Before you sign

When considering renting a property some agents and landlords want to impress you enough so that you proceed and sign on the dotted line. In the course of our business we have come across some continual problems that tenants are faced with. We have listed some of these points for your consideration so that you are able to negotiate your tenancy from a point of strength.

Before you sign your agreement make sure that any work or changes you have requested have actually been carried out, ask to revisit the property if you have any doubts. As at times the work or changes are not feasible within the time scale have it written into your contract as a condition.

Remember everything is negotiable however, if you put too many conditions to your landlord they may turn you down as most landlords only have a set amount of time and money they wish to allocate to a property and this will vary greatly from landlord to landlord.

As a company we are aware that there are varying acceptable standards among landlords and these standards only become apparent when the check-out appointment has been completed.

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Moving In

Curtains

Don’t presume that the landlord is going to put curtains and blinds up in obvious places if they weren’t there when you originally viewed the property.

Decor

Ask whether any fresh paintwork etc is covering any previous problems such as damp or leaks.

Fridge / Freezer

Request that these are turned on a day in advance to you moving in.

Garden

Establish who is responsible for the upkeep of any garden, if you are responsible it would not be unreasonable to request adequate gardening equipment.

Gas

Ask that your Gas Safety certificate be available on the tenancy start date. This is a mandatory requirement by law.

Keys

Establish how many sets of keys you will be given, 2 sets per property is industry standard, on larger properties some landlords are prepared to handover more.

Management

Establish who is responsible for the management of the property, make sure you have contact details and emergency contact details on the day the tenancy starts. This becomes especially important if you move in out of office hours or at the weekend.

Utility Companies

Request a list of the utility companies pertaining to the property. Establish whose responsibility it is to inform the utility companies of any readings and / or connections.

Windows

Check they open before you move in and request any window keys needed be available for the tenancy start date.

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During the tenancy

Access

In case of emergency, the landlord can enter without notice, but generally at least two days notice is considered reasonable. At least one days notice is also considered reasonable when the landlord needs to show the property to perspective tenants or buyers.

Blue Tack

Beware of using blue tack on porous surfaces like walls, as they leave grease spot stains when removed and this inevitably involves the wall(s) being repainted at your expense.

Furniture

If you decide to put the landlord’s furniture or belongings into storage, do remember unless you get it in writing to say otherwise, you are still responsible for any damage or soiling.

Picture Hooks

If you intend to put up picture hooks, nails etc It’s important for it to either be in your contract allowing you to do this or subsequently get it in writing (emails are sufficient). You must also establish whose responsibility it is to ‘make good’ the walls / woodwork upon the end of the tenancy. If you do not get permission and proof off, the landlord is entitled to have any hole(s) filled and the wall / woodwork painted at your expense.

Repairs

Always report any repairs in writing dated and keep a copy. You may need proof if damage is caused during the repair by workmen and is attributed to you at the end of the tenancy.

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Moving out

Cleaning

This is usually the biggest expense taken from the deposit, check your inventory (and contract) to see at what level the property is expected to be cleaned upon the end of your tenancy. See Bellwether Inventories inventory page 4.

Deposit

If you have a joint contract, the deposit could be used to cover any items damaged or missing regardless of who has caused the damage etc.

Keys

If at the end of the tenancy you do not hand back all keys listed on the inventory both internal and external, the landlord will be within their rights to change all the relevant locks at your expense.

Utility Companies

Establish whose responsibility it is to inform the utility companies of any final readings and / or disconnections. You should also request that your names be taken off any bills from the date of the end of the tenancy. You must inform the Landlord or Agent of any change in utility companies.

Rental

If you leave before a lease expires, you are responsible for paying the rent for the remainder of the lease. However, the landlord should make an effort to re-rent the property. If this is not done, you may not be liable for rent beyond a reasonable period of time.

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