDeposits”. This is a legal requirement and you should be given a certificate by your landlord or agent to confirm this has been registered.

4. Other costs to consider

Aside from the rent you must budget for utilities. These are gas, electricity, water, broadband and a TV license if you so wish. Central Properties offer all inclusive rent packages which incorporate these bills. Just ask if this would be something you’re interested in.

Whatever you do, do not ignore these utility companies. We’ve had past experience of energy suppliers coming to the property and switching the gas and electric supplies off in the middle of winter. All because the tenants had ignored their letters and paid nothing toward the bills. These companies WILL NOT forget about you and may lead to court action if the monies are left unpaid, which in turn can affect your credit rating for the future.

As a full-time student you are not liable for council tax.

5. Relevant insurance

As a student you will require contents insurance for your personal possessions. For many people this insurance can be covered by your parents’ contents insurance, but not always therefore always check. If you are not covered then there are a number policies and companies who specialise in students. At Central Properties we use Homelet.

At the start of a tenancy you should be provided with a comprehensive inventory that details the condition of the property as you move in. We cannot advise strongly enough you take the time and fill this out ASAP. Make note of any damages missed on the inventory and take dated pictures. Then return this to your landlord or agent. Any photos should be jointly approved by both landlord and tenant. At Central Properties we use video inventories and provide a copy on DVD to the tenant, which needs to be signed for. At the end of a tenancy a comprehensive inventory signed and dated by both parties can prove vital evidence in the event of a dispute over damages.

Given the above information you should be well armed for the upcoming letting season and we hope to see you all in the very near future!