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All you need to know from searching, signing, settling to saying goodbye.

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All you need to know from searching, signing, settling to saying goodbye.

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Page 1: Don't Let Yet! Rent Right

All you need to know from searching, signing, settling to saying goodbye.

Page 2: Don't Let Yet! Rent Right

Contents

2Don’t Let Yet, Rent Right

Chapter 1 – SearchingFact v Fiction 3Don’t Let Yet campaign 4Things to think about 5Manchester Student Homes – University Approved Accommodation 6Landlords and properties 7

Chapter 2 – SigningTenancy agreement 8Deposit 10Fees 11Housing checklist 12

Chapter 3 – Settling InSettling in 14Living with your flatmates 16Living in the community 17Holidays 18

Chapter 4 – Saying GoodbyeCleaning 20Inventory 21Bills 21Getting your deposit back 22Contact 23

Page 3: Don't Let Yet! Rent Right

Searching for a property in the private rented sector can be a very daunting yet exciting time. Furthermore, renting off-campus is a huge commitment and should not be something that you rush in to. This booklet is designed to assist you in searching for the property that’s right for you.

Chapter 1:

Chapter 1: Searching

Fact v Fiction

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First of all, I’m sure you’ve all heard rumours that if you don’t get a house by the end of October you’ll be unable to find a property. However, these rumours are untrue. So let’s separate fact from fiction:

Fiction: There are not enough properties in Manchester for all of the students

Fact: There is a surplus of good housing in Manchester that can accommodate students

Fiction: If you don’t get a property quickly, you’ll end up living miles away

Fact: There are lots of different types of properties close to the University, in areas such as Fallowfield, and they are not taken straight away. In fact, there are often properties very close to the University still available in September

Fiction: The majority of people get their houses for next year before Christmas. If you don’t get one before Christmas you won’t get a nice property

Fact: Manchester Student Homes confirmed that the majority of students are signing their tenancy agreements in January, February and March. In fact, students are still signing tenancy agreements in August and September.

Furthermore, there are lots of great properties in the Manchester area

Fiction: All the affordable houses will be gone first and landlords put up their rent after Christmas

Fact: This is just not correct. In fact, the longer you leave it, the more likely it will be that you can negotiate a lower rent with your landlord. Usually, the larger properties are taken first but there are still lots of three to five bedroom properties available in Manchester throughout the year

Fiction: Although I have just met my hallmates, I know I want to live with them next year

Fact: By January you will have settled into university life and will have a clearer idea of the sort of people you want to live with. Granted, these may be the people you met in Welcome Week – but then again, you may have a different, closer circle of friends than you had in September. So why not wait a few months so that you are certain that you want to live with these people throughout second year.

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Chapter 1: Searching

Don’t Let Yet campaignHi! My name’s Ellen McLaughlin and I’m your elected Community Officer at the Students’ Union. The most popular point on my manifesto was the promise to run a housing campaign, part of which is ‘Don’t Let Yet’. During my three years as a student, I heard many stories of students being ripped off by landlords and stressful disputes, and so decided that something needed to be done!

In the private rented sector it is unfortunate that the landlord has the most rights in the contract and the tenant is left with very few. However, do not fear! There are a few things you can do to ensure that you have a healthy relationship with your landlord and hence a stress-free experience. Most importantly, do not rush into renting a property, because there is a surplus of housing in Manchester. It’s true that there is a limit on one bedroom houses, or larger houses such as eight to ten beds, but our Advice Service repeatedly meets stressed students who signed for an eight bedroom house in October and decide in January that they want to live with other people or have to deal with members of the house dropping out.

Make sure you definitely want to live with the people you’re jointly signing a contract with for a year. If you’re unsure, it’s possible to get two houses on the same street or even next to each other so

you can live close to but not necessarily with all of your friends - so wait until after your exams in January.

Secondly, follow this advice guide once you’re in the process of renting a property. Landlords will try to push you to sign by saying ‘We’ve had five other viewings today’ or ‘I have another really interested group straight after’, but the chances are that they are exaggerating. Most importantly, there are more houses than there are students to rent them, so the ball is in your court. Before signing a tenancy agreement, don’t be afraid to negotiate on price, summer rent and if bills are included. Finally, if you want more advice or would like to get involved in the campaign then please don’t hesitate to contact me. We have many upcoming volunteering opportunities.

Contact me:

[email protected]

@CommunityMcr – tweet me your positive and negative experiences with landlords with #DontLetYet

facebook.com/execteam.communityofficer – follow the campaign on Facebook.

T: 0161 275 2930

Alternatively, drop into the Student Voice office on the ground floor of the Students’ Union to chat about it.

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Chapter 1: Searching

manchesterstudentsunion.com/adviceservice

Things to think about:Who you want to live with?It’s vital that you think about who you want to live with. The people that you meet and party with during Welcome Week may no longer be your closest friends after Christmas. You only really get to know a person once you live with them, so it helps if you know what a person is really like, and what hobbies and traits they have, before you move in together.

Then again, you may be concerned that you wont have anyone to live with. However, don’t rush into signing a tenancy agreement with people that you have just met and don’t know. Make sure that you spend time with people that you are thinking of renting with.

How many people should I live with?Initially, you may think that it’s a great idea for you and nine friends to get a large property together. However, a property with 10 tenants is likely to be noisy and quite messy.

If you want to settle down to work in a clean property, then living with nine other people may not be for you.

Ways to find people to live with:• Thoseyouhavealreadylivedwith

• Peoplefromyourcourseorsocieties

• Studentforumsorsocialmedianetworks

• Advertsaroundcampusandonthe2nd floor noticeboard of the Students’ Union building

• Viamanchesterstudenthomes.com

LocationOnce you’ve decided who you want to live with, you should consider where you want to live. Think about:

• HowfarfromtheUniversityyouwanttobe

• HowfarthepropertyisfromtheCityCentre

• Whethertheareahasgoodtransportlinks

• Wherethelocalshopsandamenitiesare

When you’re viewing properties, you should always visit the area more than once - for example, during the day and at night to get a good feel of the area.

BudgetBefore you even start searching for properties, it’s vital that you work out what your budget is so that you’re realistic about how much you can afford to pay in rent. You should also make sure that the people you want to live with are aware of your budget and you’re aware of theirs.

Bills inclusiveYou should also consider if you want a contract that’s inclusive of bills. If you decide to pay the bills yourself, you should try to budget about £15 a week per person. However, this depends on how much gas and electricity you use and how energy efficient the property is.

If you decide to sign a contract where rent is inclusive of bills, please be aware that most tenancy agreements have a fair usage clause. Remember that bills included does not mean unlimited usage.

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Chapter 1: Searching

Manchester Student Homes University Approved AccommodationManchester Student Homes is a free University-run housing service for students. The University of Manchester, Salford University and Manchester Metropolitan University are all involved in running the service that provides:

• Landlord Accreditation – so all landlords on the site are approved

• Property Search – find a student home online or flatmates to share with

• Housing Advice – free, independent housing advice

Manchester Student Homes are dedicated to promoting good landlords and properties for students. All the landlords that have been accredited and accepted on the scheme have signed a code that will protect tenants.

You can search for accredited properties on Manchester Student Homes by number of bedrooms, area, type of property, cost of rent, if bills are included and length of tenancy.

There’s also a message board where students can advertise spare rooms or ask for flatmates to live with.

If you choose to rent via Manchester Student Homes, you’ll have peace of mind that the property has been accredited. If you experience any problems during your tenancy agreement, you can contact Manchester Student Homes who can assist you in making and resolving a complaint.

For more information please visit:

www.manchesterstudenthomes.comTel: 0161 275 7680/1Manchester Student Homes, Unit 1-3 Ladybarn House, Moseley Road, Fallowfield, Manchester, M14 6NDThere are several other letting agencies in the Manchester area, but these landlords have not been accredited by the University. If you do decide to rent with another letting agency it’s vital that you have your tenancy agreement checked. The Students’ Union Advice Service can check your tenancy agreement. To arrange an appointment, please contact 0161 275 2952 or email [email protected]

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Chapter 1: Searching

Landlords and propertiesSo you’ve decided where you want to live and who you want to live with, but now you’re confronted by different types of properties, landlord and letting agents.

What’s the difference?

Landlord: The landlord is usually the person who owns the property. Often a landlord will instruct a letting agent to manage the property on their behalf. However, you can rent a property directly from a landlord and you’ll contact the landlord directly regarding repairs.

Letting agency: A landlord can instruct a letting agent to manage the property on their behalf. However, there are varying degrees of management. Some landlords ask the letting agency to advertise the property on their behalf, and once the property is let the landlord will manage the day-to-day running. Other landlords ask the letting agency to fully manage the property, so you’ll usually contact the letting agency if there’s a problem.

Shared houses or flats: This is the most common type of student property. It means that you’re renting a room in a house or flat but sharing the kitchen, bathroom and living space with others.

Self-contained houses or flats: This is a small flat or house with one or two rooms and its own bathroom and kitchen. You won’t be sharing with others, but it’s often a very expensive option.

Private sector Halls: These are privately owned developments that offer Hall type living. You’ll have your own room, and possibly bathroom, on a corridor but will share a kitchen, and possibly bathroom. Some of these developments also offer gyms on site.

Bedsits: A bedsit room has a bed and living space. Often the bathroom and kitchen are shared with others.

Studios: This is similar to a bedsit, but the kitchen and bathroom are self-contained.

Room in owner house: The kitchen, bathroom and living space will be shared with the owner of the property, and you’ll rent a room in the house. Some offer meals and often there are house rules that can vary greatly.

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Chapter 2: Tenancy agreementSo you’ve decided what type of property you want to live in, who you’re living with and where. You’ve started looking for properties, have found the perfect one and are thinking of signing the tenancy agreement.

However, as the tenancy agreement is the most important part of renting a property, it’s vital that you have read it carefully and understand all of the clauses. You should also have your tenancy agreement checked by the Students’ Union Advice Service or Manchester Student Homes before you sign.

Never sign a tenancy agreement unless you have read all of the terms and understand all of the clauses. If you’re not sure, ask! You can ask the landlord or letting agency or you can ask the Students’ Union Advice Service. If you don’t believe that a certain clause in the tenancy agreement is fair then discuss this with your landlord before you sign. Once you have signed a tenancy agreement, you are bound by the terms of the contract.

A tenancy agreement is a legally binding contract between you and your landlord, giving you a legal interest in the property providing that you pay rent and adhere to the tenancy. It also sets out the legal terms and conditions of the tenancy that can protect both you and your landlord.

The great majority of student tenancy agreements are assured shorthold tenancy agreements, or AST for short. It’s important that you are aware of the terminology before you sign a contract:

• AST fixed-term agreement: Most student tenancy agreements are

for a fixed period of time. The contract will state when the tenancy will begin and when it will end. Most student fixed-term tenancy agreements will be for 12 months.

If you sign a 12 month fixed-term tenancy agreement, it’s vital to realise that you are bound by the agreement for 12 months. If you leave the tenancy before the end of the fixed-term period, it’s likely that you will still be liable to pay rent until the end of the contract, unless you find a replacement tenant. If you want further information about this, please contact the Students’ Union Advice Service.

Chapter 2: Signing

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• AST periodic agreement: Once your fixed-term tenancy agreement has expired and you remain in the property, you will have a periodic tenancy agreement. This means that your tenancy agreement rolls forward on a monthly basis and you’re still bound by the original agreement that you signed. If you want to leave the property, you must usually provide your landlord with four weeks’ notice, but check your agreement for the exact details.

• Joint tenancy: Again, this is a common type of student tenancy agreement. If you and your housemates sign the same contract with everyone’s name on then you have a joint tenancy agreement. This means that you, and possibly your guarantor, are jointly and severally liable for the whole rent. For example, if one of your flatmates leaves the property, you could be held liable for their part of the rent. This is the same with damage. If the property is damaged, you can be held liable even if you did not cause the damage.

• Individual tenancy: If you and your flatmates have individual agreements with the landlord, then you have an individual contract. This means that you are only liable for your part of the rent.

• Guarantor: Most landlords ask for a UK based guarantor. A guarantor is a person, usually a parent, who agrees to pay your rent if you default on it. Your landlord can take legal action against a guarantor for unpaid rent.

Some guarantor agreements make a guarantor responsible for the whole rent of the property, while others are only responsible for the tenant’s portion of the rent. If a student does not have a UK based guarantor then they may have to pay up to six months’ rent in advance.

• Licence agreement: Although most tenancies are AST, some agreements are licence agreements. A licence agreement is a mere permission to stay in the property and students with a licence do not have as many rights.

A student who lives with their landlord will have a licence agreement. Furthermore, if you don’t have exclusive possession (for example, if a landlord can change your room at any time), it’s likely that you will have a licence agreement. This is a complex area of law, so if you’re unsure if you have a tenancy agreement or a licence agreement, book an appointment with one of our Students’ Union Advice Service advisors.

Chapter 2: Signing

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DepositA deposit is a sum of money paid to the landlord to safeguard against damage to the property. Under the Housing Act, a landlord is obliged to protect a deposit in one of three tenancy deposit schemes. Therefore, it’s vital that you ask your landlord or letting agency which scheme your deposit will be protected in.

A deposit must be protected within 30 days of the landlord receiving it. Furthermore, you should receive certain prescribed information about the scheme that your deposit is protected in. If you don’t receive such information, you should contact your landlord or letting agency as soon as possible to check where your deposit is.

The purpose of the mandatory tenancy deposit schemes is that it safeguards your deposit against landlords unlawfully refusing to return the deposit. Once your tenancy agreement has ended, you should receive your deposit back, providing that you’re entitled to it. A landlord can retain the deposit or part of it to cover the cost of damage or rent arrears.

If your landlord refuses to return your deposit or part of it and you disagree with this, then you can contact the tenancy deposit scheme. The tenancy deposit scheme will have a dispute resolution service that assists tenants and landlords in resolving disagreements regarding the amount of deposit that is to be given back to the tenant.

If you and your landlord cannot agree, the scheme can decide, on the evidence given by both you and your landlord, how much deposit should be returned to you.

It’s vital that any deposit you pay is protected in a tenancy deposit scheme. If you are unsure then you can check if your deposit has been protected by using the following websites:

• TheDisputeService(TDS) www.thedisputeservice.co.uk

• DepositProtectionService(DPS) www.depositprotection.com

• MyDeposits www.mydeposits.co.uk

If you discover that your deposit hasn’t been protected in one of the above schemes, please contact the Students’ Union Advice Service for advice on what to do next.

Chapter 2: Signing

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FeesAs well as paying a deposit, a landlord or letting agency may ask you to pay other fees such as a holding fee or administration fee. These fees can vary greatly from landlord to landlord, with some being refundable and others non-refundable. It’s important that you know what you are paying for and why.

• Booking/admin fee: This fee is charged to cover the administrative costs of renting a property, such as drawing up a tenancy agreement. This fee can vary dramatically, so ask the letting agency which service the fee covers. This fee is non-refundable.

• Referencing fee: This fee is charged to cover the costs of a landlord or letting agency applying for a reference/credit check on you and your guarantor. If you’ve been asked to pay an admin fee as well, you should ask why the referencing fee isn’t included in this. This fee is usually non-refundable.

• Holding fee: This fee is paid to reserve a property while referencing/credit checks are being made. The property should be taken off the market when the fee is paid but is subject to satisfactory checks being made. The fee is non-refundable. You should ask the landlord or letting agency for written terms and conditions of the holding fee.

• Retainer fee: This fee is usually reduced monthly rent paid to reserve a property. A student may pay a retainer fee over summer but the contract will not start until September. It’s important that you ask your landlord whether you can move into the property over summer.

• Rent in advance: This is usually one or two months’ rent that is paid to secure the property. This money paid should be deducted from the first (and second) month’s rent. Rent in advance should not be used as a deposit. If this occurs, please contact the Students’ Union Advice Service. You should check when this money will be deducted.

Chapter 2: Signing

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Housing checklist:

Is the property accredited?

Have you fully read the tenancy agreement and are you satisfied with it?

Have you spoken to the current tenants and asked for their views?

Is the property in a good location for you?

Can you get to and from the University?

Can you get to and from a supermarket?

Is the property secure? Are the doors and windows lockable?

Does the property have double glazing?

Are you happy with the condition of the property? If not, do you have any agreed repairs in writing?

Are you happy with arrangements for repairs during your tenancy? Who will be your point of contact?

Are there any signs of damp or mould? (If yes, you should discuss this with your landlord)

Do you know who you will contact about the property during your time as a tenant?

Are there enough toilets for the number of people living in the property?

Are there enough showers or baths?

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Chapter 2: Signing

When you go to view a property, take this useful list with you and use it to compare the properties:

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Are you happy with the communal areas?

Are kitchen utensils supplied?

Is there a washing machine?

Have you seen the Gas Safety Certificate? (This is a legal obligation, so don’t sign without it)

Have you seen the Electrical Safety Certificate for the property?

Are there smoke alarms?

Is there a carbon monoxide detector?

Is the local area well lit?

Will you feel safe at night?

Is the rent within your budget?

Is the deposit within your budget?

Do you know which scheme the deposit is held in?

Are any bills included?

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Chapter 2: Signing

Now compare the different properties based on these answers.

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Chapter 3: Settling inSo you’ve signed a tenancy agreement and the time has come to move into the property. It’s vital that you complete the below as soon as possible after moving in:

Complete an inventory: An inventory is a document that indicates the condition of the property and furniture when you first move in. This document is then used to check the condition that you’re leaving the property in when you move out. An inventory is vital and can reduce problems that you may experience at a later stage.

Ideally, you should receive an inventory from your landlord or letting agency. If you receive an inventory, you should check that it’s correct and that no marks or damage are missed from the document. If you don’t receive an inventory then you should complete one and send this to your landlord or letting agency.

When drafting an inventory, you should start by checking the hall and move round the property in a logical order. In each room, you should make note of any stains, rips, marks and burns, and where they are - for example, burn mark on carpet in the first bedroom. It’s a good idea to take dated photographs of the damage and send these to your letting agency or landlord.

Problems moving in: When you move into the property, you may discover that the property isn’t in the condition you expect or that items are missing.

If you experience this, you should contact your landlord or letting agency immediately and express your concerns. You may find that things are resolved quickly. If you don’t receive the response you expected, then you should write an email to your landlord or letting agency.

Tip: When dealing with your landlord or letting agency, it’s important that you remain polite and factual. It’s a good idea to appoint one lead tenant who will deal with the landlord on behalf of the property. If you prefer to do this yourself, then you should maintain clear, written communication between yourself and your landlord. Using email is convenient as you can keep a record of what was said and on what date. You can also use these emails as evidence if needed in the future.

When emailing your landlord, you should try to keep to the point and avoid lengthy or overly brief emails. You should set out the problem clearly without too much emotion and include what resolution you want. If your landlord agrees to do something, make sure that this is put into writing.

Chapter 3: Settling In

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Gas Safety Certificate: Your landlord has a legal obligation to ensure that all gas appliances are safe. Every 12 months, your landlord must have a gas safety check carried out on all gas appliances to ensure that they are safe. Your landlord will then be given a record that this annual gas safety check has been carried out and the result is satisfactory.

Your landlord must provide you with a copy of the Gas Safety Certificate prior to you moving in. If a gas safety check is carried out while you are in the property then you should be given a copy of the certificate within 28 days.

If you have not seen the Gas Safety Certificate, ask your landlord for a copy immediately.

Gas and electricity bills: On the day your tenancy agreement starts, you should go to the property and take meter readings for the gas and electricity. You should then call the gas and electricity companies and explain that you have moved into the property and give them the meter reading. You should then set up your account with the utility provider.

Make a note of the meter readings just in case. It’s important that you inform the utility company of all the tenants living in the property so that the bill can be put in everyone’s name.

If you’re unsure where the gas and electricity meters are, you should contact the letting agency or landlord for more information.

Council Tax: Most students are exempt from paying council tax. To demonstrate that you are a student and thus exempt, you should send the council a council tax exemption certificate, which you can obtain from the Student Services Centre. Pleasenotethatstudentsareexemptfrompaying council tax until the last day of their course. This is the last day of term and not the date of graduation. Therefore, final year students may find that they are liable to pay council tax for the last weeks of June.

Other bills: As well as gas, electricity and council tax, you should also pay your TV Licence, water rates, phone line and internet provider. It’s a good idea for you and your flatmates to talk about bills before you move into the property and decide how you will pay for the bills and how much money should be set aside each month to pay for them. It may be that each flatmate sets up a direct debit in their name to pay for a different bill and the others give money each month towards it.

Chapter 3: Settling In

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Settling in

Living with your flatmates

Insurance: Make sure that you and your flatmates have individual contents insurance to protect your belongings.

Recycling: When you move into the property, you should find out when the refuse and recycling bins will be collected. It’s important that you put your bins out regularly to prevent infestations and bad smells.

You can contact the Council for a leaflet on when the bins will be collected and you should place this somewhere that can be seen by all flatmates. Usually the black bin will be collected one week and the recycling will be collected the week after.

You may find that you have several bins, so familiarise yourself with what goes where. The colour of the bins may differ slightly from your hometown. Once the bins have been emptied, you should remove them from the pavement and store them at the back of your property if possible. If you’re unsure where to store your bins you should check with the landlord or letting agency.

Once the excitement of moving in together subsides, you may find that tensions appear. The most common arguments between flatmates are about bills, keeping the property tidy and noise.

It is imperative that you and your flatmates discuss tensions before they escalate. It may be an idea to have monthly meetings to discuss any tensions that are arising. In the meeting you could discuss upcoming bills and any concerns about cleanliness.

You could draft a cleaning rota to ensure that the property is kept tidy. You could also agree that you will cook and eat together once a week so you do not live in isolation from one another.

Chapter 3: Settling In

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Living in the communityRemember that your property is in a community with residents who have lived there for several years. It’s important that you respect your neighbours and community. Below are some tips for living in the community:

• Meet your neighbours: When you move into your property, why not go round to your neighbours’ property and introduce yourself? If you don’t feel comfortable introducing yourself in person, pop a postcard through the door introducing yourself.

• Reduce noise: Try to keep noise to a minimum by ensuring that your TV or music system is kept at a considerate level. If you play a musical instrument, try to practice at a reasonable time of day.

• Mention any noise: If you are thinking of having a party or anything that could be relatively noisy, inform your neighbours in advance. You could invite them round for a drink too. Furthermore, you should discuss noise levels and expected end times. Remember, your neighbours may have young children and it’s unfair to keep families awake.

• Get involved: Why not get involved in the community to feel part of it? You could join the local residents’ association or go to community events. You will have an elected Student Community Officer who is a student representative for a designated area where there are a high number of University of Manchester students living in the private rented sector. They are a vital link between all residents, the University, the local council and the Students’ Union.

Finally, when you are living in the community, you are representing the University. The University will take any behaviour that brings its reputation into disrepute very seriously.

Chapter 3: Settling In

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HolidaysMost students will vacate their student property during the Christmas and Easter break. However, it’s important that you take certain action before you leave the property vacant. There are eight steps that you should take before you leave and you should also check your tenancy agreement for further responsibilities.

1. Inform your landlord and neighboursBefore you leave the property, you should contact your landlord and let them know that the property will be vacant for a period of time. Your landlord may want to carry out repairs if the property is empty or may need emergency access to your property if there are any problems. The elected lead tenant should give the landlord their contact details while the property is vacant.

If you know and trust your neighbours, you should also inform them that you are leaving the property as they can keep an eye on it for you. They may spot strange activity around your property and can report this to the police if they know you are all away.

2. Secure the propertyAlthough this sounds obvious, you should ensure that the property has been properly secured before you leave. You should make sure that the last person to leave checks that all doors and windows are locked. Any valuables should either be taken home or hidden away. If no valuables are visible, this will deter burglars.

3. Pay billsMake sure that you pay any bills before you leave the property. You do not want to return to red letters threatening further action for unpaid bills.

Chapter 3: Settling In

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4. Put heating on low timerYou should set your heating to come on to a low heat twice a day during winter. This will prevent your pipes from freezing over and possibly bursting. There is usually a clause in your tenancy agreement that states that you should ensure that the heat is on a low timer if the property is to be empty for a period of time in the winter months.

If you forget to put the heating on a low timer and the pipes burst, you could all be held liable, and repair bills for burst pipes can run into thousands of pounds. This is another reason why you should take out contents insurance when you move into a property.

5. Save energyWhen you move out of the property for the holiday period, you should save energy and money by unplugging electrical appliances. You may also want to empty and defrost your fridge freezer and turn it off. This will save you money. However, check your tenancy agreement first. You should ensure that you do not flood the property by defrosting the freezer. Remember to put a tray down to collect melted ice when defrosting.

6. Dispose of foodIf you’re leaving the property for a period of time, you should ensure that you dispose of any perishable foodstuffs. You don’t want to return after the holiday to discover that all the food in the fridge has gone mouldy. You may be able to take some foodstuffs with you. If not, why not ask your neighbours if they want them?

7. Clean the propertyYou should try to clean the property before you leave, otherwise you will have to do this when you return.

8. Put the bins outIdeally, you should put the bins out before you leave. You could ask your neighbours if they would bring the bins in for you after they have been emptied.

Chapter 3: Settling In

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Chapter 4:

CleaningFirst of all, you should check your tenancy agreement to see what you need to do before you give back the keys. Most tenancy agreements are clear on what cleaning a tenant should undertake before they leave. Some tenancy agreements have a clause that states that the windows should be cleaned internally and externally before a tenant leaves. Therefore, you may have to hire a window cleaner to do this.

The most important thing to remember is that you should leave the property in a very clean condition as this will help to prevent problems in getting your deposit back. This is regardless of how clean the property was when you first moved into the house.

You should ensure that the carpets are hoovered in every room before you leave. Make sure that there is no hair left on them. If the carpets have got dirty over the year, you may want to think about having them professionally cleaned. Pleasebeawarethatsomecontractshave a clause requiring the carpet to be professionally cleaned.

If you pay for a professional carpet cleaner, you can decide how much to pay and what cleaning is to be done, whereas if the landlord instructs a carpet cleaner, it could be more expensive. You should keep any receipts or invoices as evidence that you have had the carpets professionally cleaned.

It’s important that you thoroughly dust the property before you leave as deductions can be made from your deposit for failing to do so. You should also ensure that you remove anything that is yours from the property and don’t leave any of your belongings in the house. If you have any unopened tins, you could donate these to a foodbank, such as the Manchester Central Foodbank which is student-led, or a homeless charity such as Mustard Tree. If you have unwanted items such as clothes, you can donate these to a charity. If you leave your belongings in the property, you could be charged for the cost of removing them.

Before you leave, you should check that the light bulbs are working. If you fail to replace a light bulb, you can be charged for this.

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You’ve spent a year in your property and you’re now due to leave. However, before you go, there are some important things that you have to do.

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Inventory

Bills

Before the end of your tenancy agreement, make sure you have the inventory that you completed at the start of your contract to hand. If you do not have a copy of the inventory, you should ask your landlord or letting agency for a copy of it.

You should read everything on the inventory and ensure that every item meets the condition mentioned on the original copy. Remember that you are not responsible for general wear and tear, but you could be liable for damage caused to any items.

When you leave the property, you should conduct a formal check-out with the landlord or letting agency. You should try to be present when this takes place so you can agree or disagree with anything that is discussed.

If you are unable to be there when the landlord or letting agency checks the property, make sure that you take lots of photographs of the property before you leave.

It’s important that you pay any outstanding bills before you move out. You should contact each company and let them know the date you are moving out. With regards to gas and electricity companies, you should provide final meter readings on the day you leave, you will then receive an up to date bill.

If you leave without paying the bills, you may find that further action is taken against you and this will impact on your credit rating.

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22Don’t Let Yet, Rent Right

Getting your deposit backYou should check your tenancy agreement about when you should expect to receive your deposit back. There’s usually a time set out for how long it will take to check the property, suggest deductions from the deposit and return the deposit to you.

Usually a landlord or letting agency will write to you proposing any deductions from your deposit or advising when you will get the full deposit back. If you agree that the deductions are reasonable, then respond and agree. The rest of your deposit will then be returned to you. This is the same if there are no deductions from your deposit.

If you do not agree with the amount that is being deducted from your deposit, try to negotiate with your landlord. You could write a letter or email to your landlord, along with any evidence that you have, stating why you believe the deductions are unreasonable.

You could also contact the relevant tenancy deposit scheme and apply to the dispute resolution scheme. You usually have three months to apply to this. You can apply online, setting out why you believe you should receive more of your deposit back and provide any evidence that you have to support this. Your landlord will be invited to respond to your claim.

Based on your evidence and the evidence of your landlord, the dispute resolution scheme will make an impartial decision on what is a reasonable amount of deposit to return to you.

This link has more information on applying to the dispute resolution scheme:

https://www.depositprotection.com/documents/a-guide-to-tenancy-deposits-disputes-and-damages.pdf

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This booklet is designed to give you an overview of renting in the private sector. If you’d like more advice, information or your tenancy agreement checked please contact:

University of Manchester Students’ UnionOxford RoadManchesterM13 9PRAppointments are available Monday to Friday, 10:00 – 16:00.

Alternatively,youcoulddropintotheAdviceService.Pleasenotethatatbusytimesitmay not be possible to see you immediately.

Call us on 0161 275 2952Email [email protected]

Contact

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