THE ADVICE & REPRESENTATION CENTRE’S
Ultimate Housing Guide

Contents

WHAT THIS GUIDE IS ABOUT

“RIGHT TO RENT” Regulations

FINDING A HOME

WHEN TO LOOK FOR A HOUSE

REPUTABLE SOURCES

HOUSE HUNTING ESSENTIAL CHECKLIST

PROPERTY CHECKLIST

BEFORE YOU SIGN THE CONTRACT

You should not sign a contract if...

Does my tenancy agreement have to be in writing?

CONTRACT CHECKING

UPFRONT COSTS OF RENTING

You should not pay...

What you have to pay

DEPOSITS

HOLDING DEPOSIT

SECURITY DEPOSIT

HOW PRIVATE LANDLORDS CHECK TENANTS

STUDENTS WHO DO NOT HAVE A GUARANTOR

JOINT AND SEVERAL LIABILITY- IMPORTANT INFORMATION FOR JOINT TENANTS

QUIET ENJOYMENT- WHAT DOES IT MEAN

MOVING IN

MOVING IN CHECKLIST- ON THE DAY YOU MOVE IN

MOVING IN CHECKLIST- WITHIN THE FIRST WEEK

DISREPAIRS, DAMP AND MOULD

DISREPAIRS

Revenge eviction

DAMP AND MOULD

Causes of damp and mould

Condensation

What can I do?

HOME SAFETY AND CRIME

GAS SAFETY

CARBON MONOXIDE – THE SILENT KILLER

ELECTRICAL SAFETY

FIRE SAFETY

CRIME AND INSURANCE

COUNCIL TAX

Full Time Undergraduate Students

Postgraduate Students

Part time Students; UG or PG

Taking time out from your course

Students between courses

Proving exemption

What if my property is liable for council tax?

BILLS AND UTILITIES

INTER-TENANT DISPUTES

MEDIATION AND CONFLICT COACHING

LEAVING EARLY

IF YOU WANT ONE OF THE OTHER TENANTS TO LEAVE

YOUR LANDLORD CANNOT…..

CARRY OUT MAJOR WORKS WITHOUT YOUR PERMISSION…

CHARGE YOU FOR REPAIRS IF…

INCREASE THE RENT DURING THE PERIOD OF TENANCY…

EVICT YOU without following procedures…

THREATEN YOU WITH EVICTION…

COME AND GO AS THEY PLEASE…

YOUR RESPONSIBILITIES

ANTISOCIAL BEHAVIOUR

House parties

MOVING OUT

ALARM BELLS - THINGS TO WATCH OUT FOR OR AVOID

USEFUL LINKS

WHAT THIS GUIDE IS ABOUT

This guide is designed to help you through the process of finding the house, checking and signing the contract, moving in and out and dealing with problems around your private accommodation. We want to give you all the information you need so you can avoid housing headaches and enjoy your new home!

“RIGHT TO RENT” Regulations

“Right to rent” regulations are designed to stop people who are in UK without permission from obtaining access to rented accommodation. In order not be discriminatory, those regulations apply to all; British nationals, EU nationals and nationals of all other countries. You should not be offended if a landlord asks to see your passport or other documents which confirm your immigration status. A landlord or letting agent will wish to protect their position in law by checking that a prospective tenant is lawfully here. A British or EU national can satisfy the check by showing their passport or other documents such as a driving licence or a birth certificate. For International Students who are here lawfully, the checks are equally simple and can be satisfied by showing a Student Visa and a letter from the University confirming that you are a registered student.

List of documents which you may need to show your landlord, if asked:

  • UK passport
  • EU passport or identity card
  • Other (than UK or EU) passport with a stamp that shows the holder is allowed to stay in the UK for a time-limited period (student visa stamp).
  • Permanent residence card or travel document showing indefinite leave to remain
  • Home Office immigration status document
  • Letter from the University confirming your enrolment

The Landlord must:

View the original versions of the acceptable documents for ALL adult tenants, in the presence of the holder of the documents, and retain COPIES with a record of the date on which the check is made.

FINDING A HOME

Looking for accommodation might seem like a big challenge, but there is plenty of support to help you. For most students this will may be the first time they rent a property, so it is essential that you have all the information needed to make your year (or more) an enjoyable, safe and cost-effective experience.

When to look for a house

Normally the house hunting season starts in January/February.

Each year the Student Union holds 2 Housing Fayre events soon after Christmas break where lots of useful information is available. You can meet local letting agents and Brunel Student Homes. We normally start publishing details of the Housing Fayre in the beginning of January.

Alongside Housing Fayre we arrange few informal meetings for all those who are looking for housemates or want to join a group. It is called Fresh Meet, and times and dates are published together with our Housing Fayre publicity. Come and join us for some nibbles and to exchange contact details with your new potential housemates.

If you need to find a place to live outside normal house-search time, please come and see us at the ARC and we will be happy to assist you. Alternatively, you can contact Brunel Student Homes or letting agents directly- contact details are below.

Remember with planning and care it need not be stressful. It is important to understand the options available to you, and the rights you have depending on the option you choose.

REPUTABLE SOURCES

  • Brunel Student Homes. All information can be found at
    This is a service dedicated to students’ needs and does not charge for its services, unlike most agencies. We are confident in recommending this service as it operates to very high standards.
  • Union of Brunel Students Preferred Letting Agents Scheme (PLAS). All information can be found in the Housing section at the
    PLAS is a membership scheme for trusted local letting agencies, vetted by the Student Union.
  • You can also view Shelter’s advice on finding private accommodation: Shelter is one of the best housing information resources in UK.
  • Check out Shelter’s Students section:

HOUSE HUNTING ESSENTIAL CHECKLIST

Before you look for a property make a list of what is important to you. If you move in and discover it is too cold or the bedroom is too small you cannot move out because you have signed a contact and still have to pay the rent.

If you encounter severe problems, always seek advice from the ARC before making any decisions about moving out.

The following checklist covers the basic things you need to consider. Use it with your list of what you want so you are not disappointed when you move in.

Make sure you look at different properties with different landlords. This will let you compare properties and help you make a decision. Use this checklist to compare different properties and the scores you give them.

What to consider

  • Would you be happy with the bedroom? Think about studying space with a good desk and comfortable chair.
  • Does the kitchen have enough equipment and space for you all to prepare and store food?
  • Are there enough bathrooms?
  • Is there enough natural light in your room?
  • Is there a “social space” to meet others? How would you feel if you are in your bedroom all the time?

PROPERTY CHECKLIST

Name of landlord:

Address:

Rent per week:

Location

How long will it take to get to university? Check bus/train times. / Short / Average / Long
How much will a weekly ticket to university be? / Cheap / Average / Expensive
Will the cheaper rent make up for the bus/train fare? / Yes / No / Unsure
Do you know any friends living in the same area? / Lots / Some / None
Are there any local shops? / Plenty / A few / None
Would you feel safe in the area (especially at night)? / Safe / Average / Unsafe

Cost

Yes / Unsure / No
Do you know what the weekly rent is?
Do you know when the rent payments are? (eg monthly/three months)
Are you sure you can afford to pay it?
Do you have to pay the bills (eg gas/electricity /water)?
Can you afford the deposit?

Furniture

Yes / Unsure / No
Are you happy with the condition?
If not, will the landlord replace any of it? (Get it in writing)
Is there enough furniture in your room?
Do you have a desk and chair for studying?
Are there enough chairs for the dining table?
Is the bed comfortable and a mattress new?
Appliances: Ensure you see a Gas Safety Certificate. Check the wiring and appliances are safe - your landlord should have electrical appliances checked every 12 months. Usually the electrician will put a sticker on the plug of each appliance saying when they were last checked. Keep your eye out for any fittings that are loose from the wall.

Heating

Yes / Unsure / No
Is there central heating in the property?
Is there central heating in your room?
Are the radiators big enough for the rooms?

Condition

Yes / Unsure / No
Are there any repairs that need doing?
Are there any signs of damp, mould or condensation?
Would you be happy with the decor and carpets?
Does the heating boiler look quite new? (A new boiler is more reliable and cheaper to run)
Would the landlord provide a signed note that repairs will be completed on time or rent reduced if not?
Are there any signs of pests such as mice, rats and cockroaches?

Security

Yes / Unsure / No
Is there a burglar alarm that works?
Do ground floor windows have locks?
Are the outside doors strong?
Would you feel safe in the property?

Landlord / Letting Agent

Yes / Unsure / No
Have you met the landlord?
Has the landlord / letting agent signed up to a code of standards, for example PLAS?

BEFORE YOU SIGN THE CONTRACT

  • Get the contract checked. You can make a contract check appointment with an ARC Adviser. See section on Contract Checking below.
  • Ask the landlord or letting agent which Tenancy Deposit Scheme they are going to use. By law they have to protect your deposit using a government scheme. Please see below for important information about deposits.
  • Make sure you are happy with the people you will be living with. If you are making arrangements to rent a house in January, by September the relationships and friendships may change, some people may drop out or decide to live somewhere else. Discuss this seriously within the group; those who sign the contract and then leave will be liable for rent payments until suitable replacement tenant is found
  • Make sure the property contains everything you need.
  • Check that the property is in good condition. If any big repairs are needed or it has damp, think carefully about whether you want to rent the property in this condition.
  • Make sure all extra agreements for improvements or rent reductions are written into the contract.
  • Speak to current tenants and see what they think of the landlord. Once you sign a contract it is too late to make changes, cancel the contract or get your deposit back if you change your mind.

You should not sign a contract if...

  • You have not seen the property.
  • You are not happy with the property.
  • You have not discussed all important issues with a whole group
  • You have not seen the exact property you will be living in. If the landlord/letting agent says it’s “the same as yours”, don’t sign.
  • You are not sure you want to stay in the property and can pay the rent until the end date on the contract.

Does my tenancy agreement have to be in writing?

No, a tenancy agreement exists even if there is only an oral agreement between the tenant and the landlord. However, an oral agreement can be difficult to enforce because there is often no proof of what has been agreed, or a particular problem may have arisen which the agreement did not cover.

Therefore, it is in your interest to have a written contract and we strongly encourage you to make a contract check appointment with an ARC Adviser before you sign your tenancy agreement.

CONTRACT CHECKING

If you have found your ideal property, you should ask the landlord or the agent for a copy of the contract.

Once you have got it, the ARC Adviser can help you to check it. We will have a look through it, alert you to important or unusual clauses and make sure that the contract is OK.

You should not feel pressurised by the landlord or letting agent to sign a contract without first having the opportunity to read it through and to get independent advice.

The ARC provides a Contract Check service and we aim toreview these and respond to you within 5 working days. You will not be able to get your contract reviewed immediately at a 15 minute Drop In session as we do need the time to go through it properly. Try to resist landlord's requests to have it signed off "by tomorrow"!

What we need you to do is:

  • Read through the contract and highlight any information you require clarification on
  • Drop off a copy of your contract at the ARC during our Drop In sessions; or
  • Email a copy of your contract to . Please include your Student ID number in all Email communications.

UPFRONT COSTS OF RENTING

On 27 May 2015, the Consumer Rights Act 2015 made it a legal requirement for all Letting & Property Management Agents to display a list of fees on business premises and on websites.

Agents must make potential clients, both tenants and landlords, aware of all compulsory and upfront charges. These are fees all clients will have to pay that are additional to the rent or service charge.

You will find a variety of upfront rental costs. These are sums like holding deposits (used to take the property off the market), inventory costs and security deposit registration.

We contacted some local agents to ask them for a breakdown of the upfront costs of renting. Figures varied, but were mostly of an acceptable level and clear in their application. We present these in categories as follows:

  • Security deposit and rent in advance – across the board this is demanded at the value of 1 or 1.5 month’s rent as deposit and one months’ rent upfront. This is standard practice across the rental market and while it may seem a large amount to provide upfront, it is done to provide security for the landlord in the event the tenant makes any damage to the property or is unable to pay rent during the tenancy.
  • Administration fees – Most commonly this will cover items such as make-up of the tenancy agreement and preparation of the inventory. Some agents charge separately for these so if you are unclear what you are being asked to pay for you should always ask for a breakdown and attempt to negotiate where you can. Of the agents that we asked this category of fees ranged from £60 to £150, which is around the margin you would expect. To put things in perspective, legally an agent can charge whatever they want for these items. So if you think the administration fees are too high, you can try to negotiate with the agent but you cannot compel them to reduce the fees.
  • Deposit registration – this may be found within admin fees and is an amount paid to secure the deposit with the relevant deposit protection scheme (which resolves any disputes over deductions at the end of the tenancy). The two agents who charge this ask for £20 each.
  • Referencing – this is the process of checking the tenant’s credit score with companies like Experian, as a means of establishing whether they have a good history to pay rent throughout the tenancy. Figures we obtained for this were £40-£50.
  • Holding deposit – this is probably the most contentious area of charges for students as it is money upfront to take the property off the market and make it available to the tenant group. This does not mean the agent cannot then pass it on to another student group, or that there is a binding agreement to give it to the students. Of those agents who charged for this we found lower figures of £100/150 going up to £400. We would advise that those in the lower range are more acceptable. Please see below for important information on deposits.
  • Check-in/check-out of property – only one agent gave us clear figures for these as part of their own procedures. It is therefore not that useful to provide these. These apply to the cost of an inventory and checking the property for damage and for comparison for when the check-in was done. These figures are most commonly found in the administration fees.

Ask the Agents for the full breakdown of fees before you part with any money. Transparency is the key issue.

You should not pay...

  • Any money to the landlord or agent before you sign the contract. You may be asked for a holding deposit to reserve the property- please see below important information about holding deposits
  • The deposit to someone unless you are absolutely sure this is the landlord or letting agent and their name is on the contract.
  • Money to another tenant in the property - it should always go straight to the landlord or letting agent.

What you have to pay

  • Work out how much money you can afford to pay for the whole year including your rent and deposit. Remember to add money for bills.
  • Ask the current tenants how much their utility bills are. These can be over£10 per week.
  • Get a television license. It is a criminal offence not to have one and youcould be fined over £1,000.

DEPOSITS