Foreword London is a fantastic city to be a student in and living in your own home away from the University is part of the experience. Although students often find the prospect of finding private sector housing daunting, it is important to realise that most will find the experience overwhelmingly positive. In our 2013 survey the majority of students stated that they were either satisfied or very satisfied with their housing. Nevertheless, every year some students do have bad experiences. This is often due to making ill-informed choices when looking for their housing. Often students feel under pressure to make quick decisions without enough information to base those decisions on.
Foreword
1
The aim of the booklet is to prevent this by answering some of the most common questions that students ask. It is not intended to make you a housing expert. However, it should equip you with some basic knowledge to avoid the most common problems. Of course, even with the best preparation in the world, sometimes things still go wrong. If they do, your accommodation office or student union is there to help you.
2
London Student Housing Guide
Contents
Disclaimer: Every effort has been made to ensure that the information in this guide is accurate but no responsibility can be accepted for any errors or omissions.
Starting
Planning
What are the options?
14
Where to look
22
When to look
28
Areas of London
Housing for students with families 29 Housing for international students
Getting around Staying safe Budgeting and Council Tax
Looking 36 55 58 62
Living with friends 69
Inspecting a property
74
Is your property and landlord licensed? 79 Gas safety
82
Neighbours 83 Negotiating 83
30
Housing for students with disabilities 33
Contracts
87
Checking ownership of a property 91 Money matters
Moving
Resolving
Inventory and schedule of condition 105
Repairs
Utility companies 108
Reference 116
Damage deposits 119 Mice, rats and other infestations 121 Leaving early
122
Intrusive landlords 124 Noise and other problems
125
Where can I go for help? 126
Advertising Terminology 130 Useful websites
133
Index
134
Credits
135
About the University of London Housing Services (ULHS) 136 London Underground map INSIDE BACK COVER
92
Tenancy Deposit Protection 95 Agency charges
4
London Student Housing Guide
100
Foreword
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Starting
What are the options?
14
Where to look
22
When to look
28
Housing for students with families
29
Housing for international students
30
Housing for students with disabilities 33 13
What are the options? There are a bewildering range of housing options for students to consider in London. Below we have listed the most significant together with explanations about the merits of each.
Halls of Residence and other college accommodation
Many colleges will be able to provide housing in their own halls of residence or other accommodation that they have arranged. Places will be limited and, for undergraduates, it is unlikely that they will be able to house you throughout your studies. For information about what may be available, including application deadline dates, please contact your college directly. Please note that colleges can only house their own students. You will, therefore, need to show that you are going to be studying at that college before you apply. Halls of residence or other college accommodation are not for everybody but they are most students’ first choice. They give you time to get to know other students and learn about London in a supportive environment.
14
London Student Housing Guide
Shared student houses/flats
IIf you have either chosen not to apply for halls of residence or your application was not successful, it is most likely that a shared house or flat will be your preferred option. Most students in London live in this type of accommodation beyond their first year. Most of you want to live surrounded by other people of a similar age and similar views and with a degree of independence from both your parents and the university. If you are coming to London on your own, your university will often offer you assistance in forming a house-hunting group with other like-minded students. However, it is important that you choose your co-sharers carefully. Many of the worst housing problems that accommodation offices have to deal with are caused by disputes between co-tenants. For more on this, refer to the section on living with friends, pages 69-70. Our website carries a flat-sharing message board exclusively for students in London www.studenthousing.lon.ac.uk
Starting
15
Living with a Resident Landlord
There is no such thing as a typical resident landlord. Some are young professionals or recent graduates, others are middle aged couples and some are retired. Some have young families, whilst others have children who have grown up and left home. Although most students’ first preference would probably be to share with other students, it is worth considering the advantages of this arrangement as well as the disadvantages.
Host Families
Most university accommodation offices are not resourced to match students with these families but there are specialist agencies that can carry out this work.
The advantages include: 1 Generally slightly cheaper (although this is not always the case) and bills are often included in the rent.
An additional advantage of arranging this kind of accommodation is that usually you do not have to commit yourself to a very long stay. Often you can arrange a stay for as little as two weeks. This means that if it isn’t working, you can end the arrangement fairly painlessly.
2 Generally more flexibility in terms of the length of agreement with lots of resident landlords wiling to agree short lets. 3 Usually kept in good repair (owner occupied properties are generally kept in better repair than rented properties). 4 Good availability, these offers are sometimes the only way that a student can find a property in a central location. The disadvantages are: 1 It’s not your home and if you fall out with your landlord/landlady, you will usually have no option but to find somewhere else to live (see page 89 for more on this). 2 You will often have less freedom to bring home friends or guests and this could leave you feeling isolated. In addition, you are living by someone else’s rules regarding playing music, using the washing machine etc. 16
London Student Housing Guide
Host Families are resident Landlords, often with children, who offer accommodation inclusive of meals and the opportunity to live as part of their family. It is a very popular option with some students who are new to London and its culture and/or who may be looking to improve their English language skills.
Independent Student Hostels
The voluntary sector has a long record of housing students in London. Some hostels will have a religious background whilst others will aim to cater to a particular range of students (i.e. music students, medical students, etc.) A list of links for students looking for thus type of housing can be found on our website. www.studenthousing.lon.ac.uk A Getting started A What are the options?
Starting
17
Private Halls of Residence
Studio Flats In recent years housing associations and private companies have built new independent halls of residence for students. They are typically more expensive than housing provided directly by your college but have usually also been built to a high standard. They are almost always en-suite and self-catering. Since they are not directly linked to a particular college or university you will be sharing with a diverse range of young people. When deciding whether this option is suitable for you, find out the length of the contract that you will be expected to sign. Most private halls of residence currently only offer 51 week contracts. In the case of a new Hall which is still being built when you book, there will always be a risk that the accommodation won’t be ready to move into on the proposed/advertised date so it always advisable to discuss this with the provider in advance. Finally, you should always try to use a provider who is signed up to the ANUK Code of Standards for Larger Developments. Details of who is signed up and more about the Code is available from the following website: www.nationalcode.org
18
London Student Housing Guide
Typically studio flats are one room with a kitchen and separate bathroom. Many private hall providers (see previous section) have built blocks of Studio Flats specifically for students. Rents start at about £230 per week for these new developments but can go up to over £400 depending on size, location and quality. Of course, the advantage of these developments is that you will have a measure of independence but will also be surrounded by other students. In order to ensure that you do not feel isolated you should ask the provider what attempts they make to foster a sense of community within the building. If you don’t like the idea of renting a Studio Flat in a block with other students, then you can rent one elsewhere directly from a private landlord. However, this option can make students feel quite isolated. If you are a couple your relationship must be very strong to survive the claustrophobia of effectively living in one room. If you are single, you must really like your own company or have a very active social life (expensive).
Starting
19
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Where to look University accomodation offices
Many university accommodation offices will have their own list of registered landlords. Others will also provide information on registered letting agents and other specialist housing organisations (i.e. host family agencies, independent halls of residence or hostels). In some cases your university will manage properties on behalf of private sector landlords. In these cases, your landlord will be the university even though the property is not owned by them. The advantage of using your university accommodation office is that there is some degree of control/support if you have a problem. The disadvantage is that they are unlikely to have enough registered landlords or managed properties to house all of their students.
Top Student Tips
22
London Student Housing Guide
“Local newspapers and Loot go out of date very quickly. Make sure you get the issue on the day it comes out and if you are interested phone straight away”
Loot and local newspapers
Loot is an important source of information about private sector housing. The offers are from private landlords, agencies and tenants looking for other co-tenants. They also have a website: www.loot.com Gumtree (www.gumtree.com) is another similar website.
Look out for adverts in Loot and elsewhere with the above logo, as this means that the landlord is accredited with the London Landlord Accreditation Scheme (LLAS). The LLAS helps accredited landlords operate a successful business and provide safe, quality accommodation in London.
CAUTION Fraudsters will often target students and in particular, international students through adverts on these sites. An advert will be placed for a property on an accommodation website which will seem too good to be true, for example a Studio Flat in central London for £170 per week. Often the person advertising has no right to let the property and sometimes the property does not even exist. If you are asked to send money as a deposit to the advertiser without having viewed the property then do not do it. Also do not agree to send money using Western Union or Moneygram to your own friend or relative “to prove that you have sufficient funds”. With the tracking information you give them, the fraudster can steal your money or your identity.
Local newspapers If you have decided on the area of London that you want to live in, you could also use local newspapers as a source of information. Many adverts use abbreviations or terms with which you may not be familiar. For a brief guide to commonly used abbreviations and terms, please refer to pages 130-132. Starting
23
Letting Agents
The majority of rented accommodation in London is advertised through letting agents. The advantage of using a letting agent is that you will have access to a large number of properties. The disadvantage is that because they work on commission, they have a motivation to make sure that the landlord achieves the maximum rent possible. They can also make a range of administration charges to potential tenants (contract fees, referencing fees etc.) However, they cannot charge you just to show you accommodation. For more on this, please see pages 100-101.
Professional Bodies for Letting Agents Government statistics indicate that around two thirds of agents are members of professional and accreditation membership bodies and we would always recommend that tenants try to use these agents where possible. Anyone can set themselves up as a letting agent.
24
London Student Housing Guide
However, those agents that are accredited or members of a professional body are more serious about their standards, have voluntarily chosen to follow the body’s rules of conduct and must take part in regular training.
Independent Redress Schemes From 1st October 2014, all letting agents will be required by law to be a member of at least one independent redress scheme, allowing tenants to complain to an independent body. The three schemes are The Property Ombudsman, Ombudsman Services: Property and a new scheme, The Property Redress Scheme.
Some of the most well known are: ARLA Association of Residential Letting Agents: www.arla.co.uk NALS National Approved Letting Scheme: www.nalscheme.co.uk RICS The Royal Institute of Chartered Surveyors www.rics.org
Agents advertise through a range of sources. They will place advertisements in papers such as Loot, Renting and the Evening Standard.
They will also use websites such as: www.rightmove.co.uk www.zoopla.co.uk www.primelocation.com
You can search for members of these bodies in different areas of London via their websites.
Starting
25
Noticeboards and newsagents windows
The London Student Housing Guide has a popular flatsharing message board, exclusively for students. On this website you can find offers of housing and other students to go flat hunting with www.studenthousing. lon.ac.uk A Find a flatmate
26
London Student Housing Guide
Word of mouth Notice boards Around the University you will find a number of notice boards where offers of accommodation will be posted. These will either be from landlords or from students looking for co-sharers. Some universities will also have online notice boards where students can advertise to other students. Advertisements from students to other students can be an excellent way to find accommodation. However, advertisements from landlords can be problematic. CAUTION Students should be very cautious of landlords who try to advertise directly to students without using their accommodation office. There are many notice boards around the University and not all of them are adequately monitored. If a landlord has posted notices around the University and is, therefore, targeting students, check whether they are registered with the University. If they are not, why aren’t they?
Newsagent windows Once you have decided on an area of London that you like, you should use every resource available to find housing in this area. This includes newsagent windows. It’s not glamorous but sometimes good offers can be found in this way.
Some of the best housing in London is never advertised but is passed on from one group of students to another by word of mouth. It might be that you can find out about good offers from final year students who are vacating their flats/houses. However, don’t assume that just because you have found out about housing from a friend that it is necessarily going to be better than that found through any other source.
Family (parents or relatives buying a property)
Faced with the very high rents charged in London, some students and their parents will consider buying as an alternative. In many instances this will involve the parents buying the property and their son/daughter renting out the other rooms to their friends. It is important that students are aware of both the pitfalls as well as the advantages of this arrangement. Although you have escaped the stress of being a tenant and dealing with obstructive landlords, you have swapped this for the stress of being a landlord or, at least, the landlord’s representative. No matter how much you protest to the contrary, you are no longer in an equal relationship with your co-sharers. It can be difficult to maintain friendships when you are no longer equal and many friendships have ended over arguments about rent arrears and repairs.
Starting
27
When to look
Housing for students with families
When you look depends on the kind of accommodation that you are looking for. If you are looking for a place in an independent student hostel or private hall of residence, you may need to apply months in advance. If, on the other hand, you are looking for a flat/house or a room with a resident landlord, you will not normally be able to arrange this more than 4–6 weeks in advance. Some university accommodation offices will encourage their landlords to advertise early for September. This means that some lucky students are able to arrange their housing as early as May. However, it is a small minority of students that are able to do this and there is no real evidence to show that housing found in May is any better than that found later on. 28
London Student Housing Guide
The majority of students do not arrange their housing until August/September. They will usually arrange temporary housing in London either in a hotel, college hall of residence (usually open to guests both within and outside the University over the summer) with a host family or in a hostel whilst they are looking. Provided you are well organised, it shouldn’t take more than 2-3 weeks to find your housing. YYou should not try to book your housing without being in London and also, if you are looking for housing that is in great demand (i.e. centrally located), you should try not to leave your search until September.
Whilst it can be hard for children to settle into their new life and for the family to adjust, London nevertheless, offers an irresistible opportunity for children to experience and develop in a thriving and exciting city, with an amazing diversity of people and cultures.
students and those with children, but places are limited and you will need to apply early. See page 17 for details on Hostels.
If you are not able to secure a place in a hostel, you will need to consider an appropriate budget for the private sector. Self-contained flats (in transport However, family accommodation is difficult zones 2/3) for couples will usually cost a to find and students with families should minimum of £230per week and for those only bring their family to London once they with two small children sharing a room this have arranged somewhere for their family will rise to £300 per week. to live permanently. If you are an international student and There is very little accommodation need guidance on other costs, please see provided directly by Universities to pages 62-67 for information on budgets, students with families. or contact your university. Some specialist hostels and housing associations can assist both married
Starting
29
Housing for international students This guide has been written for all students, including international students. If you are not accustomed to the UK system, here are a few tips to get you started: Many halls of residence or hostels may prioritise applications from international students, and may in fact be keen to offer accommodation to certain nationalities in order to ensure a diverse residential community. Check with you institution to see whether they have accommodation for students. Halls and hostels are very popular so it’s a good idea to apply to as many as possible, as early as possible. There are many independently run student hostels in
Are you looking for accommodation?
London. Your institution should be able to provide further information. If you opt for private accommodation, as many international students do, remember that a landlord will require a deposit and one month’s rent straight away. Indeed some landlords and letting agents may ask for more than one month’s rent in advance if you do not have someone in the UK who will guarantee to pay your rent if you don’t pay it (see page 86 for more details)
Do you need a UK rent guarantor? We can help you secure your property and pay your rent monthly.
As UK bank accounts can take some time to open, you should bring enough money to cover your start-up costs (in the form of travellers cheques - do not bring cash!).
0207 205 2625 team@housinghand.co.uk www.housinghand.co.uk 30
London Student Housing Guide
WITHOUT A GUARANTOR you may have to pay all your rent in advance. Contact us to find out more
Make sure you have somewhere to stay for the first few nights while you are looking for something permanent. For short-stay accommodation, take a look at our website (www.studenthousing. lon.ac.uk) and check whether your institution’s Accommodation Office can help. UKCISA (The UK Council for International Student Affairs) produces a series of useful guidance notes for international students: www. ukcisa.org.uk
Housing for students with disabilities However, the Equality Act now means that private landlords are prohibited from giving you unjustified less favourable treatment if you have a disability and are looking to rent accommodation. For example, landlords must not charge someone with a disability a higher rent or deposit than other tenants. Landlords are also subject to a duty to make reasonable adjustment to premises to cater for the needs of disabled persons. If you are treated unfairly, the Equality Advisory Support Service (EASS) can provide more details about disability rights in relation to private rental accommodation. The contact details for EASS are: Telephone: 0808 800 0082 Textphone: 0808 800 0084 Website: www.equality advisoryservice.com
32
London Student Housing Guide
Unfortunately well-designed or adapted buildings for disabled people are still a rarity in London.
It is possible to get a grant to adapt a home if necessary and this applies to private homes as well as council owned properties. To apply for this you need to look on the web site of your local council. There is also information on this scheme on the government web site – https://www.gov.uk/disabled-facilitiesgrants Another organisation that may be helpful is Disability Rights UK, the leading charity promoting the rights of disabled people. See – http://disabilityrightsuk.org/how-wecan-help/independent-living Disability Rights UK also has some useful links relating to housing – http://www.disabilityrightsuk.org/ housing-links
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Planning
Areas of London
36
Getting around
55
Staying safe
58
Budgeting and Council Tax
62
Living with friends
69 35
Areas of London London is a huge sprawling city. If you are studying at a college or university outside central London, you may be able to find accommodation that is just a short bus ride away from college, or even within walking distance. Universities in east and south east London, in particular, are situated in areas where there is a relatively good supply of inexpensive private sector housing. If you are studying at a college or university in central London, i.e. in Bloomsbury, Kensington, Paddington or the West End, getting out of bed and strolling to your lectures is a very expensive ambition. Private sector accommodation in central and west London is not only expensive, but also usually fairly cramped and there is very little available for large groups of more than three persons. This means that most students live outside travel zone 1, even if they are studying in Central London. For any student looking for housing there are three essential items that you will need: Survey Facts According to our 2013 survey the average travelling time for students to College was 22 minutes. 36
London Student Housing Guide
1 A comprehensive street map of London (not a tourist one, which only covers the city centre). (not a tourist one, which only covers the city centre). 2 A travel card (see Getting Around section pages 56-57 for more information).
Top student tips “Remember that in the city centre, everything is more expensive, not just rents. There are no cheap supermarkets in central London.” “In terms of travelling time, how close you are to a tube is usually more important than how far you are from your destination.” “When choosing a flat make sure not only that you get home during the day but that there is a night bus nearby or you will be paying large taxi bills every time you have a night out.” “Remember, if you don’t have access to a car any shopping you buy will have to be carried and that this can be expensive if you are using a corner shop. It is much better to try and rent reasonably near a supermarket and if possible buy some things in bulk with other flatmates.” “When you are seriously interested in a property, don’t just look at the surrounding area during the daytime. Go back at night and see if you still like it.” A good website showing students experiences of living in different parts of London is http://commonplace.arts.ac.uk/where-i-live
3 A mobile phone. Planning
37
London postcodes and average rents
NW7
N15
N8
NW11
N6
N4
N19 NW2 NW3
NW8
W13
W5
W3
W14
W6
SW13
£170+
2
SE11 SW8
SW4 SW18
SW12
SW19
E1
3
SE2
SE8
SE21
London Student Housing Guide
SE4
SE13 SE12
SE23
SE9
SE6
SE26
SE27 SE19
SE25
38
SE3
SE15
SE22
SE18
SE7
SE14
SW20
Less than £90
SE28
SE10
SE16
SE24
SW16
E6 E16
E14
SE17
SW2
E13
E3
2
SW9
SW11 SW15
EC 4
SE5
SW17
£90 - £110
E15
E2
1
1
SW1
SW7
SW14
£130 - £170 £110 - £130
E7 E9
SE1
W8
SW5 SW3 SW 10 SW6
W4
E8
WC
W1
W2
W11
W12
NW1
W9
W10
W7
E12
E5
N5
N7
NW5
E11 E10
N16
N1
NW6
NW10
E18 E17
N2
NW4
N18 N17
N22
N10
E4
N9
N13
N11
N12 N3
NW9
N21
N14
N20
London Rents there is a useful guide to average rents on the Mayor of London’s website: www. london.gov.uk/rents
SE20
Rents are based on an average rent for a room in a shared flat/house and are quoted exclusive of bills. Prices quoted are for single occupancy of a room. Within each postcode there will be a wide range of rents.
North N1 Shoreditch, Islington N2 East Finchley N3 Finchley N4 Finsbury Park, Manor House N5 Arsenal, Drayton Park N6 Highgate N7 Tufnell Park, Holloway N8 Turnpike Lane N9 Lower Edmonton N10 Muswell Hill N11 Bounds Green, Frien Barnet N12 Woodside Park, North Finchley N13 Palmers Green N14 Southgate, Oakwood, Arnos Grove N15 South Tottenham, Seven Sisters N16 Stoke Newington, Stamford Hill N17 Tottenham N18 Upper Edmonton N19 Upper Holloway, Archway N20 Totteridge, Whetstone N21 Winchmore Hill N22 Wood Green East East E1 Whitechapel, Mile End E2 Bethnal Green, Aldgate, Stepney E3 Bow E4 Chingford E5 Clapton E6 East Ham
E7 Forest Gate E8 Dalston E9 Victoria Park, Homerton E10 Leyton E11 Snaresbrook E12 Manor Park E13 Plaistow, West Ham E14 Poplar, Isle of Dogs E15 Stratford E16 Canning Town E17 Walthamstow E18 Woodford South East SE1 Bermondsey, Lambeth SE2 Abbey Wood SE3 Kidbrooke, Blackheath SE4 Brockley SE5 Camberwell, Denmark Hill SE6 Catford, Bellingham SE7 Charlton SE8 Deptford SE9 Mottingham, Eltham SE10 Greenwich SE11 Vauxhall, Oval, Kennington SE12 Lee SE13 Lewisham, Hither Green SE14 New Cross SE15 Peckham, Southwark SE16 Rotherhithe SE17 Walworth SE18 Shooters Hill, Woolwich, Plumstead SE19 Norwood SE20 Penge SE21 Dulwich
SE22 East Dulwich SE23 Forest Hill SE24 Herne Hill SE25 South Norwood SE26 Sydenham SE27 West Norwood SE28 Thamesmead South West SW1 Victoria, Pimlico, Belgravia SW2 Brixton, Tulse Hill SW3 Chelsea SW4 Clapham SW5 Earls Court SW6 Fulham, Parsons Green SW7 South Kensington, Knightsbridge SW8 South Lambeth SW9 Stockwell SW10 West Brompton SW11 Battersea SW12 Balham SW13 Barnes SW14 East Sheen, Mortlake SW15 Putney, Roehampton SW16 Streatham SW17 Tooting SW18 Southfields, Wandsworth SW19 Wimbledon, Colliers Wood SW20 Raynes Park, West Wimbledon West W1 West End, Soho, Mayfair W2 Bayswater, Paddington, W3 Acton
W4 Turnham Green, Chiswick W5 Ealing W6 Hammersmith, Ravenscourt Park W7 Hanwell W8 Kensington W9 Maida Vale, Warwick Avenue W10 North Kensington W11 Notting Hill, Holland Park W12 White City, Shepherds Bush W13 West Ealing W14 West Kensington North West NW1 Camden Town, Chalk Farm NW2 Dollis Hill, Willesden Green NW3 Hampstead, Belsize Park NW4 Hendon NW5 Kentish Town, Gospel Oak NW6 Kilburn, West Hampstead NW7 Mill Hill NW8 St John’s Wood NW9 Colindale NW10 Willesden, Harlesden, Kensal Green NW11 Brent Cross, Golders Green Central EC1/3/4 City of London EC2 Barbican WC1 Bloomsbury WC2 The Strand, Holborn Planning
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I ♥ North London
My London UAL student living in Hoxton Open Spaces “The area is pretty student heavy and Alexandra Palace (N22): although it’s not the cleanest place in Ally Pally has dominated the city it’s got a certain grubby charm to it. Half hipster retreat, half council the North London skyline estate. There is plenty of greenery and for over 125 years. Set if you need to get away from the buzz in undulating parkland or just enjoy the sun there is Hoxton with panoramic views of Square or Shoreditch Park just a short the capital, the Palace walk away.” is a major recreation and visitor attraction, as well as being one of London’s largest exhibition and concert venues. Finsbury Park (N4): the largest park in North London and venue for open air music festivals during the summer. Recent investment has brought a nice new café and children’s play area.
ALEXANDRA PALACE N22
Parkland Walk (N4–N6): a unique urban nature reserve. Stretching for four miles, the path follows the course of a disused railway line running from Finsbury Park through Highgate to Alexandra Palace. Highgate Woods/Queens Wood (N6): two beautiful woodland parks on opposite sides of the road to each other, near Highgate tube. Highgate Woods has a large children’s playground and very popular open air café/restaurant and the smaller Queen’s Wood also has a café serving hot food.
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Sports North London is home to two popular football teams, Arsenal (N5) and Tottenham (N17). There is an excellent open air swimming pool on Park Road in Crouch End (N8). Museums and Galleries White Cube Gallery (N1) is one of the most famous contemporary art galleries in London, based in the very trendy Hoxton Square. The London Canal Museum is in Kings Cross (N1)
My London School of Advanced Study student in Stoke Newington N16 “Church Street boasts funky shops: vintage clothing, art shops, four great second hand bookshops and a whole array of excellent ethnic restaurants, including what I believe to be the best Indian curry in London, Rasa.”
TOTTENHAM HOTSPUR’S WHITE HART LANE STADIUM N17
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I ♥ North West London Open spaces Hampstead Heath (NW3) is probably the most famous open space in London. There are views from Parliament Hill on the heath, right the way across London.
My London Southbank University student living in Kentish Town NW5
LONDON ZOO NW1
Regents Park (NW1) has an open air theatre that is popular in summer and the ever-popular London Zoo. Primrose Hill (NW1) is located on the north side of Regents Park with clear views across central London. Museums, galleries and attractions The Roundhouse (NW1) is a prestigious arts centre offering performing arts rehearsal space, music studios and practice rooms. Museums include: The Freud Museum, Kenwood House and Keats House, all in NW3. The famous British Library is in NW1.
REGENTS PARK NW1
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“The perfect halfway point between the buzz of Camden and the refined Hampstead/ Highgate area for students. Especially good for access to Heath and Regent’s Park. The streets are a little dingy, but well worth the savings in rent for being close to nicer areas.”
CAMDEN LOCK NW1
My London Imperial College student living in NW3 “Hampstead Heath is absolutely wonderful to hang out, perfect for jogging, picnics, kiting or just relaxing in the sun!”
There are theatres across North West London including Hampstead Theatre (NW3) and the Tricycle cinema and theatre (NW6). Markets Camden market (NW1) is one of the busiest and probably the best known markets in London. You can buy almost anything here (and wonder afterwards why you did!).
Sports Lords cricket ground, often referred to as the “Home of Cricket”, is in NW8. For the brave, there are unheated men’s and women’s bathing ponds on Hampstead Heath and a children’s paddling pool.
HAMPSTEAD HEATH NW3
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I ♥ East London Open spaces Victoria Park (E3) was built in the 1840s to persuade working class East Enders away from the West End parks (Hyde Park, Regents Park) where their presence would disturb the local gentry. Whatever its My London University of the Arts origins, this is now one of the most student in Bow E3 attractive open spaces in London. Hackney Marshes (E5) holds the world record for the highest number (88) of full-sized football pitches in one place.
VICTORIA PARK E3
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Museums and galleries East London has traditionally been home to a large community of artists which means that there are many art galleries in the area. The most famous is the Whitechapel Art Gallery (E1). The Geffrye Museum (E2) is a popular museum showing English interior design from the 17th century onwards.
“One of the prettier parts of East London, a large part of Bow is protected by conservation area status. There are a wide range of affordable markets, shops, restaurants, and pubs in the area. Bow has the advantage of being close enough to the centre to make travel easy, while offering lots of cheaper alternatives locally. Bow is extremely well connected for public transport (District, Hammersmith & city and Central lines, DLR and buses).”
COLUMBIA ROAD FLOWER MARKET E2
My London University of the Arts student in Whitechapel E1 “Spitalfields market is great every Sunday- Brick Lane is 5 mins walk away. Old Street is a bus away and good for going out in evenings. If you’re a design student I really recommend this area as it has loads of inspiring boutiques and small design companies.”
Markets Due to its history of being the main shipping area, East London is home to some of the most famous markets and independent shopping areas in London. East London markets range from speciality markets such as Columbia Road Flower market to more general markets held at Brick Lane, and Spitalfields. Walthamstow Market (E17) claims to be the longest daily street market in Europe Sports The Olympics has left a legacy of world class sports venues for both elite athletes and the local community to train and compete in. From the Aquatics centre to the Olympics Stadium, East London now has a range of sporting facilities unmatched in Europe. Planning
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I ♥ South East London
Open spaces Greenwich (SE10) is home to the Greenwich Royal Observatory and a fantastic park. The walk along the South Bank of the Thames from Waterloo to Tower Bridge is one of the best in London.
Sports Charlton Athletic (SE7) and Millwall (SE16) are the local football teams. Attendance at home games for Charlton top 25,000.
Brockwell Park (SE24) has the Brockwell Lido (an open air swimming pool). Museums and galleries SE1 is home to The Design Museum, Imperial War Museum, Tate Modern art gallery, London Aquarium and London Eye. The South Bank centre, also in SE1, is a large arts complex covering music, dance, literature and the visual arts. Greenwich (SE10) has My London Southbank University the National Maritime Museum and student living in the Millennium Dome. SE23 has the Camberwell SE5 Horniman Museum.
SHAKESPEARES’ GLOBE
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For entertainment SE1 is home to the following theatres: The National, Shakespeare’s Globe and the Young Vic. There are a number of clubs popular with students in both Camberwell (SE5) and New Cross (SE14).
“I love Camberwell, very lively, the people are very friendly (a village like atmosphere). Great bars, restaurant, parks . . . very close to the west-end, loads of night buses. 8/10. ”
LONDON BRIDGE SE1
Markets Borough market (SE1) is the most famous food market in London. Greenwich market (SE10) is most famous for antiques and furniture, East Street (SE17) for almost everything.
My London UCL student living in London Bridge SE1 “London Bridge is a real ‘trendy’ area. The flat is only a 2-min walk from the river Thames and Tower Bridge, where many bars and pubs are easily accessible. If you do not feel like closing yourself in a pub, just pay for your drink, bring it out and enjoy it by the river. The Tate Modern and the Millennium Bridge are only a 15-min walk.”
GREENWICH
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I ♥ South East London My London UAL student living in Brixton SW4
BROCKWELL LIDO SE24
Open spaces Richmond Park (next to SW15) is the largest open space in London. Within its grounds deer, swans, and even 1000 species of beetle can be found. Kew Gardens (next to SW15): Kew Gardens is one of the greatest botanical gardens of the world. Spread over 132 hectares, the gardens are designated a World Heritage Site, and contain 38,000 different plant species. There is a charge for entry. Brockwell Park (SW9) and Clapham Common (SW4) are surrounded by more urban areas. London Wetlands Centre (SW13) is an award winning centre. It is the first project of its kind in the world – more than 40 hectares of created wetlands in the heart of a capital city. Opened in 2000, it offers visitors the chance to see rare wetland wildlife just a stone’s throw from Central London. 48
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My London Imperial College student living in Earls Court SW6 “Surrounded by posh neighbourhoods (Chelsea, Kensington, parts of Fulham). 10 mins walk from great pubs/bars/cafes on Old Brompton Road and around Fulham Broadway. Fairly wealthy area so seems safe, even coming back late at night.”
“Brixton has a really nice village feel, it’s bustly and lively and has managed so far to hold on to it’s incredible street markets and independent shops as well as letting in a few handy chains. It has a totally unique feel that you won’t find anywhere else in London. There’s lots of creative goings on and it seems like people who live in Brixton really love it here!”
BATTERSEA POWER STATION SW11
Sports SW19 is home to Wimbledon tennis club, whilst SW9 has the Oval cricket ground. SW6 is home to both Chelsea and Fulham football clubs. Museums, galleries and attractions SW7 has both the Victoria and Albert and Natural History Museums. Famous buildings in South West London include Westminster Abbey, the Houses of Parliament (SW1), the Royal Albert Hall (SW7) and Battersea Power Station (SW11). Tate Britain (SW1) is the national gallery of British art.
THE ROYAL ALBERT HALL
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I ♥ West London The Notting Hill Carnival in W11 is an annual event which takes place each August, over three days. It is Europe’s largest street festival with over a million people attending. It is principally a celebration of Caribbean culture (music, food, costumes etc).
OVAL SW9
My London IImperial student in Shepherds Bush W12 “Well connected area with many tubes, buses pubs, clubs and shops. Amazing market every day of the week as well as the delights of Hammersmith close by. Good mixed community with a wide variety of shops to browse in but can be a little smelly, with the m40 very close by.” 50
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Open Spaces Hyde Park (W2) is the most famous park in West London. Hyde Park has Speaker’s Corner and is often either the starting or end point for political demonstrations. It is the site of many outdoor concerts and the Serpentine Gallery which is free of charge and well worth a visit.. Holland Park (W11) is widely regarded as one of the most romantic parks in London, due to its abundant wildlife and secluded hideaways.
Museums, galleries and attractions The Royal Academy of Arts and the Handel House Museum are both in W1. Popular tourist attractions such as Madame Tussaud’s and the Planetarium are also in this postcode. Further west in Hammersmith (W6) you can find the excellent Riverside Studios arts centre whilst W12 has the Shepherd’s Bush Empire music venue.
My London Royal Holloway student living in Hammersmith W6 “It is centrally located but at the same time you are not in the middle of hectic London. It is just 15 minutes walk from High Street Kensington and 15 minutes tube ride to Piccadilly. Lively, nice and quiet, Hammersmith has been totally transformed in the last few years with movie theatres, shops, a huge range of buses and 3 tube lines. Its proximity to the Thames means you can have a walk beside the river anytime. All in all, a great choice in London.”
Sport The home of English football since 1923, the new Wembley stadium opened in spring 2007 and quickly re-established itself as the country’s leading venue for sports events. Market Portobello market (W11) is the world’s largest antiques market, also selling food and clothes. Rather more down to earth is Shepherd’s Bush market (W12) mainly food, clothes etc.
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I ♥ Central London Open spaces There are very few open spaces in central London. However, there are some attractive squares. Russell Square in WC1 is one example.
CHINATOWN WC2
THE BRITISH MUSEUM
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There have been some initiatives to make central London more pedestrian friendly in recent years. The closing of the busy road in front of the National Gallery in Trafalgar Square (WC2) is one particularly successful example. The effects of these initiatives have been to make central London a far more inviting place to walk around. Museums, galleries and attractions Chinatown in WC2 has many fantastic restaurants. For entertainment, your choices are almost unlimited. Soho and Covent Garden (WC2) are home to a range
London Student Housing Guide
My London Courtauld Institute Student living in Clerkenwell EC1 “Although in central London, Clerkenwell is removed from the bustle of the city and is quite safe. Nearby Angel offers an interesting array of social outlets. However, in the immediate vicinity, because a lot of the shops and restaurants rely on city workers, they are closed at the weekend.”
of lively bars and clubs. Leicester Square hosts numerous film premieres. If you want culture then there are dozens of theatres and if you go to the more sedate EC2, you will find the Barbican Arts centre. Museums include the following: The British Museum (WC1), Sir John Soames (WC2), London Transport (WC2) and Museum of London (EC2).
COVENT GARDEN WC2
My London UCL Student Living in Bloomsbury WC1 “Quiet pedestrianised area with cafes, small restaurants, charity shops and beauty parlours. Very safe and surrounded by parks, everything is nearby – cinema, universities, central London, Covent Garden, Fleet Street etc. On the downside, accommodation is often small and/or expensive and hard to find. Council housing can look intimidating if you aren’t used to it, and it’s central so can be noisy sometimes – fire engines etc.”
Art galleries include the following: The National (WC2), National Portrait (WC2) and Courtauld (WC2).Built to commemorate the Great Fire which devastated the City of London in 1666, the Monument (EC4) offers panoramic views over London. The famous St Paul’s Cathedral is nearby and also offers stunning views. You can walk from here across the Thames on the Millennium Bridge to the Tate Modern. Markets Covent Garden (WC2) is an Italian-style piazza packed with restaurants, bars and fashionable boutiques. At the heart of the Covent Garden piazza lies the famous market. The large glass covered building comprises several arcades of fashionable boutiques, cafés and an arts and crafts market. In the open piazza jugglers, mime artists, variety acts and musicians entertain the crowds. Sports Although there are hundreds of private gyms in central London, due to the lack of open space there are not many playing fields and no major sports stadiums. However, in winter there is open air ice skating at Somerset House (WC2). Planning
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Great student accommodation in London Zone 1 • Live close to City Uni, Cass Business School, KCL, LSE, University of London... actually we are just near to everywhere! • Wonderful En-suite rooms with no other bills from £199 p/w* • Great rates available on our Studio flats • Free gym, free common room, free security. Freedom
on 020 3725 3500 Book a viewing now: Call Alison or go to www.libertyliving.co.uk Liberty House, 218 St John Street, EC1V 4AT • Liberty Hall, 29 Graham Street, N1 8LA *Terms and conditions apply.
London is divided into six travel zones; zone 1 covers Central London and zone 6 is furthest away from the centre. How much you need to pay for transport depends on where you are studying, where you live and probably also where you work.
Getting around
Travel ticket prices vary depending on the transport service you use, the zone(s) you travel in, the day you travel and the time of day you travel – peak or off peak. Peak travel is between 06:30-09:30 and 16:00-19:00 Monday to Friday. Travel is more expensive during peak hours. Off peak travel is at all other times (including bank holidays). Familiarise yourself with travel routes to college before you set out house-hunting; and remember that the underground is not the only public transport available: there are also buses, overground trains, Docklands Light Railway
and even Thames river boats. Also be aware that by midnight, most public transport will have closed down, apart from night buses. From 2015 at weekends some tube lines (Northern, Piccadilly, Victoria, Central and Jubilee lines) will operate a 24 hour service If you are likely to travel into college or university most weekdays, buying a weekly, monthly or even annual season ticket is more economical than paying for single journeys. You can find fare information at: www.tfl.gov.uk/fares-andpayments/
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Student Travel in London
Travelcard costs with student discount
For detailed information on the 18+ Student Scheme go to www.tfl.gov.uk (choose: Tickets Child and students Discounts Students over 18) or phone 0845 330 9876 and select the ‘Student Oyster Photocard’ option.
See the map on the inside back cover for the size and position of the zones
Prices accurate at time of publication but usually increase in January of each year.
If you are not going to travel into zone 1, or are only going to do so rarely, it is possible to buy Travelcards which exclude zone 1- these are cheaper. 56
There’s good news for students as you can benefit from lower cost season tickets. If you’re 18 or over, live at a London address, in full-time education you may qualify for an 18+ Student Oyster photocard. This will entitle you to 30% off on adult-rate Travelcards and Bus & Tram Passes. To apply you must be living at a London address, enrolled with a college or university that is registered on the TfL Scheme and be on an eligible full-time or part-time course. For more information visit www.tfl.gov.uk/students
London Student Housing Guide
Prices inc Zone 1 Zones 1 - 2 Zones 1 - 3 Zones 1 - 4 Zones 1 - 5 Zones 1 - 6
7 Day £21.90 £25.70 £31.40 £37.30 £40.00
Monthly £84.10 £98.70 £120.60 £143.30 £153.60
Annual £876 £1,028 £1,256 £1,492 £1,600
Cycling can be the cheapest, healthiest and fastest way of getting around London. The Mayor is spending almost £1bn to improve cycle routes in London – both Cycle Superhighways and quieter routes on the back routes. London also has the Barclays Cycle Hire scheme lets you hire a bike, ride it where you like, and return it to any docking station. Free or subsidised cycle training is available to students who want to familiarise themselves with their new surroundings. To find out more, plan your cycle ride and read tips for safe cycling visit: www.tfl. gov.uk/cycling Safer travel at night: Travelling in London at night is generally safe, and TfL are working with the police and other organisations to make it even safer. You can travel more safely by, planning your journey in advance, travelling with others late at night & avoiding isolated areas. Only licensed taxis (cabs with an orange light displaying the word ‘TAXI’), can pick up passengers on the street. You can also find taxis at designated taxi ranks. http://www.tfl.gov. uk/travel-information/safety/staying-safe
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Staying safe
Like all large metropolitan cities London has its fair share of crime. Students own more expensive consumer goods per head than the rest of the population, for example 80% own a computer or laptop and 86% have a mobile phone. Home Office statistics indicate that 1 in 3 students is the victim of a crime. Don’t become a statistic. Following these simple tips will make you feel more secure – and could just make all the difference. Good safety advice can also be obtained through: www.crimestoppers-uk.org (choose: Keeping Safe).
Street safety
Never take personal safety for granted. Use your instincts – if you don’t feel safe, take action. When going out follow the PLAN. Prepare Think ‘How do I get there?’ and ‘How do I get back?’ before you go. Tell someone where you are going, who with, and when you’ll be back. Think when you drink. Everyone is more vulnerable to crime when they’ve been drinking. If you’re planning a big night out, arrange beforehand to go home with friends, or in a taxi. Your safety is more important than the cost of a taxi!
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Look confident Wear comfortable clothes and shoes that let you move easily. Remember your body language – stand tall and look like you know where you’re going. Don’t look like a victim. Carry a personal attack alarm (and know how to use it), emergency phone numbers (including the number to cancel your credit cards), some change, a phone card and your keys in a safe pocket. Avoid risks and be aware Be aware – keep looking at and listening to what’s happening around you. Keep one hand free – not shoved in your pocket or cluttered up with shopping. Avoid showing valuable items in public places. Try not to use your mobile phone in the street and particularly when existing underground stations. If you have to make a call, keep an eye on who’s around. Watch It – Use cash machines wisely, in groups, and during the day if possible. Put your card and cash away quickly and be aware of who’s around you. Keep your belongings with you at all times. Wear your bag across your body. Never take your safety for granted! Never say to yourself ‘It only happens to other people’. ‘It’s only a short journey’. ‘They look honest’. The above points are a guide only. Trust your instincts – if you feel something is wrong, it makes sense to take action to avoid danger.
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Know the risk Twice as many burglaries happen in private homes or flats as in university halls. Make sure all the doors and windows have good locks before you move in.
Keys Don’t leave spare keys outside, or in a garage or shed. And keep house and car keys out of sight in the house – car theft through burglary is on the rise.
Lock it up Half of all burglaries happen on the spur of the moment through unlocked doors or windows. Always lock your doors and windows.
Insurance The average cost of a student burglary is £1,200. Insurance is cheaper! At least get cover for your most valuable gear like your computer, tablet, phone, TV and bicycle. Keep lists of the make, model and serial numbers of your electronic items to help police track them down if they are stolen.
Deadlocks Burglars who come through windows hate them because you need a key to open deadlocks from the inside as well as the outside. If you have them – use them. Don’t show it off Make sure your TV, video, computer and other valuables can’t be seen from the window, and never leave cash lying around.
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UV marking Use an ultraviolet pen to mark your stuff with your university name and student ID number. They’re very cheap, and many Student Unions even give them away for free.
Holidays If you can’t take your valuables with you during the Christmas, Easter and summer holidays, arrange for them to be held in secure storage. or left with a friend. Safety first If you see signs of a break-in – like smashed windows or open doors – don’t go in. Go to a friend or neighbour’s house and call the police. Emergency & useful contacts Police, Fire or Ambulance 999 London Victim Support 0845 30 30 900 Crime Stoppers 0800 555 111 Rape Crisis 0808 802 9999 National drugs helpline 0800 77 66 00 Samaritans 08457 90 90 90 Nightline 0207 631 0101 NHS Advice 111
101 for non emergency police calls www.victimsupport.org.uk www.crimestoppers-uk.org www.rapecrisis.org.uk www.talktofrank.com www.samaritans.org www.nightline.org.uk
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We estimate the average student living costs in London for the academic year 2014-15 to be between £11,000 and £16,000 depending on your spending habits and available income. More than a third of this will go on accommodation costs. The majority of UK students will be eligible for statutory student support, which largely comprises of a loan for tuition fees and help with living costs through the maintenance loan and (depending on your circumstances) the maintenance grant. New students in 2014 may also be able to apply for additional discretionary support to offset their higher fees.
Budgeting and Council Tax
Student funding rates will differ slightly depending on when you started your studies, but you may see a small increase next year. Never the less the cost of living continues to increase therefore it is more important than ever to plan your finances for the year ahead. There is some extra funding that can be claimed such as college bursaries and scholarships, hardship funds, and benefits for students with disabilities/dependants, but these are means-tested and fairly meagre. Seek advice if you think you have a right to claim. Realistically, the majority of students will 62
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have to work to fund their education. We estimate that over 50% of students currently work part time. The good news is that in London there are plenty of opportunities for part time work even in the current economic climate but don’t forget to leave enough time for your studies! No matter how much income you have it is still useful to learn the art of budgeting to ensure that you do not spend beyond your means and get into problems with debt. This is simple if you take the time out initially to evaluate your costs and once you are happy with your budget try to stick to it. If you
spend more than you originally intended don’t give up, go back to it and see where you miscalculated and if there is anywhere you can reduce your spending or raise more money to cover your costs.
money to cover the essential items seek advice from your college about hardship funds and finding cheaper accommodation.
To give you an idea of the kinds of costs that you should be budgeting for, we have prepared a sample budget sheet (see pages In order for a budget to be effective it must 66-67). The figures we have used are based be accurate and a true reflection of your on averages reported through student spending. It can change from month to surveys over the past few years. This is not a month, you just need to be aware of these base for the minimum student expenditure; fluctuations and plan for bigger expenditure (such as a deposit the Government evaluates student spending No idea what you are to be much lower - £107 per week for living for your new spending or where, download this useful app home in the next costs after rent, for a single student. But it www.spendometer.co.uk can give you an idea of the average spend - it academic year). is possible to live on a lot less and indeed a If you are not sure what you are spending and lot more, but this will depend on your own where, keep a record of all your expenditure means and needs. for a couple of weeks to a month and use If you require advice on budgeting or money this to draw up your budget. You may management, please contact your College be surprised by what you see. If you are spending more than you have, then you need Welfare or Advice Service who can help you draw up a budget, identify additional sources to prioritise - rent, food, of course costs and of income and advise you on reducing your travel are your essential items! Once you expenditure as well as providing you with the have paid for them you can allocate what tools you need to keep your spending under is left over for personal items, leisure and control. entertainment. If you don’t have enough Planning
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Council Tax
Make yourself aware of the rules surrounding Council Tax in order to avoid any unpleasant surprises. What is Council Tax? It is a charge made by Local Authorities on residential properties to pay for local public services. It is not a tax on an individual. Who has to pay the Council Tax? Most non-students and part-time students who are over 18. Are all students exempt from Council Tax? Only properties occupied by all full-time students are exempt. A full time course of education is sometimes defined as one which requires on average at least 21 hours of study a week and 24 weeks of attendance each year but it may be less if your college or university defines your course as being full-time. What if we have a group of full-time students and non-students? Where students share with part-time or non-students the full-time students will be disregarded for the purposes of calculating the household’s bill. However, it is for the members of the household to decide how the bill should be apportioned and paid as with any other household bill. Local authorities are not able to bill or enforce payment from any full-time student member of the household.
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What about a student with a spouse and/or dependants? The spouse and dependants of an international student should also be treated as if they are fulltime students provided they are not British citizens and are prevented from working or claiming welfare benefits by the terms of their leave to remain in the UK. We are aware that some students in this situation have had difficulties with their local council; seek advice early if your partner receives a bill. A UK student sharing a flat just with their partner will be entitled to a 25% discount on their Council Tax bill (provided that their spouse is not also a full-time student in which case they will be entitled to the full exemption).
The best way for a full-time student to avoid problems with their local authority on the payment, or as it should probably be, non-payment of Council Tax is: 1 To make sure that you only share with other full-time students. 2 To get from your College Registry or School Office, an exemption certificate stating that you are a full time student and send it to your local authority (keep a copy). If you do not know the relevant local authority then ask your Landlord/Agent.
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Basics
Annual
Per Person per week
Rent (please see page 79-80 for advice on negotiating rent)
£6,708.00
£129.00
Annual
Per Person per week
Water Rates (between 3)
£393.00
£2.52
UK student - loan 2013/14*
£6,057.50
£116.49
Electricity (between 3)
£551.00
£3.53
£76.92
£715.00
£4.58
Part-time and vacation work (if you earn under £7,475 you will not be liable for tax - claim it back at the end of the year if you have paid)
£4,000.00
Gas (between 3) Mobile Phone
£369.00
£7.10
Maintenance Grant
£3,354.00
£62.50
Personal Insurance
£123.00
£2.36
College Bursary (check with your institution)
£1,000.00
£19.23
TV Licence (between 3)
£145.50
£0.93
Other income (e.g. Parents, Access to Learning Fund, Benefits, Charities)
£1,200.00
£23.08
Subtotal Additional individual expenses
£150.02 Annual
Per Person per week
INDIVIDUAK WEEKLY INCOME TOTAL
£325.85
BALANCE
£33.01
*If you are eligible for a maintenance grant, your student loan is reduced unless you get a Special Support Grant. The
Student Oyster Travel card Zone1-2 (This is an annual season ticket, if you intend to go home for the summer, buying a monthly card may be cheaper)
£876.00
16.85
Food
£2,929.00
£56.33
www.gov.uk/browse/education/student-finance for more info where you miscalculated and if there is anywhere you can
Books & Stationery
£500.00
£9.62
reduce your spending or raise more money to cover your costs.
Household goods/costs (e.g. laundry, dry cleaning, cleaning products, household items)
£426.00
£8.19
Personal items (clothing, CDs, DVD, toiletries etc.)
£819.00
£15.75
Entertainment/Leisure/Socialising
£1,000.00
£19.23
Travel Home/Other travel
£300.00
£5.77
Birthdays and Christmas
£120.00
£2.31
Students studying science, engineering and medics may have extra costs.
Miscellaneous/Emergencies
£300.00
£5.77
All costs are based on results from surveys conducted by DfES, Natwest Bank, The Halifax, The Royal Bank of Scotland and NUS. Figures have been adjusted using annual increases observed by regulatory bodies and data from the Office for National Statistics to give an estimate of actual costs in 2014/15.academic year).
Tuition fees have been omitted as they are variable and a loan is available
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Possible Income
Subtotal
£142.82
INDIVIDUAL WEEKLY EXPENDITURE TOTAL
£292.84
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figure quoted relates to students entitled to the full Maintenance Grant who enter study in 2014. Please see https://
Other things to bear in mind:
Annual
Per Person per week
Car insurance, road tax & fuel
£1,872.00
£36.00
Gym/sport’s club membership
£312.00
£6.00
Don’t wait until you’re in debt to see the Welfare/ Student Advisor, book an appointment straight away if your budget does not balance! Planning
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Energy savings Most landlords are required to produce an Energy Performance Certificate when new tenancies are created. Ask to see it. The certificate Informs the tenant of the property’s energy performance rating and helps them to make a judgement about how cost effective the property may be - the rent may be low, but it could cost a fortune to heat! 68
It may seem difficult to save energy and cut down bills when you’re the tenant, but there are some things which you can do to cut the bills - even a little saving can make a difference to your bank balance and carbon footprint:
Living with friends
1 Switch to Energy Saving light bulbs, they last longer and use less energy. Sometimes you can get them for free from your energy supplier or local council.
There are many people whose company you can enjoy in the Student Union bar but who you would not enjoy living with. Successfully sharing a house with someone requires a completely different set of skills from enjoying a good night out with them or even living in the same corridor in a College or University residence. Consider the following points when choosing your housemates:
2 Turn the lights off! If you are not in the room it’s just wasting energy. The same applies for televisions, computers and other electronic equipment. Remember if something is on standby it is still using energy - switch it off! 3 Feeling a draft. Draft proofing doesn’t have to be high-tech or expensive. If you are feeling a draft from the doors and windows you can buy some draft excluding tape from your local DIY shop to block any gaps. Make sure you don’t cause a mess and if in doubt ask the landlord if s/he can see to it. 4 If you are buying any electrical goods for your home, check their efficiency. Always look for the Energy Saving Recommended Logo. 5 Talk to your landlord about some additional insulation in your home; a jacket for the water tank, loft insulation etc. There is also a Landlord Energy Saving Allowance which offsets improvements against tax. Your landlord might not be aware of this; it is worth bringing it to their attention if it could lead to a warmer home and lower bills.
For more information go to www.energysavingtrust.org.uk
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Tidiness: Are you a bit of a clean freak, can you live with some clutter or would you say that tidiness has never been hugely important to you? Noise: Do you want peace and quiet to study or do you want to live in a party house? Sleeping: Do you like to be in bed at a reasonable hour to cope with your early starts or do you usually stay up and out all night and in bed during the day?
Friends/ partners staying overnight and for longer periods: If the flat is for four, how will you feel when you are forced into sharing with six or seven? Do you all have a comparable income? Tensions can occur when some of the group can go pubbing and clubbing a lot and one or more of the group can barely afford to eat. Are you all in agreement on the length of the contract? What will happen if some of your group leaves after nine months of a twelve month agreement - who pays the rent for the rest of the tenancy? See Contracts, page 87. Before you take the decision to form a group to go house hunting, you should have a frank discussion about all your expectations in these areas and make sure you have similar views; otherwise you could find yourself with problems later in the year. Planning
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Top student tips “Consider having a kitty for general expenses (washing up liquid, toilet paper, etc.)” “Set rules about guests, especially for parents visiting or partners staying.”
Mice - cute and furry? Or disease-spreading menaces? Another reason why smaller groups are often a better idea is that when you have large groups renting (i.e. five or more) the state of cleanliness in the house or flat will almost inevitably deteriorate. Once you have done other people’s washing up two or three times, you are likely to do what everyone else in the house is doing i.e. pick out the items you need from the festering mess in the sink, wash them up, use them and then replace them back into the rancid pile of dirty pots, pans and plates. If the house does descend into this kind of mess during the tenancy, you are also likely to have a problem with mice. Mice are a London epidemic and need very little encouragement to invade your house.
How many to share with?
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Value for money? In general the more people you share with, the cheaper it is. Therefore, someone living in a two bed flat will pay more for their room than someone living in an equivalent (area and quality) four bed house. However, once you go beyond four, there are no additional savings to be made. Properties with five or more tenants may need to be licensed and the landlord may pass the costs of this onto the tenants. For more on licensing, please refer to pages 79-81.
Central London: If you are looking for a central London property, you will need to limit the size of your group. There are very few four or five bedroom properties in central London. Typically, you will find one or two bed flats with a living room that you can convert into a third bedroom.
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Planning checklist... Research areas of London that are within easy commuting distance to your College/work. Make sure you are aware about travelling safely around London and making your home secure. Don’t forget to take out insurance. If you don’t spend your entire budget one week SAVE it for something big later on in the term. Always put money aside each term for the bigger one off items or trips home. Remember you will earn interest on money, if you put it in a savings account. Check with your college if you are entitled to any extra funding and make sure you claim everything you are entitled to - if you don’t need it now save it until you do. Make sure that you have a good discussion about house rules with your prospective co-sharers. You need to ensure that everyone has the same expectations about the kind of house they want to live in. Make sure you know about Council Tax rules. Weigh up if a mobile phone contract is cheaper over the year than payas you-go. 72
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Looking Inspecting a property
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Is your property and landlord licensed? 79 Gas safety
82
Neighbours
83
Negotiating
83
Contracts
87
Checking ownership of a property
91
Money matters
92
Tenancy Deposit Protection
95
Agency charges
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Inspecting a property Many problems that students run into with their housing are because they did not check the property for potential defects before they signed the tenancy agreement. This section is designed to alert you to checking for the most obvious potential problems. Most students in London will find their housing over the summer or during August/September. It is important that you consider what the property will be like when it is cold, dark, and raining. How insulated is the property from the elements? In addition, student households form very attractive targets for burglars (lots of computers, TVs, tablets etc.) so you will also need to think carefully about the security of the property. It may be that a careful inspection will reveal some structural problems that are too major for you to actually consider the property. For example, if the property looks like the roof is about to collapse and hasn’t been maintained for the last 10–15 years, then you should rule it out.
Top student tips ““Descriptions in adverts are often heavily exaggerated; if a room is described as a double, check this is the case on the phone (a reasonable double should be around 3.5m x 3.5m – any smaller and you will not be able to get a desk in it). This will save you a lot of time.” “If you are flat hunting try and combine looking at a few on the same day in a similar part of London, i.e. look at a few in East London in the morning and a few in the South in the afternoon. It takes a lot longer to travel around than you might expect and you don’t want to waste a whole day.”
Other problems, such as not enough furniture or inadequate cupboard space, can be negotiated with the landlord. (See pages 83-84 for section on Negotiating). 74
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Property checklist External features ❑❑ Broken guttering, missing slates on roof? ❑❑ Rotten timber (especially the window frames and doors)? ❑❑ How draught-proof are the windows (i.e. are they ill-fitting sash windows and can you feel a breeze through them)? ❑❑ Adequate storage space for rubbish? ❑❑ If there is a back garden, is the back door secure and lockable? ❑❑ Doors – main doors have secure locking facility (not ordinary Yale type, and not locks which need a key to open the door from the inside)? Internal Features ❑❑ Are there enough facilities being provided for the number of people who will be sharing the house? (i.e. how many cupboards are there for food, is there enough fridge space, how many toilets are there? etc.) ❑❑ Heating – is there sufficient and what type is it (gas fires, gas central, electric)? Electric heating is more expensive than gas.
❑❑ Bath/shower sealant – clean and undamaged sealant around bath or shower? ❑❑ Pests – are there mice droppings anywhere or can you see mousetraps or poison bait anywhere – especially in ground floor kitchen cupboards? ❑❑ What furniture belongs to the accommodation and what belongs to the tenants (i.e. what will be there when you move in)? ❑❑ Mould and damp – is there any (damp marks – check top floor ceilings, ceiling under the bathroom, mould in the bathroom). Is there a musty smell? ❑❑ If you are in a flat, what is the sound insulation like between your flat and those of your neighbours? ❑❑ Partition walls – are they so thin you would hear everything from the room next door?
❑❑ Bathroom – if there is no natural ventilation, there should be a working ventilation fan (without one you could end up with mould growth due to condensation dampness). 76
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Safety Features ❑❑ Escape – would it be easy to get out in a fire? Is there either a fire alarm or at least a smoke detector? The London Fire Brigade carry out free home fire safety checks and will fit a free smoke alarm if necessary. See here for more details: www.fireservice.co.uk/safety/hfsc ❑❑ Electric fittings – no loose wires, plugs coming off walls, burn marks on/around plugs? ❑❑ Gas safety – carbon monoxide kills, is there a valid gas safety certificate by a Gas Safe registered engineer? Does the Gas Certificate correspond with the gas appliances in the property? Carbon Monoxide detectors are also a good idea. ❑❑ Second-hand furniture is often the ‘norm’ in rented accommodation. Some of the soft furniture may be a fire hazard. Unless it can be proved this furniture was purchased before 1952, most of it should have the manufacturer’s label on it saying it meets the requirements of the Furniture and Fire Regulations 1988.
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Is your property and landlord licensed? Larger properties may need to be licensed by the local authority in order to ensure that they meet minimum safety standards. If your property is three or more storeys high and has five or more occupants then your landlord will need to have a HMO (Houses in Multiple Occupation) licence. How do the minimum standards affect me? These standards will mainly apply to the physical safety of the occupants’ e.g. how easy will it be for you to get out of the property in the event of fire. The Local Authority will also look at whether the property is suitable for the number of people.automatically disqualify a landlord from gaining a licence). Licensing will be the responsibility of the Local Authority and they will be able to provide guidance on exactly how the legislation is being implemented within their borough. Local Authorities have discretion to impose their own standards, which may go beyond the legal minimum requirements.
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Applying for a licence?
Penalties for landlords
In most cases the Local Authority will first require that the landlord, or whoever is managing the property, apply for a licence. The licence will last for up to 5 years and the landlord will be required to pay a fee. The Local Authority will also carry out an inspection of the property to ensure that it meets the necessary standards.
It is a criminal offence to control or manage a house which ought to be licensed, but is not licensed, without having a reasonable excuse for so doing so. The maximum fine that can be imposed is up to ÂŁ20,000. A landlord can also face fines of up to ÂŁ5,000 and have their licence removed if they do not comply with the licence conditions.
Other types of licensing There are two other types of licensing which a Local Authority has the discretion to introduce; additional and selective licencing. Additional licensing is the licensing of other types of Houses in Multiple Occupation (HMOs.) These are normally properties which are occupied by 3 or more non-related occupiers who share some basic facilities or amenities, such as a kitchen or bathroom.
Further information can be sought from your local authority, many of whom will have a searchable online database of licensed HMOs.
Selective licensing does not specifically relate to HMOs, but will require that all privately rented properties within a specified area must be licenced
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Gas safety
Neighbours Unsafe gas appliances produce a highly poisonous gas called Carbon monoxide. In the last year 14 people have died from CO poisoning and 234 have suffered health problems. Your landlord must arrange for a Gas Safe registered engineer to carry out a safety check every year on all gas appliances in the property. By law, all gas appliances must be checked annually, e.g. even if there is no gas heating in a room let to a student, the fact that there is a gas boiler in the property still requires a landlord to provide a Gas Safety Certificate. You should get a copy of the safety certificate before you move in or within 28 days of the safety check, if you don’t have it, ask to see it.
Never allow someone who is not qualified to work on a gas appliance in your home. 82
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Recent high-profile prosecutions of landlords have highlighted the issue of tenant safety. Prosecution can result in the landlord facing a maximum penalty of £5,000 for each offence. If the case is then referred to the Crown Court the maximum penalty may be an unlimited fine and the possibility of imprisonment. Any work on a gas appliance must be carried out by a Gas Safe registered engineer. All registered engineers carry a Gas Safe ID card as shown on the left. Make sure you check both sides of the card to verify it’s valid and that the engineer is qualified to do the work.
Wherever you live in London, you are going to have neighbours. It is important that you ask the landlord/ agent about them.
In many cases they will end up as your friends. However, they could also be a nightmare. It could be that every time you put on music or the TV, you will have someone knocking on your door complaining about the noise. Alternatively, you could find that your neighbour is playing their music so loud that both your walls and teeth will rattle.
Attempting to predict what will happen to the rental market in 2014-2015 is an almost impossible task. At the time of going to press (July 2014) rents appeared to be static in central London and slightly on the rise out of the centre. However, there are so many factors involved that this could all change. This means that you need to make sure that you look at a number of properties before coming to a decision. Only by testing the market will you know whether you are paying a fair price.
Negotiating
You should also be prepared to bargain and indeed walk away from a deal if you do not feel entirely comfortable with it. London Rents - There is a useful guide to average rents on the Mayor of London’s website: www.london.gov.uk/rents Looking
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References So before you move in to a property, is it really a reasonable rent? And think about whether it has everything you are looking for. For instance, if there are five of you and there is only one fridge/ freezer, (space permitting) why not ask for another? If there is no washing machine, or if you want a double bed, why not ask?
Always try to see if a landlord will offer you something extra
As with any arrangement of this nature however, always get promises in writing. If your landlord or agent genuinely intends to provide you with something that is not in the property at the time of viewing, they will not mind guaranteeing to do so in writing. The following is an example of an addendum to a contract, which can secure promises made.
Addendum to contract The attached contract for the property at 10 Walford Heights, London e20 (address of property) dated 20th September 2012, is being signed on the understanding that the landlord will provide the following items to the property and the following schedule of work will be carried out, by the landlord, prior to the moving in date 28th September 2012. Signed (Landlord) 84
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A good way to improve your bargaining position with landlords is to persuade them that you are going to be an excellent tenant. The best way to do this is to get references from previous landlords. If you do not have these, for example you are a first year student and have lived in halls during your first year, try to get the nearest thing you can. Most halls will provide a reference to state that you haven’t damaged your room and have paid your rent (provided this is true, of course). You may be asked to get your parents, another family member, friend of the family or guardian to act as guarantors for your rent. This means that they state that they are prepared to pay your rent, if you don’t pay it. Usually landlords or agents require that the guarantor be based in the UK.
Items to be provided: Washing machine Vacuum cleaner Desks to each bedroom Schedule of Work Thorough cleaning of kitchen Showerhead to be repaired Bath sealant to be repaired Looking
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Contracts
Guarantors
Landlords want to know that you’re a good bet!
Guarantor agreements give the landlord a measure of financial security which may persuade them to take you in preference to another tenant without a guarantor. As with all legal documents, it is a good idea to get the guarantor agreement checked with an advisor before it is signed.
The following are the most common forms of letting contracts although there are some others. This Guide is not intended to make you a legal expert and you should always seek advice before making any assumptions about the agreement that you are going to or have already signed.
Also the guarantee should state that it will only last for a set period of time and should set a limit on how much the guarantor can be asked to pay.
Never sign a contract with which you do not agree or which you do not understand. Always, get it checked first. Your University Accommodation Office should be able to advise you about where you can do this.
If you are not able to offer a UK-based guarantor, it may be that you will be asked to pay up to six months rent in advance. If this is the case, you will have less bargaining power if something goes wrong with the flat and you are trying to get the landlord to carry out repairs. You would also be vulnerable in the, albeit rare, event that a property is re-possessed due to a landlord defaulting on their mortgage payments (see page 123 for more details). As with all negotiating, there is no right answer as to how much extra rent you should pay, if any at all. It depends on how popular the property is and who you are in competition with to secure it.
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A joint tenancy binds the tenants together
If a group of you are renting a property together and you are all named on the contract, it is likely that you will have what is called a joint tenancy. A joint tenancy means that you are each liable for the whole rent of the premises and for any other obligations under the tenancy. Example There is a group of four tenants on a joint tenancy for 9 months and one tenant decides to leave in the sixth month because they are fed up that no one else does any cleaning. Each joint tenant was paying an equal share of the rent. In this case, the landlord is entitled to collect the shortfall in rent from any or all of the remaining tenants. These remaining tenants may subsequently be able to recover this money from the missing tenant. Looking
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A bank Deed of Assignment can de downloaded from our website www. studenthousing.lon. ac.uk A Downloads
Individual Tenancies
In the above circumstances, the best solution is for the leaving tenant to find someone to replace them. If they are able to do this, everyone (remaining tenants, outgoing tenant, replacement tenant and landlord) should then sign a Deed of Assignment document. This will allow the existing contract to continue under the same terms and conditions as before, but just with different people. The leaving tenant will be completely released from the contract.
If a group of you are living in a property together, but you want to avoid the burdens of a joint tenancy, you could try and negotiate individual tenancies of your rooms. This means that you are only liable for the rent for your room but have access to all the joint facilities of the property (i.e. bathroom, kitchen etc).
Living with a resident landlord If you share accommodation with your landlord as a lodger in their home you have fewer rights than other people who live in the private rented sector particularly with regards to the notice the landlord has to give you if they wish you to leave. You may have signed an agreement with your landlord which specifies how much notice your landlord must give you. If there is no agreement, however, your landlord is required to give you reasonable notice which can be verbal. After that date your landlord does not have to obtain a court order to evict you. There are no exact rules about what is “reasonable notice” but some relevant factors are:
The disadvantages of this agreement are that:
■■ The length of time you have been living there
1 If someone leaves, you do not have any say over who the outgoing tenant or the landlord finds to replace them.
■■ The length of time between rent payments ■■ The reason why the landlord wishes you to leave
2 Because you only have a tenancy of your room, the landlord can have relatively free access to the common parts of the property (i.e. bathroom, kitchen etc). 3 You may have to pay a separate licence fee for each TV in the house. 88
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Break clauses Before you sign a tenancy agreement you may want to consider negotiating a break clause with your landlord or agent, as this will enable you to end your tenancy before the end of the fixed term. Often, landlords and agencies will request you to sign a 12 month tenancy agreement. However, most academic terms at universities and colleges end in June and therefore you may be signing an agreement for longer than you require! Negotiating a break clause could allow you to end your agreement early. For example, you have entered into a tenancy agreement in September. The term is fixed until September the following year. You want to leave in June (9 months) after your exams have finished. Example of clause The Landlord or Tenant may give 2 months prior written notice at any time to determine this agreement provided that such notice does not expire sooner than nine months from the start of the tenancy.
Even an escape artist can’t get out of a contract without a break clause 90
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It is worth noting that although you will be able to end your tenancy, the landlord also has the right to terminate your agreement after nine months. So if you want to remain in the property for the full length of the tenancy, you may not want to negotiate any break clause at all.
Checking ownership of a property It is a good idea to check the ownership of the property before you sign the contract. Make sure that the person claiming to be the landlord does indeed own the property and has the right to let it. There have been cases in London of council or housing association tenants subletting their flats to students in order to benefit from the difference between social rents and market rents. If the council or housing association find out, they will repossess the property and the student tenants will be made homeless. For the price of £3 you can find out the name of the owner of any property in England and Wales. You can do this online using a credit or debit card on the land registry website: www.landregistry.gov.uk > public > property ownership Create an online account and once you have done so enter the full postcode and house or flat number of the property you wish to search for. You should then purchase the “title register” and if there is a choice between Freehold and Leasehold, you should purchase the Leasehold document. Where there is only Freehold available, purchase this. Freehold available, purchase this.
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Holding deposits are controversial, both in principle and in practice. The tenant will lose money if they decide not to proceed but the landlord does not lose any money if they decide not to accept the tenant’s offer. This means that in pre-tenancy negotiations (see page 83) landlords are under far less pressure to agree to tenant requests once a holding deposit has been paid.
Money matters Once you have found a property you are interested in, you may be asked to make a range of payments, both before and when you are signing the contract. These are outlined below. CAUTION Whenever you hand over money, you need to get a receipt. Make sure it states clearly the amount you pay, the date, your name, the name of the person you are paying the money to, and a description of what you are paying for (a holding deposit? agency charges?). You should try to avoid paying cash (bankers draft, cheque or bank transfer are safer methods of paying), although, in reality, most landlords and agents will insist on cash for initial payments.
Holding deposits
A holding deposit is paid to the landlord/agent to hold the property for you once you have made an offer and whilst the landlord decides whether they are willing to let the property to you. Exactly what has been agreed depends on the wording, but usually once you have paid a holding deposit the landlord/agency should not then show the property to other prospective tenants. Essentially you should be paying to get ‘first refusal’ on the property. If you decide not to take the property, you are likely to lose this holding deposit because the landlord/agency can argue that they have lost rent by not renting to someone else whilst it was held for you.
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The Holding deposit should give you first refusal on a property
It is also not unheard of for landlords and agents to take multiple holding deposits for the same property on the basis that by asking for a holding deposit from all enquirers, the landlord is simply finding out which ones are ‘serious’ about the property. We advise you not to pay a holding deposit if this can be avoided. If you do not feel that you can avoid it, you should make sure that the receipt for your deposit outlines all the core terms of the offer to the landlord and you should try to ensure that you have read through a draft of the proposed tenancy agreement before you pay any money. A receipt for a holding deposit should include as a bare minimum: ■■ Proposed Rent ■■ Length of contract ■■ Start date of tenancy ■■ The length of time that the landlord has to consider your Offer Of course, you should only pay a holding deposit if you are sure you want to take the property (or will be able to find that extra person to join your group, if this is the case). Looking
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Tenancy Deposit Protection
Damage deposit A damage deposit (or, as it is sometimes called, a tenancy deposit) is usually payable at the time you sign a tenancy agreement. It is the landlord’s insurance against you causing damage to the property or breaching the contract in some other way. Your landlord can make reasonable deductions from the deposit for: 1 Damage to the property 2 Missing items 3 Unpaid rent 4 Cleaning
Most Tenancy Deposits need to be protected in a Tenancy Deposit Protection Scheme
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The deposit is usually equivalent to one month’s or 6 weeks rent for a tenancy (although it can be anything up to two months) and slightly less (i.e. 1-4 weeks) if you are renting a room from a resident landlord. Most deposits will be required by law to be protected in a Tenancy Deposit Protection Scheme.
If a landlord takes a damage deposit from you it is likely that they will need to protect it using a government authorised scheme. Assured Shorthold Tenancies are covered by the legislation, which means that most students living in private sector accommodation will have their deposits protected. However, there are two main exceptions where your Landlord will not be required to protect your deposit: ■■ You are sharing accommodation with your landlord in their home as a lodger. ■■ The landlord lives in another flat in the same building as you (unless it is a purpose-built block of flats). If your landlord does need to protect your tenancy deposit, make sure you ask them where they are going to protect it.
Why is deposit protection important? When a deposit is protected, you have some reassurance that you can get back all the money to which you are entitled at the end of the tenancy. Deposit Protection Schemes offer a chance for landlords and tenants to resolve disputes about deposit deductions without having to go to court. If a landlord does not comply with deposit protection rules, he or she can face penalties of between 1-3 times the amount of the deposit. However it can often prove difficult to claw back an unprotected deposit. Looking
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What should happen at the start of a tenancy?
Safeguarding your deposit
At the beginning of a new tenancy agreement, a tenant pays a deposit to the landlord or agent. Within 30 days, the landlord or agent is required to give you details about how your deposit is protected, including:
You have a responsibility to return the property in the same condition that it was let to you, allowing for fair wear and tear. It is a good idea to make sure that when you sign your tenancy agreement, you:
■■ The contact details of the tenancy deposit scheme.
■■Keep a detailed list of contents (furniture and fittings).
■■ The contact details of the landlord or agent. ■■ How to apply for the release of the deposit.
■■Record the condition of the property and its contents make a note of whether things are brand new, used or damaged.
■■ Information explaining the purpose of the deposit.
■■Take dated photographs of the property.
■■ What to do if there is a dispute about the deposit.
■■Check the circumstances in which your landlord or agent could have a claim on your deposit.
If you do not get this information, ask your landlord or agent one simple question: ‘How is my deposit protected?’ If you do not get a satisfactory answer, then you should remind them that if they do not protect the deposit, you could take them to court over this to ensure that they do. Landlords who do not protect deposits can face penalties, including being ordered to pay a penalty equivalent to between 1-3 times the amount of the deposit. You can check if your deposit is protected by using the Shelter website, www.england.shelter.org.uk/
Who are the organisations running the schemes? The four Tenancy Deposit Schemes are: mydeposits www.mydeposits.co.uk – 0333 321 9401 TDS - Tenancy Deposit Scheme www.tds.gb.com – 0845 226 7837 The DPS - The Deposit Protection Service www.depositprotection.com – 0330 303 0030 You can also search via the websites of the Deposit Protection Schemes to check if your deposit has been protected.
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Return of the deposit Moving out At the end of the tenancy, check whether you are leaving the property and its contents in the condition in which it was let to you – allowing for fair wear and tear – and check that you have paid your rent and any other expenses. Then agree with your landlord or agent how much of the deposit should be returned to you. Within 10 days you should have received the agreed amount of the deposit. Resolving disputes When you move out, if you and your landlord or agent cannot agree how much of your deposit should be returned, there will be a free service offered by the scheme protecting your deposit to help resolve your dispute. Check the information your landlord or agent gave you at the beginning of your tenancy for details. 98
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What should you do if your deposit wasn’t protected? You can apply to the County Court to make a claim for a penalty payment of between 1-3 times the amount of your deposit if your landlord failed to protect the deposit or serve the prescribed information within 30 days. Your landlord is also unable to serve a notice to get back possession of the property at the end of your contract if the deposit remains unprotected and no prescribed information is given. The Shelter website provides useful guidance on how to do this: www.england.shelter.org.uk. If your landlord is refusing to give back an unprotected deposit at the end of the tenancy, you can make a small claim in the County Court – see page 119 for further details.
Return of the deposit If your deposit is covered by a Tenancy Deposit Protection scheme: ■■ Provided that there is no dispute about deductions, the balance should be returned within 10 days ■■ If the Landlord wishes to make deductions, they must inform you of these within 10 days and you are then given a period of time to reach agreement. The deposit scheme can then intervene if an agreement cannot be met. ■■ Interest may be earned on the deposit, depending on with which scheme the deposit is protected. If your deposit is not covered by a Protection Scheme because it is excluded by the legislation, we would suggest that you try to persuade the landlord to insert clauses in the contract which state that: ■■ The deposit will be returned within 10 days of the end of the letting agreement ■■ All or part of the deposit may be put towards the last month’s rent payment. Letting agents can levy a range of charges against Looking
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Agency charges Letting agents can levy a range of charges against tenants. Typical charges could be: 1 Contract fee (drawing up of the contract). 2 Reference checking fee. 3 Inventory fee. 4 Administration fee. As of 2013, letting agents are now legally required to display their fees to tenants when advertising their properties. Any that do not do so can be reported to the Advertising Standards Authority (www. asa.org.uk).
The housing charity Shelter recently conducted a survey which found that tenants pay on average £355 in fees to agents. Make sure you always make agents aware you are students as they may offer discounted fees. Under the Accommodation Agencies Act 1953, it is illegal for an agency to ask for money for registering a prospective tenant and then simply providing them with a list of properties. However there are no limits on the fees an agency can charge once a tenant has signed a contract to accept the tenancy of a property. If they are making too many charges, go elsewhere.
“Letting agency fees on average cost £355... Whilst there is evidence of some renters being charged minimal or no fees, the common experience indicates fees are high, with one in seven renters who used a letting agency (15 per cent) being charged in excess of £500. [Shelter’s] surveys show renters using a letting agent pay on average three separate fees and 38 percent pay four or more.” Shelter’s ‘End Letting Fees’ campaign FAQ – June 2013. 100
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CAUTION Unfortunately, in London there are some letting agents that make illegal charges. They will often advertise a flat at an unrealistically low rent. Once they receive calls for that flat, they will say something along the lines of ‘Oh sorry that one’s just gone, but we have plenty more like that one coming on all the time. Pay us £50 and we will put you on our lists, to let you know if anything like that comes up again.’ If you pay them money you are extremely unlikely to find anything suitable through them. They usually only make money from the registration fees and very rarely have any real offers of housing. Agencies making illegal charges should be reported to the Trading Standards department of your local authority.
Professional Bodies for Letting Agents Government statistics indicate that two thirds of agents are voluntarily members of professional and accreditation membership bodies and we would always recommend that tenants try to use these agents where possible. Anyone can set themselves up as a letting agent. However, those agents that are members of a professional body (such as ARLA, NALS or RICS) are more serious about their standards. In addition, from 1st October 2014, all letting agents will be legally required to be a member of a redress scheme, which will allow all tenants renting through an agency to complain to an independent body (see page 24 for more details). Looking
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Looking checklist... Check the property carefully both inside and outside. Ask to see the Gas Safety certificate. Ask about the neighbours. Have guarantors and/or references ready to show to the landlord. Try to negotiate. Check who owns the property and satisfy yourself that the person that you are dealing with is either the owner or has their permission to let. Get your contract checked and make sure you understand it. Make sure you understand what payments you might have to make to the letting agent if you have found the property through them.
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Moving
Inventory and schedule of condition 105 Utility companies
108 103
Introduction Having found where you are going to live you will, hopefully, be keen to move in. However, whilst you are doing so, you need to remain organised and take some basic precautions to ensure that your stay is as problem free as possible. This chapter also covers moving out. Most problems with private sector housing occur because of mistakes made at these two crucial times.
Inventory and schedule of condition
Tenancy Deposit Protection has eliminated most protracted disputes about the return of deposits (see page 95).
However, in order to ensure the swiftest possible return of your deposit, it will still be essential to keep accurate and comprehensive records of the condition of the property both at the beginning and at the end of the agreement. The deposit is a large sum of money and you do not want to be charged for damage that you have not caused. Preparing an inventory (a list of contents) and schedule of condition (description of the overall condition i.e. cleanliness etc) should help to avoid this. This inventory and schedule of condition is used when looking at the condition of the property at the end of the letting agreement. Some deterioration is allowed (i.e. fair wear and tear) but if the walls are covered in blu tack stains at the end of the agreement, unless the schedule of condition shows that those stains were also there at the beginning, you could get charged for repainting. A blank inventory form can be downloaded from our website under the downloads section: www.studenthousing.lon.ac.uk
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Moving
105
Moving in inventory
If not provided, do your own inventory and schedule of condition on the day the tenancy starts, (you should also take dated photographs) ideally with the landlord/agent who should also sign and date the documents. You should both have a copy. If the landlord is not there, prepare one anyway and send it off to them with a polite letter asking them to confirm that they accept that it is a fair record of the contents and condition of the property (keep copies of both the letter and inventory and schedule of condition). Every item down to the last teaspoon should be ticked off on the inventory. If something does not work, note that as well and ask for the landlord to repair it. Note on the schedule general cleanliness and condition; marks on walls, carpets, mattresses, knife cuts on kitchen worktops etc. It is not enough to have a record of the contents and condition of the property at the beginning of the tenancy; you also need to have one at the end. Ideally you should clean the property up as much as possible two weeks before the end of the tenancy and then arrange a visit by the landlord/agent. This will give the landlord/agent the opportunity to discuss any matters that need attention.
Moving out inventory
For example, it may be that you have not noticed that the oven needs thorough cleaning or that there is some chipped paintwork 106
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on one of the doors. By arranging a visit two weeks before, you will have the opportunity to carry out any necessary cleaning or other small jobs without the landlord/agent employing professionals to do this work. On the last day of the tenancy, arrange for the landlord/agent to visit and inspect the property to go through the inventory and schedule of condition. Once you have agreed any differences between the moving in inventory and schedule of condition and the moving out one, get the landlord/agent to confirm in writing the agreed differences. The landlord/agent should sign and date the inventory. If the landlord/agent is not cooperative and does not visit the property either two weeks before the end of the tenancy or to carry out the inventory check out, you should make your own record of the condition of the property on the last day. Mainly you can do this by taking photographs. Try to have something in the photograph to indicate the date the photographs were taken (a good way of doing this is to hold up a newspaper headline in front of the camera for the first photo). Whether the landlord has returned the deposit or not, you should return the keys. If you do not return the keys the landlord/agent can argue that you have not given up possession of the property and you could, therefore, continue to be charged rent until the keys are returned. Moving
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Utility companies When you move into the property, you will need to arrange for the supply of water, electricity and gas to be transferred into your names unless these are included in your rent.
Council Tax
If you are entitled to any exemptions, you will need to arrange your exemption certificate (stating that you are a full time student) from your college as soon as possible. You will then need to contact your local authority.
This is a relatively straightforward process. For the gas and electricity, you will simply need to contact the current suppliers and provide meter readings. The water is not usually metered so it is just a case of contacting the supplier and transferring the account into your name. If you are unsure about how to do this, just ask the landlord or their agent. It may be possible to save money by transferring your account between different gas and electricity suppliers. However, before doing this, you will need to check that your contract allows you to do this. Many contracts explicitly prevent tenants from changing their suppliers or at least require the landlord’s permission to do so. When you move out, you will need to take final meter readings for the gas and electricity and provide these to the relevant companies in order to close the accounts.
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For the rules concerning who does and does not pay council tax, please refer to pages 64-65.
If you don’t know what local authority you live in, you should ask your landlord/agent.
TV Licence If you have bought a TV licence for the year and return home for the summer don’t forget to contact TV Licensing for a refund. www.tvlicensing.co.uk
Getting caught without a TV licence means you could face prosecution and a fine of up to £1,000, so it’s a good idea to get one. A colour TV Licence costs £145.50; a black and white licence is £49.00. The following are the rules regarding payment. You will have to pay for a licence, if you are sharing a house with other students and use a TV in your room, and your room is a separately occupied place (a separate tenancy agreement would normally indicate that this is the case – see Individual Tenancies on page 86).
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Top student tips... If you have a separate tenancy agreement but a television is only being used in a communal area, then only one licence is required. If you are sharing a house with other students and you use a TV in your own room but the house can be treated as one place shared by all, then only one TV licence is required (a joint tenancy agreement would usually be evidence that the house is a single licensable place for this purpose – see Joint tenancies on pages 87-88). The easiest way to pay and get any clarification of these rules is to go through the TV licensing website: www.tvlicensing. co.uk
Insurance
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Don’t economise by not taking out insurance. It is essential. However, before you buy your own insurance, check whether you might already be covered by your parent’s or guardian’s policy.
“Prearrange how you will pay the bills (i.e. whose name is going to be on what bill) and check all the meters (gas, electricity etc.) before you start using any of them.” “Decide in advance who is going to have which room.” “Decide in advance what other amenities the house will wish to share and divide rental of (i.e. Sky TV, Broadband).”
Moving checklist... Read the meters, gas, electric and possibly water and change the bills into your names. Compile an inventory and schedule of condition. Take dated photos of any existing damage.
There are many insurance companies that cater to students. Endsleigh insurance (www.endsleigh.co.uk) is probably the best known and long established but other companies include Saxon insurance (www.saxoninsurance.com) and Cover4students (www. cover4students.com)
Check for evidence of any pest infestation and report this to the landlord in writing.
As with anything, the best advice is always to shop around.
Contact the Local Authority regarding Council Tax.
Check that all appliances are in good working order and you have copies of all instruction manuals.
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Moving checklist... Start a property file. Include in it your copy of the tenancy agreement, copy of gas safety certificate, important contact numbers such as landlord, utility companies, Local Council, Police and taxi service. Arrange to pay the TV Licence. Confirm your insurance arrangements. Make sure all copies of property keys work. Make sure standing order for rent payments is in place with your bank. Introduce yourself to the neighbours. Make sure you know where the stop clock is so you can turn off the water in an emergency. Test the smoke alarms are in proper working order and all batteries in place. Find and put the kettle on ...
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Resolving
Repairs
116
Damage deposits
119
Mice, rats and other infestations
121
Leaving early
122
Intrusive landlords
124
Noise and other problems
125
Where can I go for help?
126 113
Introduction This section covers the main areas in which students have problems in their housing. Reading through it, if you do not already have experience of private sector housing, could give you the impression that living in the private sector is going to be a hellish experience. However, the reality is that in all the major surveys of student housing carried out by university accommodation offices; the vast majority of students have expressed satisfaction with their housing. It is only a small minority of students who do experience problems.
1 Put things in writing as soon as possible This is especially important for repair issues since the landlord is only obliged to start remedial action within a reasonable time of being informed of the problem. If you have only been telephoning the landlord, they can try to deny that you contacted them until much later than you did. 2 Get advice as soon as possible It is very easy to make incorrect assumptions about the law. You need to check with an advisor that what you are asking from the landlord is something that they are obliged to do, either because of the tenancy or under current housing law. See pages 126-127 for Where can I go for more help? 3 Always try to keep emotion out of disputes Writing very angry letters or e-mails may make you feel better but they are almost always going to be unhelpful in finding a solution.
Nevertheless, some students do experience problems and this section is designed to tell you about what rights you have should things go wrong. The most important rules for students experiencing housing problems are as follows:
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Make sure you get a copy of all communication with your landlord in writing. Landlords can appear so friendly and trustworthy when you first move in and sign the contract that there seems to be no need to make a big fuss about minor details. But when moving out you might find they develop a touch of amnesia when it comes to verbal assurances.
Top student tip
Resolving
115
Repairs
f you have a repair that you need to report to the landlord or managing agent, it is always best to put this in writing, even if you have already reported it to him/her over the phone. For example: Dear Mr Hassan, As discussed the boiler is not working, there is hot water but no heating to the flat. This letter is just for your records and also to confirm that we are happy for you give our telephone numbers to the engineers to arrange a time for the work to be carried out. Yours sincerely, Sanjay Rashid
You can always send this by email, to make it seem less formal, but getting into the habit of doing this at an early stage, should help you to avoid problems later on. When reporting repairs, make sure you give as much information as possible, to avoid any potential delays when your landlord or managing agent is trying to arrange for the repairs to be carried out. Whatever tenancy agreement you have signed the landlord has a duty to carry out certain repairs. The Landlord and Tenant Act 1985 obliges a landlord to repair the structure and exterior of 116
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the premises. Housing advisors often refer to Section 11 of this Act, since this is the section which outlines the landlord’s duty to repair. The Act also covers disrepair to the heating, water supply and toilet systems. If a landlord does not carry out repairs within a reasonable period of time, you may have a claim against them for financial damages (it is unusual, however, to be released from the contract on the basis of disrepair). You should also check your tenancy agreement, to see what other repairs your landlord is contractually obliged to carry out. You may also find that under the tenant’s obligations in your tenancy agreement, that you are responsible for carrying out minor repairs to the property, e.g. unblocking sinks or replacing tap washers. You can also use your local authority to put pressure on the landlord to carry out the work (see pages 126-127 for Where can I go for help?). The whole issue of repairs is quite complex and would need another guide to cover in full. For students who want to investigate this issue further, there are a range of resources that can help: One of the best is on The Shelter website which has detailed information on tenants’ rights and responsibilities: http://england.shelter.org.uk/ (Choose: Get Advice >Repairs and bad conditions).
Resolving
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Who can carry out repair/ improvement work to rented properties?
Damage deposits The answer depends on what the repair or improvement work is. Any work being carried out on gas appliances must be carried out by a Gas Safe registered engineer. For more on this refer to page 82. Anyone carrying out fixed electrical installation work in a rented property must comply with Building Regulations. This means that if the work is not of a very minor nature, your local authority should have given permission for the work to be carried out by an authorised person(s). If you are concerned about who is carrying out the work contact either your local authority or Gas Safe Register (in the case of gas related repairs) to confirm that they are permitted to do the work that they are doing.
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The return of the damage deposit always used to be the number one cause of dispute between landlords and tenants and the one which most frequently ended up being resolved by the courts.
Firstly, write to your landlord asking for the return of the deposit and written reasons why he is retaining it. Keep copies of any letters you send or receive as you will need them if you make a claim in the County Court.
With the introduction of the Tenancy Deposit Scheme in 2007, things have improved. If the landlord does not respond or you are To see if your deposit will be protected, not happy with the reply, you should seek please refer to page 95. advice about negotiating with the landlord or taking court action. Going to court is not However, not all letting agreements will be that expensive and your claim can initially be covered, so some deposits do not need to be submitted online. If your claim is successful, protected. If your deposit is not protected and the landlord does not pay up, you will you may need to take court action if your need to find ways of enforcing the judgment. landlord: These can range from using bailiffs, to ■■ Is unjustifiably withholding all or part of ‘freezing’ money in a landlord’s account or the deposit, applying to get the money deducted directly ■■ Is denying responsibility for refunding from their wages (if they are working). Any the deposit, or extra costs that you incur as a result of ■■ Is not responding to communication trying to get your judgment enforced are from you. recoverable from the landlord. Resolving
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Amount of claim
Issued in a court
Money Claim Online
up to £300
£35
£25
£300.01 - £500
£50
£35
£500.01 - £1,000
£70
£60
£1,000.01 - £1,500
£80
£70
£1,500.01 - £3,000
£115
£105
£3,000.01 - £5,000
£205
£1
If you win a small claim (less than £10,000) then you can recover the court fees, but usually not other legal costs (e.g. a solicitor). Therefore, although advisors will help you to submit a claim, it is likely that you will need to commit yourself to spending a certain amount of time on pursuing your claim. You should also expect it to take about nine months on average, from starting your claim to receiving your money. For more information refer to the court service website: www.justice.gov.uk or www.moneyclaim.gov.uK
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Mice, rats and other infestations
Infestations of pests such as mice, rats, bedbugs or cockroaches are treated differently by local authorities depending on whether they consider the infestation to be a threat to public health or not. From the point of view of public health, mice, although undeniably unpleasant, are not considered to be a threat. Rats, on the other hand, most definitely are. If you have rats, your local authority Environmental Health Department should come round and deal with the problem although sometimes there is a charge. Other infestations may not automatically be dealt with by the local authority. For example, if you have mice, then you will have to argue with the landlord about whose responsibility it is to deal with them. If the mice have gained entry to the property because it is in disrepair (e.g. there is a hole in the brickwork) then you could argue that it is the landlords responsibility to pay for them to be got rid of. However, if they have only appeared two or three months into the tenancy, the landlord could argue that it is nothing to do with them. This is especially the case if the property has not been kept spotless and food has been regularly left out (i.e. breadcrumbs not swept up, full plastic bin bags left on the floor and not put inside plastic sealed bins etc). Resolving
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Leaving early Then you may be able to end the agreement but you should seek advice quickly before taking any action.
If you want to leave a contract earlier than it permits, it is very difficult to do this without the agreement of the landlord. In most cases you will need to find a replacement for yourself that is acceptable to the landlord and, if you are on a joint contract, your co-sharers. If you are on a joint contract, and one person is replacing another on the contract, you should use a Deed of Assignment. Using this deed avoids all sorts of confusion later on. Escaping from your contract is extremely difficult
There are some very rare occasions when a tenant or a licencee has the right to leave early, regardless of the landlord’s wishes. It is not possible to explain these in a publication of this length. However, if: Either you arranged your accommodation over the internet, over the telephone or via some other form of distance communication or you are within the first seven days of your contract.
A blank deed of assignment can be downloaded from our website www. studenthousing.lon. ac.uk A Downloads 122
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Or a landlord/agent told you certain things about a property that he/she knew were untrue and that were for you significant (i.e. this information was enough to encourage you to sign the agreement) and you are at the beginning of your agreement and have not paid a second instalment of rent.
There are a couple of other grounds (fundamental breach and frustration of the contract) but both of these only apply when it is not possible to continue to live in the property (i.e. there has been a fire or a roof has collapsed).
Mortgage reposessions
One of the many problems associated with the current economic climate is a significant increase in the number of homeowners facing repossession proceedings brought by their lenders If you live in a property which is mortgaged and your landlord gets into mortgage arrears their lender may take court action to repossess the property. If the lender is successful in this action they can evict anyone living there including any tenants. The lender will not always be aware that you are living in the property. However, when they start court action they must send a notification of the court hearing date to the property addressed to “the occupiers”. For this reason you should always open post which is addressed in this way, don’t assume it is junk mail! If you do receive notification of court action, take advice immediately. It may be possible to negotiate with the lender so that you remain in the property as the lender’s tenants or apply to the court to stay in the property for longer. Resolving
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Intrusive landlords If the landlord keeps coming round and letting himself in, what can you do? Whilst you are paying rent for a house or flat which you do not share with the landlord, it is considered to be your home. The landlord cannot come into your home without your permission. Having said that, the house or flat that you are living in is the landlord’s property. They are entitled to inspect the property every few months to check on the state of repair. The tenancy agreement may also oblige you to give them access for other reasons (e.g. to show a prospective tenant round if you are moving out). Usually you can insist on being given 24 hours notice of any visits and you can insist on knowing the reason for the visit.
Noise and other problems If you are living next door to the neighbour from hell, it can make your life a misery. Unfortunately, if your neighbour has no connection with the landlord it is not the landlord’s responsibility to deal with the problem. You do not have the right to move out of the property because this would cause financial loss to the landlord. Since they are not the cause of the problem, the law does not accept that they should suffer any loss for the actions of a third party. Unfortunately, your remedy is the same as that of any other member of the public. This means that you need to get in touch with the local authority Environmental Health or Noise Pollution team. They have a range of powers which include the confiscation of stereos and other noisy equipment.
If the landlord is not keeping to these basic rules, you should put your complaint in writing to them. If they ignore this letter, get an advisor to contact the landlord to explain to them their legal obligations. The landlord cannot come into your home without your permission 124
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Resolving
125
Where can I go for help? In many cases involving disrepair, harassment or even eviction, your local authority would be the appropriate people to contact. This page describes the different services available from them.
Assistance from your local authority
Environmental Health Officers The Environmental Health Department at your local council has the job of ensuring that houses and flats within their area are safe and healthy. Environmental Health Officers (EHO’s) have powers to prosecute landlords who rent out properties that are bad for health. Tenancy Relations Officers Tenancy Relations Officers have the job of protecting tenants from landlords who either harass or illegally evict. In some local authorities, they will also deal with letting agents that make illegal charges. If you are looking for the relevant contact details on the local authority website, we suggest that you search their A–Z index under the following headings: ‘Housing Advice’, ‘Harassment’ and ‘Illegal Eviction’.
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Other assistance Student Union or Accommodation Office Your Student Union or your college accommodation office may be able to assist you with housing advice. Ask them for information about what support is available. If you found your housing through your college accommodation office, it is important that you let them know of any problems. Citizens Advice Bureau or Law Centre If your college or Student Union cannot assist you, your local Citizens Advice Bureau (CAB) or law centre ought to be able to. You can find your nearest CAB through the following website: www.citizensadvice.org.uk Shelterline and Shelter London Shelterline is Britain’s first 24 hour, free, national housing helpline. It provides advice to anyone with a housing problem, whatever time you need it. Shelter London is a housing advice service for people living in London. Their advisers will tell you your rights, explain your options and help you to take action. If appropriate you may also be asked to contact your local Shelter housing aid centre. To contact Shelter London, ring: 0808 800 4444, website: http://england.shelter.org.uk Resolving
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Resolving checklist... Seek advice quickly Don’t assume that the problem is going to be the responsibility of your landlord. It may not be. Put things in writing as soon as possible.
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Reference
Advertising Terminology
130
Useful websites
133
Index
134
Credits
135
About the University of London Housing Services
136 129
Advertising Terminology Many property advertisements use a range of abbreviations and terms with which you may not be familiar. Frustratingly, the abbreviations are not always consistent. For example inc. and incl. are both abbreviations for inclusive, meaning that the bills are included in the rent. In order to show how these abbreviations and terms are used we have written two typical advertisements, together with a translation of what they mean. These two advertisements include the majority of terms and abbreviations that you will come across.
W/m, m/w
Washing machine, Microwave.
all mod cons
‘All modern conveniences’. There is no precise definition of what this means. It could just mean you have a fridge and cooker. Ask what they mean by this phrase when you call them.
£656 pcm
The rent is £656 per calendar month.
Gch
Gas central heating.
Bills incl
Utility Bills are included in the rent. Inclusive can also be abbreviated as ‘inc’
First advertisement
Second advertisement
Brockley Lrg bedsit. Nr stn. N/s prof pref. Dep/refs reqd. W/m, m/w, & all mod cons. £656 pcm Gch, Bills incl
Finsbury Park Dble en-suite room with p/shwr on grd flr in quiet hse. Share kit. Veg pref. Newly refurb. F/f. £140 pw. Bills excl. Cls to all amenities. 20 mins to central London. No DSS
Brockley Most adverts begin by saying where the property is. Brockley is an area of South East London (SE4).).
Dble
Double room. Please note that there is no agreed definition of a double room. Most of the time when landlords describe a room as a double, they are just indicating that a room is large rather than that it is for two people. Always check what they mean by this when you call.
en-suite rm
An en-suite room is a bedroom with its own bathroom or shower.
p/shwr
Power shower
Lrg bedsit Large bedsit. A bedsit is a room with its own cooking facilities but where you would share the bathroom and toilet with other tenants.
Nr stn Near station.
N/s prof pref Non smoking professional (ie not a student) preferred. Dep/refs reqd Deposit and references required. 130
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Reference
131
Useful websites
grd flr
Ground floor (ie street level)
quiet hse
Quiet house.
veg pref
Vegetarian preferred. The people you would be sharing with would prefer to share with another vegetarian.
Share kit
Share kitchen with others.
Newly refurb
Newly refurbished
Fully furnished. The vast majority of property in London is rented furnished.
F/f
ÂŁ140 pw. Bills excl
ÂŁ140 per week. Bills excluded (ie you will need to pay bills in addition to this rent)
Cls to all amenities
Close to shops, takeaways, restaurants
No DSS
www.zoopla.co.uk www.rightmove.co.uk www.equalityadvisoryservice.com www.ncil.org.uk www.ukcisa.org.uk
Planning http://commonplace.arts.ac.uk/where-i-live www.tfl.gov.uk www.energysavingtrust.org.uk www.oystercard.com www.spendometer.co.uk www.direct.gov.uk/studentfinance
Looking
0 mins to 2 20 minutes travelling time to central London. central London
Starting www.nationalcode.org.uk www.loot.com www.gumtree.com www.arla.com www.nalscheme.co.uk www.tpos.co.uk
The landlord will not accept Housing Benefit. This generally does not apply to students.
www.landregistry.gov.uk www.mydeposits.co.uk
www.tds.gd.com www.depositprotection.com
Moving www.tvlicencing.co.uk www.endsleigh.co.uk
www.saxoninsurance.com www.cover4students.com
Resolving www.shelter.org.uk www.justice.gov.uk www.moneyclaim.gov.uk 132
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www.citizensadvice.org.uk Agencies . . . . . . . . . 24, 100 Advice . . . . . . . . . . 126, 127 Reference
133
Index South West London ����������������������� 48, 49
Agencies �����������������24, 100
Discrimination Act ��������� 33
Local authorities ������61, 81
Advice ������������������� 126, 127
East London ������������� 44, 45
Loot ���������������������������������� 23
Alternative Dispute Resolution ������������������������ 98
Environmental Health Officers �������������������������� 126
Mice �������������������������������� 121
Studio Flats ���������������������� 19
Neighbours ���������������������� 83
Areas of London ����������������������� 36, 37
Energy Saving ������������������ 68
Noise ����������������������� 83, 126
Tenancy Deposit Scheme ��������������������� 95, 96
Families ���������������������������� 29
Assignments ��������� 122, 123
North London ������������40, 41
Gas Safety ������������������������ 82
Average Rent ����������� 38, 39
Guarantors ���������������������� 86
North West London ������������������������42, 43
Bedsits ����������������������������130
Halls of Residence ������������������14, 18
Bills �������������������� 63, 64, 109 Break Clauses ������������������ 90 Budgeting ������������������62, 63
Holding Deposits ����������������������92, 93
Notice boards ������������������ 23 Overseas Students ������������������� 30, 32 Postcodes ����������������� 38, 39
Building Regulations �������������������� 118
Host Families ������������������ 17
References ������������������������ 85
Hostels ������������������������������ 17
Repairs ������������������� 116, 118
Buying a Property ���������������������������� 27
Houses in Multiple Occupation ���������������������� 79
Resident Landlord ��������������������� 16, 89
Central London ���������52, 53
Housing Act 2008 ���������������������������������� 79
Safety ������������������ 58, 60, 82
Contracts ������������������� 84, 87 Council Tax ������ 62, 64, 109
Insurance ����������������� 60, 110
Court ��������������������� 119, 120
Inventory ���������������106, 107
Sharing ���������� 14, 15, 69, 70
Damage Deposit �������������������� 94, 119
Joint tenancy ������������������ 87
Smoke detector �������������� 78
Licensing of landlords ��������������������79, 81
South East London ����������������������� 46, 47
Disability
134
Credits
London Student Housing Guide
Schedule of Condition ���������������105, 106
Tenancy Relations Officers �������������������������� 126 Transport �������������55, 56, 57 TV licence ����������������������109 West London ������������50, 51
Project Manager Aisling Traynor University of London Housing Services Contributions Roland Shanks University of London Housing Services, various Gemma Dormer University of London Housing Services, various Kate Logsdon University of London Housing Services, ‘Repairs’ “Is your property and landlord licensed?’ Edward Rees University of London Housing Services, “Tenancy Deposit Protection’ ‘Damage deposits’ James Sewell University of London Housing Services, ‘Letting Agents’ ‘Agency
Charges’ Emma Nabavian London School of Hygiene and Tropical Medicine, ‘Housing for international students’ Steven Hawdon Kings College London ‘Budgeting and Council tax’ Barry Hayward Goldsmiths, University of London, ‘Housing for students with disabilities’ Helen Deakin Transport for London ‘Getting Around’
Thanks to University of London Union, Kings College London, Goldsmiths, University of London & University of the Arts London and Sam Nightingale (www. samnightingale.com)
for providing photographic material Additional Photographic material: Material: www. londonhostfamilies. com Richard Baker Haringey CouncilSean Wallis, Benedict Richards, Andy Wood, Richard Baker, Haringey Council, Nick Dolding, Visit East London-Tour East London, Camden Council, City of London, www.urban75.com, Lambeth Council, Ian Teh, Sam Nightingale, Dave Tett, Photogen, Fotolia, Simon Judd
Design Simon Judd SJ Creative studio@sj-creative.co.uk www.sj-creative.co.uk This is the 11th edition of the Guide and all those not mentioned here who assisted with the production of the first 10 editions, have also contributed to the success of this edition. If you would like to order copies of, or, advertise in the guide, please contact housing@lon.ac.uk
Reference
135
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