Tenants
At VSL, we take immense pride in staying ahead of the curve when it comes to legislative changes that impact not only our landlords but also our tenants. Our commitment to staying informed allows us to guide both parties towards successful and lasting tenancies. Our goal is to initiate each tenancy on the best possible footing, ensuring a seamless journey that fosters a harmonious relationship between landlords and tenants.
Our approach begins with a foundation of honesty and transparency from the very beginning. This may seem surprising, considering the historically negative reputation of estate and lettings agents. However, we have worked diligently to transform this perception in a remarkably short span of time. Rather than just taking our word for it, we invite you to peruse our Google reviews, which reflect our dedication to a customer-centric philosophy.
Our meticulous, customer-focused approach has led to significant successes for our organisation. Founder and Owner David Votta takes immense pride in associating his name with this organisation and the exceptional service it embodies.
We not only advise our tenants on what to expect but also on the road ahead. For instance, over the years, many agencies have capitalised on tenant fees, often charging exorbitant amounts that were seen by some as profiteering. As a result, the government took action, banning fees to tenants on June 1st, 2019, and phasing out mortgage interest tax relief for landlords. Predictably, this had a negative ripple effect on tenants. Rents skyrocketed to offset the additional costs and taxes faced by landlords, resulting in an unprecedented demand for rental homes amid a national shortage.
While the government’s intent to create a fairer private rented sector is admirable, some draconian legislation has unintended consequences. Many landlords have either left the private rental sector or increased rents to avoid further financial losses, ultimately leading to tenants paying more over the course of their tenancy. We recognised these outcomes years before the legislation was enacted, but unfortunately, the government didn’t heed our warnings.
As an independent, family-run business, we take pride in our extensive industry connections. If you are a tenant concerned about working with a smaller, less corporate agent, rest assured that your concerns are unfounded. We not only prioritise your needs and concerns but also ensure that your tenancy is established in full compliance, placing it in arguably the most capable hands in the industry.
Nevertheless, we find ourselves dedicating a considerable amount of time to educate certain tenants about their responsibilities, as outlined in their assured shorthold tenancy agreement. This concept is reminiscent of Lord Denning’s renowned statement from 1953, referring to ‘tenant-like manner.’ According to this quote, tenants are expected to adhere to certain obligations.
In many cases, simply applying common sense can go a long way in ensuring that repairs are carried out promptly. For instance, we expect tenants to report any necessary repairs to us immediately, rather than delaying, which could potentially worsen the condition of the property’s structure, fixtures, or fittings.
See links below to our affiliations and coverage:
- https://www.propertymark.co.uk
- https://www.theprs.co.uk/
- https://www.estateagenttoday.co.uk/features/2022/7/exclusive–what-makes-an-agency-industry-leader-tick
- https://www.lettingagenttoday.co.uk/breaking-news/2023/3/government-must-step-in-to-help-boost-supply–propertymark
- https://www.lettingagenttoday.co.uk/breaking-news/2020/10/frontline-agent-takes-senior-role-at-arla-propertymark
Advice on finding your next home
The private rented sector has rapidly grown to become the largest segment of the housing market. Not too long ago, many aspired to own their own homes. However, for numerous people today, renting has emerged as the preferred path forward. The flexibility inherent in renting caters to those who often find themselves on the move due to job changes, educational pursuits, or various other reasons. It offers the ability to transition more swiftly, without the complexities and time constraints associated with home ownership, such as conveyancing and the selling process.
While renting isn’t as straightforward as checking into a hotel, this overview aims to provide you with valuable insights into what to expect as you embark on your quest for a new home. Tenants encounter a wealth of information to digest in order to make well-informed decisions about their next steps and how to navigate them. At VSL, we firmly believe that armed with the right information, the moving process becomes significantly more manageable. However, this entails digesting the pertinent details.
As a tenant renting a property, you’re about to enter into a legally binding relationship with your new landlord. Therefore, the following information is vital, especially if you haven’t yet familiarised yourself with the letting process. If you have any questions or uncertainties regarding any aspect of the letting process through VSL, please don’t hesitate to reach out to a member of our team. We are here to assist you every step of the way.
It’s worth noting that our holding deposit, equivalent to one week’s rent, becomes payable when you are informed that your new landlord wishes to advance your application to the referencing stage. Please note ALL such agreements are subject to contract.
Referencing will commence after all potential tenants have completed and submitted their referencing application and provided the necessary Identification to complete the Right to rent checks as per legislation. After the outcome of a successful reference and upon signing your agreement, we require the outstanding balance on your first month’s rent along with your five week deposit.
The holding deposit reserves the property, subject to references and will be held for up to 15 calendar days, (or an agreed alternative date which has been confirmed in writing) and will be returned within 7 calendar days if applicable. The holding deposit will become forfeit and will NOT BE RETURNED in the follow circumstances: You withdraw from the application after referencing has commenced;
- You fail to take reasonable steps to enter into the tenancy after the completion of referencing.
- You or anyone associated with the application fail the right to rent checks;
- You or anyone involved with the application supplies false or misleading statements, (factually incorrect information falls into this category, for example you fail to disclose a change to your circumstances, or your employer confirms a different salary to the one you originally supplied). Accuracy of the information you supply is of paramount importance to avoid forfeiting your holding deposit.
- You fail the referencing due to your credit not meeting the minimum criteria as set out by the third-party referencing company and supplied to you with this document.
In the event your holding deposit becomes forfeit the reason will be confirmed in writing to the email address you supplied when making the application.
If you withdraw your application before referencing has been commenced the holding deposit will be refunded in full within 14 days.
The Landlord reserves the right to reject your application if information comes to light during the referencing process that was not disclosed when the application was made, or if the independent referencing company state your application has been declined due to the information supplied by you and verified by them.
If you are uncertain about the outcome of your references, it is very important that you speak with us so that you are able to withdraw your application without penalty prior to the referencing commencing. If you believe you may have detrimental credit issues, landlord reference or issues verifying your affordability that will impact negatively on your application you are advised to check this prior to proceeding.
Sourcing your ideal home within your budget
Set yourself some guidelines before commencing your search.
- Budget Planning: Take time to create a comprehensive budget that accounts for various expenses, including utilities, council tax, personal subscriptions, and more.
- Viewing Availability: Prioritise your time and remain flexible, as the property market is dynamic, and opportunities can pass quickly if you’re unable to attend viewings promptly.
- Furnished or Unfurnished: Be specific about your preferences, as you may need to consider purchasing appliances and furniture. Define your needs clearly.
- Property Preferences: Identify the characteristics you’re seeking in a property, such as its style (character or modern), proximity to schools, transportation links, beaches, parks, town centres, availability of off-street parking, garage, garden, and proximity to work, friends, or family.
- Size and Layout: Ensure the property offers sufficient space without overcrowding, and be mindful not to overextend yourself financially. Make sure the layout meets your mobility requirements.
- Energy Performance Certificate (EPC): Review the EPC to understand estimated running costs. Consider factors like double glazing, gas central heating, electric heating, single glazing, and insulation when budgeting.
- Timescales: Communicate your moving timeline to your agent or landlord to manage expectations effectively. Most properties are advertised when they become available, so knowing when you can move and adhering to your current notice period is crucial as many properties let in the month, they are advertised in.
- Pets: Determine if pets are allowed, what types are permitted, and any restrictions or covenants in the area you’re considering. Being well-prepared with pet insurances and references, when necessary, puts you in a favourable position.
- Duration: Be clear about the length of time you intend to rent a property and be prepared to agree to the necessary term. Remember that you are legally bound to honour the terms of the contract.
- Tenants Insurance: Never rent a property without adequate insurance coverage or sufficient financial means to cover any damage caused. While you may not need it most of the time, having insurance safeguards you in case of unforeseen events, such as loss of possessions or damage to your belongings, as well as damage to the landlord’s fixtures and fittings. It’s essential to assume responsibility for this coverage, as the landlord’s policy typically won’t cover tenant-related incidents.
Once you are clear on what you want and can afford then get searching on the portals, the agents website and in many cases now social media, sign up for automatic alerts and registering with your preferred agent giving them as much information as possible to help assist you with your move so they can get in touch as soon as something suitable comes available. Do remember that rental property moves quick and, in many cases, agents won’t have the time to ring around all their applicants there will be an automated notification that comes out in advance of the property reaching the portal that gives you a head start against anyone that hasn’t registered. Ensure you check your junk and spam filter and keep an eye on the portals every day checking in some cases twice a day for updates.
Always exercise caution when considering agents or landlords who operate without regulation or membership in a professional body. While the allure of available options can be tempting, it’s vital to prioritise the safety and well-being of yourself and your loved ones as a tenant.
Remember that safeguarding your family’s and co-tenants’ health and well-being should be paramount. If you harbour any doubts about an agent or landlord’s qualifications to manage the property you intend to inhabit, it’s wise to err on the side of caution. Certain aspects of life are irreplaceable, and your peace of mind should never be compromised.
Conversely, if you are not comfortable with the prospect of renting directly from a landlord who may not be well-versed in the multitude of legislation they should adhere to, it’s advisable to explore other rental options.
Arranging viewings
Once you’ve identified a few properties that align with your preferences or even just one that catches your eye, it’s essential to streamline your viewing process efficiently. Avoid wasting your time, as well as that of others, by ensuring you’ve thoroughly checked the property’s location, parking availability, type, and rent. Booking viewings should be a purposeful and informed step in your property search, considering that time is often limited for both you and the agents involved. Here are several methods to consider:
Directly Call the Agency: This is often the most effective way to reach out. It allows for a direct response, enables you to fully register your interest for other properties, and establishes rapport with your agent. Such rapport can motivate agents to prioritize finding your next home. You might even be able to schedule a viewing during the call, showcasing your enthusiasm.
Utilise the Agency’s Website or Third-party Platforms: Websites like Zoopla or On the Market typically offer a ‘Book Viewing’ link. This can be a convenient way to request a viewing and register your interest.
Email the Agency: Send an email expressing your interest and your availability for viewing.
Schedule an Appointment at the Agency’s Office: Arrange a meeting at the agency’s office if that suits your preference.
VSL strongly recommends option (1) as it provides a direct and prompt response. It also allows you to comprehensively register your details, fostering a more productive relationship with your agent. Additionally, you can often secure a viewing appointment immediately, demonstrating your commitment. Agents and landlords usually seek tenants who are actively looking and ready to move promptly unless the property isn’t available for some time. Therefore, securing your next home as soon as you need it is advantageous.
While it’s important not to feel pressured into making a hasty decision, it’s essential to be mindful of the competitive property market. There may be other interested parties vying for the same property. To position yourself favourably, ensure you have the following prepared in advance.
- Passport/Photographic ID
- Proof of residency in the form of whatever the agent accepts.
- A date you plan on being moved by
- Any questions on the property for example, how often fire alarms are tested, where’s the allocate parking, council tax band if not already displayed and any questions that will be relevant for you to know as a tenant (maybe have a list with you)
- Your employer/Accountant/landlord on standby to complete your reference when the request comes in with the correct contact information on whoever you need to complete the references
- Moving monies set aside equivalent to a 1 weeks rent, 5 week deposit amount and the first month’s rent up front.
Under the Immigration Act 2014 act you are obligated to supply certain information to be eligible to rent in the UK (right to rent documents), for further information on this click here.
https://www.gov.uk/government/publications/right-to-rent-document-checks-a-user-guide Get ahead of the curve and be ready to rent.
Attending viewings
If you have scheduled a viewing but find yourself unable to attend or running late, it’s essential to notify the agent promptly. While viewing properties is a free service for you, it’s important to recognise that agents incur financial losses with each viewing. Agents invest time in registering applicants, coordinating viewings, travelling to and from the property, managing administrative tasks, covering fuel expenses, navigating traffic, and sometimes even incurring parking costs. Furthermore, this time spent away from the office could have been utilised with applicants who are committed to their property search. Neglecting to inform the agent of changes in your schedule could potentially result in the agent reconsidering the priority they give to your home search.
Arriving at your viewing approximately 5-10 minutes early is advisable. This allows you to assess the parking situation, get a sense of the neighbourhood (consider checking local online crime reports), gauge distances to amenities, and observe the property’s exterior condition. The exterior often serves as an indicator of what to expect inside. For example, if the building appears rundown and the windows are in poor condition, it could affect the property’s energy rating, utility costs, and your decision to proceed. If possible, approach a neighbour within sight of the property and seek their opinion on the property and the area. Keep in mind that everyone has their own perspective, and it’s your responsibility to gather facts and make an informed decision accordingly.
When the agent arrives, take the opportunity to ask any pertinent questions that are not already answered in the property listing. Be thorough in your examination, as a proper viewing typically takes around 5-15 minutes, depending on the property’s size. The agent should have allocated sufficient time for this purpose.
Check the following:
- Communal areas (if applicable) for its condition
- State of repair throughout
- Type of boiler
- Age of electrics
- Any items staying and the condition of them (any portable electrics will be subject to a PAT test)
- Sufficient number of sockets
- Privacy
- Satellite dish location and any restrictions if none.
- Gas appliances
- Condition of the décor and flooring
- State of the garden (if applicable)
- Security of the building
- Adequate ventilation
- What you as the tenant would be responsible for
This all might sound very obvious, but you’ll be surprised at what people miss when caught in the moment of moving and don’t read all the necessary information available to them, preparation is key to a successful home search.
Agreeing to the let
Prior to committing to the lease agreement, it’s crucial to ensure that you possess all the necessary information needed to make an informed decision. This checklist, although not exhaustive, can serve as a helpful reference to supplement the information we’ve already covered.
- Agreed Rent:
- Deposit and Its Secure Location:
- Holding Monies:
- Tenancy Start Date: (for your planning and organisation, consider asking the agent for recommendations on approved removal firms to reduce stress and possibly secure a discount. You can also refer to our dedicated removals section here and our handy move-home checklist here.)
- Length of Tenancy:
- Special Provisions/Conditions:
- Tenant Obligations:
- Utility and Supplier Information:
- Rent Due Dates:
- Guarantor Requirements: (if applicable)
- Tenant Contents and Liability Insurance:
- Consider Arranging a Second Viewing: for measurement and to inspect any agreed-upon works.
- Guarantor: If you required one do you have their permission to stand as guarantor? Are they aware of their responsibilities as a guarantor? Do they have sufficient income to stand as guarantor typically 36 x the monthly rent. For example a monthly rent of £1000 would mean they have to earn £36,000
- When Will the Remaining Balance of Monies Be Due?:
- Details of Agreement Signing and Key Collection: (location, date, and time)
- Inventory and Schedule of Condition: (confirmation if one is being compiled)
- What’s been agreed: where you’ve agreed to take a property on the premise that certain things will be done and come the day of move in they aren’t. You may find that you are left without utilities, there is outstanding decoration/maintenance which is the worst possible start to your new home, and you should immediately address this.
Signing the agreement
The next step in your moving process is of paramount importance, as you are on the verge of entering into a legally binding contractual agreement. This agreement necessitates your adherence to specific responsibilities outlined in the tenancy agreement, which are in place to ensure that both you and your landlord can fulfil your respective obligations.
If there are any aspects of the agreement that you find unclear or don’t fully understand, it’s imperative to raise your questions promptly. In many instances, you may have already had the opportunity to review the draft tenancy agreement and provide feedback. However, if you haven’t had this chance, it’s crucial to set aside some dedicated time to read, comprehend, and eventually sign the agreement. If any areas remain ambiguous or raise concerns, it’s advisable to seek specialised legal advice. Please be aware that your agent is not obligated to provide extensive education on the tenancy agreement, as their primary contractual responsibility is to the landlord.
It’s important to emphasise that failure to honour your obligations as outlined in the tenancy agreement may put your housing situation at risk, potentially leading to eviction. Possession-related costs can be substantial, sometimes amounting to thousands of pounds. Therefore, if you have doubts about your ability to cover rent, utilities, and other necessary expenses, it is prudent to reconsider accepting the tenancy as you will ultimately bear the consequences of any breaches.
Upon signing your tenancy agreement, you need to see sight of and/or have the following.
- Passed landlord gas safety certificate (if gas in the home)
- Draft Assured shorthold tenancy agreement
- Standing order mandate with details on where to pay rent
- Prescribed information as to where your deposit will be located
- Full set of keys including any window/garage/shed keys
- Details on any manuals being left behind
- Energy performance certificate
- The governments ‘How to rent’ guide
- Any other associated certificates that relate to the property
- Copy of the licence (if this home is in a licensable area)
- Details on your property manager/landlord and who you go to for any and all issues relating to the property.
- Ensure you have sufficient financial means to cover you in case of burglary and accidental damage.
Once the agent has received your move in money and you have the keys, signed what you need to then you should be ready to move on your agreed move date and time subject to contract.
Moved in
Now that you’ve settled into your new home, it’s essential to revisit some key points to ensure a smooth tenancy experience. As mentioned earlier, this agreement is legally binding, and both the landlord and tenant have specific obligations outlined within it. If any aspects are unclear or if you have questions, don’t hesitate to review your agreement and seek clarification from your agent or landlord.
In accordance with your tenancy agreement, you are required to grant reasonable access to your property for the following purposes:
- Annual Gas Safety Certificate
- Quinquennial Electrical Reports
- Maintenance Work
- Routine Inspections by the Landlord/Agent
- Any Other Required Certifications
- Failure to allow reasonable access could result in various consequences, including non-renewal or termination of your tenancy or, in extreme cases, delays in essential works or certifications that could jeopardise safety.
It’s important to note that there are limits to how often your landlord or agent can access the property beyond the specified purposes mentioned above. If you ever have doubts or concerns about access requests, refer to your agreement or consider seeking specialist legal advice. While free advisory resources, search engines, and advice from friends may be helpful, they cannot substitute for specialised legal guidance, particularly in matters of contract law, where unknowingly breaching your tenancy can have serious consequences.
Maintain records of all correspondence with your agent or landlord, whether through text, email, or written communication. These records may serve as valuable evidence should you encounter any issues with a landlord or agent.
If you are fortunate enough to be a VSL tenant, please be aware that our property management team is highly responsive. However, it’s important to remember that the ultimate decision regarding repairs lies with the landlord, as we are not the legal owners of the properties we manage. We offer an online maintenance reporting portal for swift issue reporting, ensuring prompt communication with both the landlord and contractors that can also be found here: https://votta-maintenance.10ninety.co.uk/
At VSL, we place great value on our landlords and tenants. Nevertheless, it’s essential to recognise that property managers are human beings with feelings, even though their role can be challenging and often thankless. We encourage you not to direct your frustrations toward the person trying to assist you. Collaborate with them, exercise patience and understanding, and your tenancy will likely proceed smoothly. Remember, there may be instances when you disagree with your property manager, but rest assured they undergo rigorous training to handle various situations and make informed decisions. While social media and online forums can be sources of advice, they often provide biased opinions based on limited information. It’s advisable to rely on your tenancy agreement, the ‘How to Rent’ guide, and the literature provided to you, rather than solely depending on online sources for guidance.
Your tenancy
As earlier identified, this agreement is legally binding and there are expectations on both the landlord and tenant to perform the duties outlined in the agreement. If you are ever unsure on anything then go back and re-visit your agreement and if you have questions ask your agent/landlord.
As per your agreement you will be required to allow reasonable access to your property for the following:
- Annual gas safety certificate
- Quinquennial Electrical reports
- Any maintenance work required
- Routine inspections by the landlord/agent
- Any other outstanding certification that’s required by your tenancy
Failing to allow reasonable access could result in your tenancy not being renewed, brought to and end or even injury loss of life for essential works/Certifications.
There is a limit as to how often your landlord or agent can attend the property outside of the above remit, if you are ever unsure of whether or not something isn’t right then re-read your agreement or seek specialist legal advice. Although many people choose free advisory organisations, search engines or even the advice of friends this can never be fully relied upon and in many cases can prove more detrimental than beneficial. Specialist advice is essential when it comes to contract law as you could unknowingly be in breach of your tenancy.
Be sure to keep any and all correspondence with your agent/landlord via text, email or writing because you may need to later rely on this as evidence should you fall victim of a rogue landlord/agent.
If you are fortunate enough to be a Votta Sales and Lettings then our property management team are very responsive, however the ultimate decision to agree repairs is the landlords, we are not the legal owner of the properties we manage and therefore only have so much authority to act until we hear from the landlord to agree works. We have an online maintenance reporting portal which allows a swift report on the issue involved that gets sent to the landlord and contractor as soon as it’s able to be dealt with here: https://votta-maintenance.10ninety.co.uk
Votta Sales and Lettings value its landlords and tenants but ultimately the wellbeing of the team is of vital importance because despite having a difficult job of property management, property managers are still human beings and have feelings, therefore we advise not to take out your frustrations on the person thats trying to help you. Work with them, be as patient and understanding as they are with you and the your tenancy will run as smooth as it possibly can, say what you mean but don’t be mean when you say it.
Tenants insurance
As mentioned earlier, tenants’ insurance is a topic often overlooked, yet it bears significant importance. Unfortunately, there have been distressing instances where tenants mistakenly believed that their landlord’s insurance would cover their belongings and liability. However, this is never the case. As a tenant, you bear responsibility for yourself and your possessions; the landlord’s insurance does not extend to cover tenant belongings or liabilities for accidental or malicious damage.
In the unfortunate event of theft, damage, or loss of your personal belongings, without proper tenants’ insurance, you may find yourself in a situation where your losses are irrecoverable. What you once took for granted could become an overwhelming and unimaginable loss due to a lack of financial protection.
Tenants’ insurance offers comprehensive coverage for a modest monthly premium, including:
Damage to the Landlord’s Property: This coverage allows you to address damage you may inadvertently cause to the property, such as replacing damaged fixtures, fittings, or carpets without incurring excess premiums.
Protection for Valuable Belongings: It safeguards valuable items like televisions, laptops, bicycles, and jewellery.
Accidental Damage: Coverage extends to any accidental damage within the property that is not your fault, as well as damages resulting from such accidents.
As a responsible tenant, it is your obligation to have the means to cover any financial losses that may arise as a consequence of your actions, inactions, or breaches of the tenancy agreement. Failure to do so could result in your landlord pursuing legal action against you for damages, a situation best avoided.
We trust that you have found this whistlestop guide insightful for your upcoming tenancy journey. To stay informed about news that directly affects tenants, we recommend following Propertymark’s guidance, as we are a proud member of this professional trade body https://www.propertymark.co.uk