Housing Booklet

r u o Y g n i s Choo e s u o H t n e d u t S Find

ing w e i V ing

cts

Bud

tra n o C g n geti

rusu.co.uk/housing

You will be spending a lot of time together so think about what you need: ßß What’s your work ethic?

Bear in mind how much time you’re expected to spend quietly studying as part of your course.

ßß How often do you go out?

Consider whether you like to go to bed and rise early, or do you prefer late nights and lie-ins. ßß H ow do you feel about mess?

Think about whether you’re laid back about tidying or do you need things to be neat? ßß How tight is your budget?

Are there things you can or won’t scrimp on?

You may not be able to afford the heating on high at all times but you may want your computer running all day or you might not be able to consider life without Sky! ßß C an any of you cook?

It can be cheaper to bulkbuy food and share the cooking, as long as you all like to eat similar things! ßß D o you want to live with people from your course or from your halls?

Housemates on the same course will have similar schedules and exams at the same time, but this can make things difficult when you all need to use the bathroom to get ready at the same time in the morning!

Choosing housemates...

House Mates

Ask Yourself...

Choosing the right people to live with is very important as students say disagreements between housemates are the most common problem in a shared house!

Finding housemates...

If you don’t know who you want to share with there are plenty of places to find others in the same position. Why not try... ßß Notice Boards Check out the RUSU ‘Find a Housemate’ Notice Board ßß Flyers Keep an eye out for notices posted in departments or buildings around campus ßß Networking Events Attend the RUSU’s ‘Find a Housemate’ events in the Spring Term. Event details can be found rusu.co.uk ßß Facebook Search for ‘RUSU Househunting’ group During the summer there are students looking for a housemate because someone has dropped out of university or decided to move into a different house. You can save money through cheaper rent and not paying for the summer months if you move into a house in September.

When to start...

Where to look...

Although estate agents and landlords may try to persuade you otherwise, there are more houses than students in Reading! Houses can be found all year round, and you may get a better deal if you wait until nearer the Summer.

Many roads between the University and London Road, Wokingham Road, Christchurch Road, around Cemetery Junction, and the Basingstoke Road are full of student houses.

If you live close enough to the University and town to walk/cycle you will save money on travel but houses further away may charge lower rents. Check the road for adequate street lighting, parking and general tidiness.

If you have specific needs or there are more than five of you then you may want to look a little sooner.

Bigger households are more likely to have problems with people dropping out or changing their mind, and there is more

d Houses can be foun all year round, and you may get a better l deal if you wait unti . nearer the Summer negotiating needed when deciding how the house runs. If a large group of you want to live together it may be easier to break up into two groups and look for houses in the same street.

What to look for...

RUSU has provided you with a handy checklist overleaf to help you know what to look for and what questions to ask. If you lose your copy it can also be found on the RUSU website.

Most houses will have tenants living in them when you view. They may not be tidy!

Talk with the tenants and ask them about what it’s like to live there. What are the bills like, how have they found the landlord and have they had any problems?

Where to fin

You can find pr

d housing ad

operties adve

s...

rtised in: ßß Reading U niversity Stud entpad Accommodat ion www.reading studentpad.c o.uk ßß Letting Ag ents ßß The local papers Reading Chro nical Reading Post ßß Around ca mpus Check your de partment noti ce board, the Students’ Union and the library. ßß Notices in local shops or supermarkets ßß Websites www.homesfo rstudents.co.u k www.accomm odationforstud ents.com When using th e internet be wary of fraud! Plea se note we ca nnot recommend pa rticular websi tes.

Make sure everybody views the property to avoid disagreements later and use the checklist provided to make sure your house is as good as it sounds!

Don’t be scared to ask 2nd/3rd year students if their house will be available, and what it’s like!

House Hunting

Tenancy

house available? ¨¨ When is the one? y a joint/shared ¨¨ Is the tenanc the house? lord be liv ing in ¨¨ Will the land ely to be lik e tenants ar If they are, the rights. nt re ffe di have ‘licensees’ and ? y fixed in length ¨¨ Is the tenanc at allow th s se au cl k ea Are there any br rly? you to leave ea y work lord be doing an ¨¨ Will the land er? during the summ if any e compensated ar u yo re Make su e is us ho tenancy the time during your unavailable

Cost

lls included? rent? Are any bi ¨¨ What is the the deposit? ¨¨ How much is rent over any reduction in ¨¨ Will there be the summer? in the y other charges ¨¨ Are there an contract?

ty Health and Safe

ows te locks on wind re there adequa ¨¨ A doors? and front/back ms have locks? oo dr be ur yo Do well-lit at night? ¨¨ Is the street ere a fire arms fitted? Is th ¨¨ Are smoke al fire blanket? extinguisher or safety py of a valid gas ¨¨ Is there a co certificate? ould, damp smell signs of m ¨¨ Can you see/ or infestation? thout risk s be left open wi ¨¨ Can window of burglary? s reduces excess Opening window . ich causes mould condensation wh

Inside ¨¨ D oes the house have double glazing?

This saves money on heating bills ¨¨ A re the facilities adequate for the number of tenants? ¨¨ Does the shower work? ¨¨ How many electrical sockets? ¨¨ I s there adequate heating? ¨¨ I s the landlord planning to carry out any improvements/repairs before you move in? Get it in writing! ¨¨ I s there gas as well as electricity?

Which companies are the accounts with? ¨¨ Are there instructions for the appliances? ¨¨ W hat furniture is included and what condition is it in? ¨¨ A re the bedrooms different sizes? If so how will you decide who gets what?

Outside ¨¨ What condition are the garden and fences in? ¨¨ Are you responsible for maintaining the garden? Is equipment for this supplied? ¨¨ Is there a washing line? ¨¨ What day is rubbish collected?

Transport ¨¨ Are parking permits required?

Is there sufficient parking for tenants and visitors? ¨¨ What are the public transport links? ¨¨ Is there anywhere to safely store bikes?

House Viewing Checklist

e is all inclusiv ßß The rent en dd hi no e so there ar to budget costs or bills for. include ßß All rooms ss to internet acce ersity iv un the main k networ : ient location ßß A conven er th ei e most Halls ar within on campus or stance di ng ki easy wal

gs are roup bookin ßß G at you th available so ur yo h it can live w s friend maintenance ßß Cleaning, support and welfare ed are all includ cure safe and se ßß A t en environm people ßß Meet new es

viti ßß Social acti

Cons You may choose to stay in halls. There are a number of rooms in various Halls available for returning students. Applications for 2012-13 Hall accommodation can be made to UPP from January 2012. Unite Student Accomodation is also available.

ßß M ay be more e than li x v ing in pensive a share house d ßß Les s peac e and work quiet t o ßß The re may be m people sharing ore facilitie ßß Lim s ited av ailabilit y ßß May have in adva to pay for m n eals refund ce, which is not able if y missin g them ou end up .

Living in University Accommodation

Pros

of g n i t n OST e C r Deposit for Damages You will also be expected to pay a deposit before you move in, which legally should be no more than 6 weeks rent. This is in case of any damage or unpaid bills but assuming you hand back the house in the same condition it was in when you moved in this should be refundable.

Holding Deposit The letting agency may also ask you for a holding deposit (around £100 per person).

This means that the house will not be offered to anyone else while you make up your mind, and will count towards your first month’s rent or initial fees if you choose to live there.

Be aware that this deposit is NOT refundable if you decide not to take the house so don’t feel pressured into paying!

If your tenancy agreement is an Assured Shorthold Tenancy (for students that do not live with the landlord or his family) then your deposit has to be placed in one of three deposit protection schemes by law: ßß

Deposit Protection Service (DPS)

ßß

MyDeposits

ßß

Tenancy Deposit Scheme (TDS)

The landlord has to notify you which one they use within 14 days of moving in. The deposit scheme can mediate if you and your landlord disagree as to what should be deducted from your deposit.

Other Agency Charge s

Letting agencies also charge you for their service so ma ke sure you budget for this (ab out £50 per person).

Charges can include: ßß Agency fees ßß Admin/contract ch arges ßß Reference check charges

ßß I nventory/checking in charges (you will also be charged to check out)

ills

Household B

ing with house is deal g in a shared in on each ov rs m pe of r rt pe Pa about £60 be n ca . If is Th your usage is the bills. g on how high y. in pa nd ey pe th de t , month nts wha e current tena th k as n, ca you to budget for: You will need ßß Gas ßß Electricity ßß Water e l households ßß TV Licenc ement that al ir if qu re l ga le it is a a licence, even television have u e yo liv If g r. in te ch pu at w com ing it on your is you are watch ly one licence on en th ct ra nt s co ct t ra in nt jo co a have al room u have individu yo if , ed ed . ne ence eds its own lic each room ne Insurance ßß Contents ßß Food

s

ucts/toiletrie

prod ßß Cleaning

require You may also Package Broadband/TV e/ on Ph e lin ßß Land

one ßß Mobile Ph x from paying ßß Council Ta ts are exempt en l ud st e m ti Fulllet the counci t may need to e er th If Council Tax bu e. us is a student ho e know that it use then thos ho e th in ts en ud st x. nTa l no are y Counci ill need to pa individuals w socialising ßß Money for accounts are sure that the e ak ings m ld ou You sh you take read you, and that to at d th re er so sf in tran move ers when you from any met t you use. ha w r fo d charge you are only u are going to ch account yo sponsible.

Work out whi and who is re om fr lls bi e pay th bility for one take responsi ts en ud st e m So use account rs set up a ho bill each, othe that. and pay from

Golden rule #1 If you pay any cash to your landlord or letting agency make sure you get a receipt!

Rent Renting a hous e can vary in cost depending on how many of you are living there, the area and the size of the house.

The average number of ro oms in a student house is 4 or 5, but rent can vary between £250 and £350 per person per m onth. You are normally expected to pa y this at the beginning of each month .

Some tenants are asked to pay termly.

If this is the ca se check your student loan payment date is before the payment date . If you are re nting over the summer an d not living th ere, try to negotiate a re duced rent.

Some Landlord s will ask for postdated cheque s for the who le tenancy.

Beware, cheq ues are somet imes cashed ahead of the written date which could co st you bank ch arges if you go over your account limit. If you do not ha ve a guaranto r, you may be asked to pa y 6 months’ re nt in advance.

The landlord is the person or company who owns the house which you are renting.

RUSU cannot recommend or discourage students from using particular landlords.

A recent move to encourage good landlords is the ‘Landlord of the Year’ award. A number of websites allow students to give information on individual landlords.

Landlords’ ies...

Responsibilit

Good Landlords... ßß Give tenants their contact details ßß Are easy to contact and reply promptly ßß Supply a well written contract ßß Discuss repairs and add any agreed before moving in to the contract ßß Will NOT pressure you to sign the contract before you are ready

Landlords

to live in the ßß Allow you unnecessary house without disturbance. correct u ßß To follow they want yo procedures if to leave irs t certain repa ßß To carry ou u at least 24 and to give yo of entering hours notice (this goes for ty er the prop or anyone estate agents repairs). e else doing th s fety standard ßß To meet sa ty fe Sa as G a g — includin Certificate rules on rent ßß To follow

Licensees will not have the same guarantee of legal rights as Tenants

Licensees...

If you live in the same building as your landlord, you will be a licensee rather than a tenant.

You will not have the same guarantee of legal rights; therefore we recommend you agree a written civil agreement which is signed by both you and the landlord. This could include the following; rent, use of the house and facilities, extra costs, deposit, ending the agreement. If the landlord asks you to leave, he must give the equivalent notice of the rental period (if you pay weekly he should give a week notice).

Make sure any co ntact with the landlord is confirmed in wri ting so that you have ev idence that fa ults have been repo rted or of any deductio ns that have been agre ed.

Guarantors

Types of Esta te Age Serv ic nt e ßß Intr oduc The ag tory Serv ice en studen t introduce t he t to the proper landlor ty/ d, but take no further in tenanc terest in the y. the stu Following this dents d eal wit landlor h the d. ßß Man agem Manage ent Serv ice m introdu ent Service: they ce the studen proper t to ty and then m the pro ana pe they sh rty. This mea ge ould en ns s issues such as ure that repairs sorted. ar In this situatio e the ten n ants m ay sign contra the ct rather with the Age ncy than th e Land but if h lord e contra has signed th , ct they e sh have a n addre ould ss/ con details tac . this inf If you reques t t ormatio n (record ed deli in writing very) t law sta he te receive s you should be a 21 day n answer wit s, othe hin rwise t landlor he d crimina is committing l offen a ce.

Letting Agents

In Reading we have a number of letting agencies, and RUSU cannot make any particular recommendations. Remember, they are commercial companies needing to make a profit. Do not be pressured into signing an agreement.

red into Try not to be pressu t. signing an agreemen

The Agency may also ask for guarantors, who are likely to be your parents. They are required to guarantee the rent and the cost of repairing any damage if the students cannot pay. This is a big commitment, so we advise that parents agree to guarantee only the rent for their son or daughter, not the whole house. If parents have any concerns about the guarantors agreement, they should seek independent advice.

Contracts What is the contract?

use usually Students in a shared ho ld ho rt have an Assured Sho eement agr al leg a is is Contract. Th the and between the landlord address of the tes sta It ts. an ten deposit, the house, the rent, the the of tes da d en d an the start and me na d, tenancy, notice perio the d an rd dlo address of the lan nt. terms of the agreeme

Is a verbal contract lega lly binding?

Yes. If you do not sign a contract bu t accept keys or move in, you have still com mitted to a legal agreem ent.

ct?

Who signs the contra

Who keeps the contract?

The landlord/agency will keep the original, but should give the tenants a copy. Take care of this. If you do not receive a copy or lose your copy, request another in writing. This must be provided by law.

What does the term ‘jointly and severally liable’ mean?

This means that the tenants are all responsible for the rent and damage to the property. The landlord can go to each tenant individually or jointly for rent or cost of repairing damage. If one tenant does not pay his share the landlord can go to other tenants.

signed The contract should be Landlord by each tenant and the ionally cas Oc . (a joint contract) ividual ind ow all l wil the landlord it as contracts. This is good ponsible for means you are not res ke sure other tenants’ rent. Ma re is the ing liv is o wh ne everyo tenant e on if on a contract, even by ed lac rep is moves out and hts rig r you ise erw oth another, could be affected.

break the Can a tenant contract? s

ct housing contra Most student is will Th s. th on m 12 are fixed for ct. In to the contra in en tt ri w be ust m s nt na the te this situation e end th l ti un nt re y continue to pa ative rn te unless an al of the period h it w e ad m can be arrangement a e pl am ex (for the landlord d). The tenant is foun t en em ac pl re e early av le n udent ca only time a st in the break clause is if there is a ent ud ing when a st contract stat , such ns io it any cond can leave and n. ve gi tice as length of no

Can a Landlord break the contract?

The landlord must also keep to the terms of the contract. The landlord does not haves the righ t to break the contract unless the tenants have the same break clause. If the tenants do not kee p to the terms of the contract (for example, not paying rent) the landlord may go to court to ask for an eviction order.

Where can you find a housing contract?

An agency will usually provide a contract. a Landlords may produce to you ask y ma or ct, contra ct tra purchase one. A con ps can be bought from sho s). op ksh oo /b ets ark (superm

Can we write extra terms to the contract?

Yes, if the landlord agrees to decorate, or change anything in the house, write it at the end of the contract, and ask him to sign his agreement.

Why ar e long an contracts so d conf using?

Many c ontra

Golden rule #2

Don’t sign until you are 100% sure!

cts use out-da legal a ted nd difficult language w hich is to und erstand law ma y . particu over-ride the Housing larly if contra ct, terms a conditio nd n The Ad s are deemed vice te am in R ‘unfair’. check USU wil your co l ntr terms, and ex act for unfair plain t he det ails.

Disagreements

Dealing with disagreements is a normal part of living in a shared house. Students encounter problems with personality clashes, arguments over whose turn it is to clean and noise levels. There may also be more serious issues, such as housemates not paying rent/ bills, or strangers being invited into the house without the other housemates’ consent.

If problems arise, the first step is to sit down and calmly discuss the issue.

Listen to both points of view, and be prepared to compromise. Consider inviting an impartial person from outside your household to help negotiate.

If you have problems with excessive noise, damaged property or non-payment of rent you could ask your landlord to get involved.

However, if you have a joint tenancy the landlord can end the tenancy for everyone, not just the person causing the problem.

If you are having problems regarding threat of violence, harassment or extreme noise and damage you may be able to get help from the local council or the police. If you are in any of these situations, get advice immediately.

What happens if someone wants to leave? ßß Check Your Contract Read it carefully to see if you can leave, how much notice you have to give and whether it is up to you to find a replacement tenant.

You can advertise in the university, or your housemates may know of someone suitable.

The landlord will need to approve them moving in. ßß Speak To Your Landlord.

They may let you out of the contract even if there is no break clauses mentioned.

If you have a joint tenancy all the tenants and the landlord must agree to surrender the tenancy – make sure a new one is signed to protect the rights of those staying.

If your landlord agrees to let you out of the contract get it in writing to avoid being liable for the rent! ßß Try Negotiation You could offer to pay a few months rent to give the landlord time to find another tenant. ßß Check Who’s Responsible for Rent If you have a joint contract and leave, your housemates will be responsible for covering your share of the rent. Be aware that they can take you to court to recover this.

If you have an individual contract and leave, the landlord can take you to court to claim the full term’s rent. ßß Be Aware Of The Consequences Abandoning your tenancy can cause more issues later on. Most private landlords ask new tenants for references from previous landlords and may not rent to anyone who has abandoned a tenancy or had rent arrears.

A County Court Judgement stays on your record for 6 years and may prevent you from getting loans, mortgages, phone contracts and credit cards.

Trouble shooting

Tips to prevent potential problems

you see ing the right house and make sure Don’t panic! Take your time find lable avai t’s wha of mind to get an idea several before you make up your Agree on house rules before you move in – how bills will be paid, rules on guests and parties, how cleaning products and toilet roll will be paid for, cleaning rotas, etc

Work out your budget before seeing houses – don’t sign a co ntract until you know you can afford the rent AND bills

Get your contract checked by RUSU Student Advice Team

Take meter readings and sort out bills as soon as you get the keys

Use the Viewing Checklist provided when viewing potential houses If the Landlord has agreed to redecorate/ ng repair anythi ove m u yo re fo be en tt ri w in, get it ct – ra nt co e into th in d it can be adde is it as pen as long d te da d an signed

Make sure an inventory is completed (signed and dated). Take dated pictures to evidence the condition it was when you moved in. This is vital if you later have a dispute over returning your deposit

Inform the council that all tenants are full time students to avoid council tax debt

problems ndlord of any Inform the la is Th IN WRITING. immediately r any fo e bl lia being stops you from and can be used as age resulting dam problems have further u yo if ce en evid

If your house is 3 storey s and over 5 bedroom s it will be a House in Multiple Occup ation (HMO), and will need a licence to ensure it meets cer tain standards. If it is not registered or does not meet those standards then the loc al Council will get involved. Check to see if your house is registered here: www.reading.gov. uk/residents/Housing/a dvice-forlandlords/HousesinMult ipleOccupation/HMOL icenceSearch/

you Come to the RUSU Advice Service if you have any housing issues s, dispute as such issues on advice give we – with would like support repairs, damp and mould problems, harassment, and eviction.

Drop in is available on Mondays/Tuesdays, Thursdays and Fridays, 10.00am–1.00pm and Wednesdays 2.00pm-5.00pm in The Hub, Students’ Union building.

Would you like more advice?

bsite Look at the Shelter we on Student housing eb http://tiny.cc/shelterw bsite we nt me ern gov the or try gov ing http://tiny.cc/Read

You can also email stu.adv@reading.ac.uk or visit rusu.co.uk/studentadvice

RUSU will be producing further information on living in your student house in June

University of Reading Student Services

The Hub, Students’ Union building

0118 378 5555

0118 378 4100

helpdesk@reading.ac.uk

USEFUL Contacts

Reading University Students’ Union Student Advice Team

stu.adv@reading.ac.uk rusu.co.uk/housing

National Union of Students (NUS) Housing Advice

Housing Advice Team

www.nusonline.co.uk/info/housing

www.reading.gov.uk/residents/housing

Reading Council Housing Advice Team

Shelter Housing Advice Helpline

0118 937 2165

www.shelter.org.uk

CLS Direct Legal Advice line

Citizenz Advice Bureau

0845 345 4345

0845 071 6379

www.communitylegaladvice.org.uk

www.citizensadvice.org.uk

Reading Council

Wokingham Council

Located at the Civic Centre, Reading

0808 800 4444

0118 937 3737 www.reading.gov.uk/classic

www.wokingham.gov.uk

Reading Council Tax Office

Wokingham Council Tax Office

0118 937 3727

0118 974 6022

Reading Council Environmental Health

Wokingham Council Environmental Health (including HMOs)

0118 937 3737

0118 974 6364

Reading Council HMO Licensing

0118 974 6365

0118 937 2151

0118 974 6382

British Gas

Southern Electric

0800 048 0202

0845 026 0654

www.britishgas.co.uk

www.southern-electric.co.uk (free online advisor available)

Corgi (Gas)

Electricity Emergency

0870 401 2200

0800 072 7282

Gas Emergency

Thames Water

0800 111 999

0845 9200 888 0800 714 614 (for Water leaks) www.thameswater.co.uk

Gas Safety Register

TV Licensing

www.gassaferegister.co.uk

www.tvlicensing.co.uk