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Before Visiting
"Location, Location, Location" - some dodgy estate agent and 3 billion others
The most over used phrase in the real estate industry still has some importance in the student accommodation circus. For example, it will have to be a very exceptional pad to justify being 40 minutes from campus. You probably want to give consideration to some or all of the following:
- where are you going to buy your fags and milk (after midnight?)?
- will you spend a fortune on travelling to see your mates or going for a pint?
- is there a bus route nearby?
- how safe an area is it at 3.00 a.m in the morning?
- launderette within easy reach if no washing machine?
- lectures - easily forgotten in the excitement of looking but remember you will have to get to them!
Do not always assume that just because you have been provided with details of a property by an agent or a landlord that they meet your requirements. If you have any doubts about whether they do, use the phone before wasting your time going to look. It may also be worth trying to establish if the agent or landlord is fussy about the make up of the group. Occasionally some landlords will only accept a mixed group of men and women or non-smokers for example. Entry date may also be an issue you may wish to discuss at an early stage. For example are you prepared to pay a rent over the summer when you may not use the flat much. Frequently you will be forced to do so.
Viewing the property
Turning up at a house without an appointment does frequently work but bear in mind the inconvenience you are causing the current tenants. Don't be surprised if they tell you to make an appointment. (Should there be competition for a property, landlords or agents may be more disposed to your group, if you had the courtesy to make an appointment.)
Charlie says "Never visit a property on your own". If you must, make sure that you have at least told somebody where you have gone and when you will be back.
Your number one source of information on a visit is the current tenants. If it is difficult to ask them questions because you are being accompanied by the landlord, get their phone number and call them before committing to any contract. Ask them how they get on with the landlord/agency. Have they had any problems and if so, have they been rectified quickly. What are they paying for rent (is this similar to what you are being offered?) and bills. Who is responsible for each of the bills. Does everything work (hot water etc)? Who does the furniture belong to? What about the local area? Shops? Neighbours?
Rule Number 2 - A house with a jacuzzi may be the envy of your mates but it isn't much good if the rest of the house is uninhabitable. In other words don't be blinded by one outstanding feature, make sure you look at the overall package. The next few paragraphs deal with the things that you should be thinking about when you are wandering around. Much of what we say here will seem obvious but is surprisingly easily forgotten. If the property passes on most counts, bear in mind that it may be possible to negotiate some improvements with the landlord prior to committing to a property. This can be a way of ending up with a really good place where competition is stiff.
Security - Check that all external doors are in a good state and have 5 lever mortice locks (important for getting insurance). If you have downstairs windows it is a good idea to make sure that you have good curtains to stop people looking in. Window locks should also be given some thought. If you are visiting a ground floor property give some consideration to how easy it would be to approach the house undetected.
Safety - (see also our separate section on safety). Your are entitled to a safe house so make sure you get it. Make sure the furniture is fire retardant and adequate smoke detectors are fitted. Are all landing doors fire doors? Does the boiler, wiring, plumbing etc look safe and in good condition? You will need to ensure that you have a safety blanket and a fire extinguisher in the kitchen. Bathroom light switches should either be pull chord type or outside the room.
General - Is the place in a good state? Look out for evidence of pests, poor decoration and damp. Does the heating look adequate in all rooms (if, indeed, somebody remembered to put it in). Also look out for the little things - is there a hoover, is there enough cooking utensils etc.
Room by Room
Kitchen - Size does matter. You should not be sharing a kitchen between more than 5 of you. Make sure that there is plenty of work surfaces and cupboards. Also check that the fridge is big enough (as if we need to remind you).
Sitting Room - if there is one! Not much to say other than keep an eye out for a TV and an aerial lead if you want one. Ditto for a telephone point.
Bedrooms - This is often the flash point for your groups first argument. Most houses or flats will have good bedrooms and bad bedrooms. The solution often lies in agreeing an uneven split of the rent whereby those who get the good bedrooms pay a bit more. Make sure that you have this discussion before committing yourself to the property.
Any responsible landlord will ensure that there is a desk with a suitable chair in each room to allow you to work on. Make sure that it is big enough for the job and that there are sufficient power points nearby for your lights, music, computer etc. Beds are worth checking as you may find that previous sets of tenants have done a good job of making a repair that will fail five minutes after you move in. Also give consideration to the amount of storage space in each room and/or elsewhere in the house. Check that somebody has remembered to supply curtains or shutters.
Bathrooms/Toilets - It is worth checking that things work - a shower may look good but is it capable of producing more than a dribble. Also make sure that there are enough facilities for the size of your group. It is a legal requirement to ensure that there is at least one bath or shower and toilet per 5 people.
Outside - It is worth making a very rudimentary check of the structure of the building i.e. have a quick look for major cracks, leaning walls etc. Gutters tend to provide a good "rough guide" to the condition of the property. Look for evidence of leaking and or plants growing in them. If there is a garden, find out who is responsible for it's up keep.
The Follow Up - Saying Yes
If you like a property the chances are that a lot of other people will as well, so don't hang around. It is important that you can get your whole group mobilised into taking a decision quickly. The best solution is to always go to viewings as a group. Where this is not possible you should ensure that any absentees are prepared to trust your judgement or at least able to get to the property within a few hours of the initial visit. Make sure that you have the ability to get hold of them quickly.
Your next task, if you have not already done so, will be to confirm the financial arrangements with the agent or the landlord. Establish who is responsible for paying all the bills - insurance, water, sewerage, gas, electricity, stairwell cleaning, communal lighting and gardening. Find out what other fees will be applicable - deposit, arrangement fees etc. You may also want to read our section on the ins and outs of contracts which will help you to ask the right questions.
So, you have now taken your decision, and you are ready commit. Inform the agent or landlord, at the earliest opportunity, that you would like to take the property. Sometimes the landlord will be delighted to have an offer but frequently you will be in competition with others. First come first served will apply in some cases but you will still need to present yourselves in the best possible light. Be prepared to make an appointment within a day or two of saying you are interested and where possible ensure that all of your group are available. Be flexible about entry dates etc and use your best tact where you are unable to meet the landlords requests. Whilst there is no need to put on a tie, turning up looking neat and tidy will almost always help to create the impression of a group who may actually look after the place. The landlord is completely within his or her rights to deny you from having a property as long as it is not discriminatory on the basis of race etc.
Now is also a good time to discuss any repairs/improvements that should be made to the property. Whilst you should not be too demanding, there is nothing wrong with politely asking for some new locks to be fitted or a room to be repainted (you may be able to save yourself some rent by offering to do it yourself).
Once you have been given the "Yes" vote, do not feel forced to sign the contract straight away. Normally the landlord will want to carry out credit checks so there should be plenty of time to review the contract. If you are asked to sign it immediately just say that you definitely want the property and while you do not envisage any problems, you would like to get your accommodation office to review the contract. Most landlords will be quite relaxed about this. In the event that you run into difficulties, we would suggest that you would probably be better off looking for another property but you may want to ask your accommodation office to intervene. If one of the agents that we put you in touch with through our free automatic registration facility tries to force you to sign before you have had a chance to review the contract then please tell us.
Bear in mind that the house is not yours until the contract is signed, even if you have put down a retainer. Whilst any good agencies will honour their commitments, a less scrupulous agent or landlord may not. At the very least, if you put down a retainer, get something in writing that confirms that the retainer is to hold the flat for you. The best solution though is to ensure that the contract is signed as soon as possible.
When you sign, Agents/Landlords will probably require you to produce some or all of the following:
- Cheque Book and/or Bank Details
- A recent bank statement
- Your student ID card
You will almost certainly be required to get a bank reference which will normally cost in the region of £10. In some cases you may be asked to get a letter signed by your parents/guardian guaranteeing to pay the rent should you fail to pay it.
When signing, make sure you get everything in writing e.g. commitments to do repairs. Get a receipt for everything you have paid and get a copy of the contract.
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