Private Rented Accommodation
If you need to find somewhere to live, and are considering renting privately, this leaflet will help you to get started, and to understand your rights.
www.lichfielddc.gov.uk/housing
Before you take on a property, think about its location, size and cost Deciding what you want Before deciding to rent a property, it is a good idea to think about what you need.
Location: How close do you need to be to work, education, friends, family, social life or medical care? Size: Do you want to live alone or share with others? Sharing is almost always cheaper and may include bills. And, if you have never lived away from home, sharing can help you to learn how to live independently. Cost: Renting privately is usually the most expensive form of rented accommodation. You need to be clear about what you can afford, or you could end up with debts and may lose your home.
Costs include: Rent: Look at the lettings pages in local newspapers and visit lettings agents to see how much rent costs in the area.
Housing benefit: If you are on a low income you could qualify for housing benefit. Ask our benefits team for a benefit assessment to see if you qualify. Housing benefit is based on Local Housing Rates, which is the average cost of housing in the area. To find out more, contact our benefits team on 01543 308900 or go to www.lichfielddc.gov.uk/benefits Remember: If you are under 25 years of age, single and don’t have any children, housing benefit is normally based on the cost of renting a single room in a shared house. However, this age restriction may change in the future. Council tax: Council tax depends on the type of property you live in and if you get the single person discount. If you find a property to rent, our council tax team can tell you how much council tax you can expect to pay and if you qualify for council tax benefit. To find out more call 01543 308900 and ask to speak to the council tax team or visit www.lichfielddc.gov.uk/counciltax
Utility bills: These include gas, Your rights as a private tenant electric, water and sewage charges. As a private tenant, you the right to: However, some rent includes bills, which is almost always cheaper. • know the name and address of your landlord Food: The cost of your grocery bill • have a rent book will depend on the type of food you • get repairs done and live in a safe buy as cooking from scratch often environment means your ingredients go further. • not be harassed or evicted illegally Extra costs: mobile phone bill, transport, any credit agreements, Security of tenancy agreement TV licence, contents insurance, To protect your and your landlords internet connection and furniture - if rights, contracts, known as you’re renting somewhere tenancies, are drawn up and signed. unfurnished. Most tenancies in the private rented sector are called Assured Shorthold Help is available Tenancies (AST). If you haven’t lived away from home before, talk to our housing options Some types of private rented team for more advice about your accommodation are not ASTs. These overall expenses. See the back are called ‘excluded occupiers’ and page for contact details. include:
Finding a home There are several ways to look for a privately rented home, including: • • • • •
local papers letting agents property websites adverts in shop windows word of mouth
Don’t forget, never view a property alone. Always take someone with you or go with an agent.
• if you informally live with friends or
• • • •
family, and there is no intention to create a legally binding agreement properties with shared facilities, which have a licence agreement accommodation provided as part of your job student accommodation rented from a college or university holiday lets
Generally these tenancies only offer basic protection, so tenants have limited rights.
The tenancy agreement Tenancy or licence agreements can be made in writing or as a spoken (verbal) agreement. Verbal agreements are as legally binding as written ones. However, we always recommend getting a written and signed tenancy agreement, and keeping a copy - in case of any disagreements. Before signing a tenancy agreement, read it carefully and check: • The type of letting - such as what you have sole use of, what facilities • • • • • •
•
are shared, if it’s a fixed-term letting, and, if it is, for how long? How much the rent is and whether it includes council tax, utility bills, insurance. How often the rent is due and on what date you have to pay it. How often the price of rent can be reviewed. How much the deposit is. What your obligations are to repair and decorate the property. What happens if you leave the property. Check for a break clause, this is important for fixed-term tenancies as if there isn’t one, and you leave before the end of the period, you may have to pay the rent for the rest of the fixed-term. Who you should contact if there are any problems with the property.
Length of tenancy agreements Assured Shorthold Tenancies last for at least six months. At the end, they can be renewed with another fixed-term or rolled forward. You don’t have to sign a new tenancy agreement at the end of the first six months, as long as you and your landlord are both happy for it to carry on. After the initial six months, your landlord must give you at least two months’ notice, if he or she wants you to leave the property. In the first six months, your landlord cannot automatically regain his or her property unless there is a good reason - such as not paying your rent.
Advance checks Get a written inventory on the condition of the property including fixtures, fittings and furnishings. Make sure this is agreed and signed by you and your landlord before your tenancy starts.
Paying rent Once in a rented property, it is important to pay your rent on time. If you fall behind, get advice as soon as possible and explain the situation to your landlord, who may allow you to pay a little extra off each month. If you can’t afford your rent, contact Citizens Advice Bureau to make sure you are getting all the benefits you are entitled to. Remember: If you stop paying your rent, your landlord will have the right to evict you from your home. And, once evicted, it may be more difficult for you to find another rented property, as most landlords will run a credit check and will be able to see that you could be an unreliable tenant. You would also be classed as intentionally homeless, which would mean we do not have a duty to provide you with alternative accommodation.
Need some help? If you are unclear about anything to do with your tenancy agreement, or are finding it hard to afford your rent, please contact the Citizens Advice Bureau on 08444 111 444 or our housing options team - see back page for contact details.
Find out how much housing benefit you will receive, before you move into a property, with a benefit assessment
Contact our housing options team to find out about the rent deposit and guarantee scheme Deposit
Rights and responsibilities
Most private landlords ask for a deposit from tenants. This acts as security against any damage you may cause to the property or for not paying your rent.
Landlords are generally responsible for: • repairs to property’s structure and fixtures and fittings. • maintenance of heating and hot water systems (your landlord should provide you with a yearly gas safety certificate, if the property has gas). • shared areas, if you live in a flat or a shared house. • fire safety of furniture and furnishings - if any came with the property • anything else in the contract
If you pay a deposit, your landlord must register it with one of the tenancy deposit protection schemes, which guard against disputes between you and your landlord. Your landlord must tell you which scheme they have used within a set period of time. Find out more at www.lichfielddc.gov.uk/housing
Rent in advance At the start of your tenancy, you will probably also have to pay around one month’s rent in advance. If you are homeless and cannot afford this, we may be able to help through our rent deposit and guarantee scheme.
Tenants are responsible for: • paying rent, council tax and bills, if you are responsible for them • maintaining the property • anything else in the contract If you rent a self-contained property your landlord has to give you reasonable notice before entering, unless there is an emergency.
Accreditation We promote the Midland Landlord Accreditation Scheme. Accreditation demonstrates a landlord’s commitment to provide quality, well managed homes. For more information visit www.mlas-online.co.uk
Ending the tenancy How your tenancy can be brought to an end will depend on the type of tenancy agreement. For Assured Shorthold Tenancies, after the initial fixed-term period has ended, the tenant must give a minimum of one month’s notice to leave. However, check your tenancy agreement first, as the amount of notice needed will usually be in it. Your landlord cannot evict you without a good reason within the fixed-term period, but can give you two month’s notice to leave once it has ended. After this notice period, the landlord must still gain a court order to get possession of the property, but this could mean the tenant has to pay court costs. It is worth remembering that ‘excluded occupiers’ mentioned on page 3, have fewer rights and the landlord can evict without a court order.
If you are unclear about anything in this leaflet, and want more information, contact our housing options team. Turn over the page to find out how to get in touch.
Other leaflets in the You and Your Home series: • Housing Services • Adapt or Improve your Home • Private Rented Accommodation • Homelessness • Homelessness Reviews &
Appeals
To discuss your housing needs, please contact us.
Ask for the housing options team Telephone: 01543 308000 Email: housing@lichfielddc.gov.uk
• Money Advice
For help and advice to find a home that’s right for you, visit our housing options and advice website at:
www.lichfielddc.gov.uk/ housingoptions
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Contact us
Address: Housing Services District Council House Frog Lane Lichfield Staffordshire WS13 6ZE
If you need this leaflet in another format, such as large print, please call Lichfield District Council on 01543 308000 and ask to speak to housing services or email housing@lichfielddc.gov.uk
Issue number: 1
www.lichfielddc.gov.uk/housing