What to expect from letting agent?

babiebeany

My son and his friends have rented a flat for the next year at uni, it looked good on the website, but I have a few concerns and would like some info.

Should the letting agent have visited the flat with them when the keys were handed over to show them how to use the central heating?

None of the windows appear to open and there is no extractor above the cooker - so no ventilation. Am I right in thinking that there should be some sort of ventilation available?

The carpets are quite stained, there was still papers on the floor and there are stains on one of my son's bedroom walls - shouldn't the flat have been thoroughly cleaned prior to their occupation? The bathroom and kitchen are very clean though.

They do not seem to have access to the gas/electricity meters and have not seen the meters, or had readings given to them.

The reason I am asking is because I am going over with him tomorrow and am going to take photos of the carpets etc. The agents office is only round the corner so I am thinking of going over with them to see if we can sort these things out. I don't want to interfere, but would prefer to do so now than have to sort out problems with them at the end of their tenancy.

Any ideas, tips etc gratefully received - or is this all perfectly normal?

sugarpants_2

We live in rented. Have done for 4 years. Been in two properties and weve never had extractor on our ovens and both places have had the odd stain.

It should be cleaned to a reasonable standard ie bathroom and kitchen cleaned.

The current house we are in wasnt cleaned well at all when we arrived although letting agents hired professional cleaners in??! So we had to go round and do it ourselves.

Unfortunatley this is what the rental life is like.

Unless there is a emergency situation ie electric/boiler probs the letting agents probably wont help.

Good luck.

westv

Did your son and his friends not check the place out before they decided to rent?

Imp

The letting agent is the landlord's agent, not the tenant's agent. Nothing he does is for the tenant. It is for the landlord. If the landlord had instructed the agent to show the tenant how to use the boiler, he would have. Tenants have to look after themselves.

MoneySavingSpender

Assuming everything is already signed/delivered/paid:

Windows: Possible fire/gas-poisoning risk if they do not open, mention reporting LA/LL to Fire Dept and Local Council and that they can be heavily fined.
Is it legal to have a gas stove in a kitchen without an extractor? I'm not sure...

Carpet: Ensure it's mentioned in the inventory how damaged they are

Walls: As above

Bathroom/Toilet: As above

Gas/Leccy: They should of written down the meter readings the nanosecond they moved in

The boiler can't be too hard to figure out surely?

westv makes a very good point, why did they not thoroughly check the place out before signing anything?
Why did they not get it put paper that the flat would be cleaned and any problems sorted?
Hindsight is a wonderful thing I know, but these are simple things...

Fishingtime

The agent should have visited the property with the potential tennant,before any papers were signed.
The gas meter is not really a problem,as long as he can get to the shut off valve.
taking pics is fine,but do show them to the LA straight away,saying this is what the place is like before.
There should be some sort of ventilation,ask the LA if you can see the Landlords safety certificate regarding the gas supply.

tbs624

babiebeany wrote: »

Should the letting agent have visited the flat with them when the keys were handed over to show them how to use the central heating?

There is no specific regulation that say this has to be done but it would fall under duty of care/due diligence on the LL/LAs part, and at the very least there should be a copy of the systems instruction manual. Is there a current gas safety cert - this should have been shown to the tenants before they signed their contract and a copy should be at the property itself.

babiebeany wrote: »

None of the windows appear to open and there is no extractor above the cooker - so no ventilation. Am I right in thinking that there should be some sort of ventilation available?

There has to be adequate ventilation in a rented property - no obligation for an extractor above the cooker though. Depending on the size of this property and how many student occupants it has, it may have HMO status. This can be checked via the local Council which has a Private Sector Rentals Team. If there are several people cooking, showering, hanging up damp washing etc and no ventilation there will be a subsequent damp/condensation problem as the autumn/winter months approach.

Read up about HHSRS too http://www.communities.gov.uk/documents/housing/pdf/142631.pdf

babiebeany wrote: »

The carpets are quite stained, there was still papers on the floor and there are stains on one of my son's bedroom walls - shouldn't the flat have been thoroughly cleaned prior to their occupation? The bathroom and kitchen are very clean though.

Photograph all stains ( date them & have that day's newspaper in view too) & note them on any inventory. Tenants should not feel that they can’t be honest about the true state of the property on these forms - it’s what they are there for. Your son only has to return the property in the same condition as that in which is was let out to him & his friends, fair wear and tear excepted. If you want something to be cleaner than it is at the moment , get the LA back to deal with it but if they use professional cleaners your son will have to do the same at the end of the tenancy, at his & other tenant’s expense.

Don’t necessarily feel your son has to chase up for an inventory - any LL or LA who doesn’t do one is a fool as it protects both sides and places the LL at a greater disadvantage when one is not done.

babiebeany wrote: »

They do not seem to have access to the gas/electricity meters and have not seen the meters, or had readings given to them.

Again the LA should have given them this info - they should confirm the meter readings to the LA once they have checked where they are. The tenants should obviously also know how to turn things off in an emergency & where the water stopcock is.

babiebeany wrote: »

The reason I am asking is because I am going over with him tomorrow and am going to take photos of the carpets etc. The agents office is only round the corner so I am thinking of going over with them to see if we can sort these things out. I don't want to interfere, but would prefer to do so now than have to sort out problems with them at the end of their tenancy.

My suggestion would be to go through it with your son & his friends in advance and only step in if they are struggling. Our newly adult sons and daughters have to learn to deal with errant LLs/LAs etc by being polite but insistent.

babiebeany wrote: »

is this all perfectly normal?

There are good and bad LLs and LAs - please don’t think that all come into the same category. The student lettings market is a very competitive one and those offering poor standards deserve to be driven out.

Check whether the LL is registered with the Uni Accoms office - if it is they should be signed up to a Code of Conduct, and the Uni can remove them from the lists for not meeting standards. Your son and his fellow tenants should always make use of the Uni advice set up too if they have further difficulties with their LL/LA.


Note that tenants are entitled to know the name and an address for their LL - if its not on the Agreement then they should request it in writing from the LA - the LA has to comply with a written request within 21 days. LA staff are often devoid of qualifications, training or common sense - don't take anything they say as gospel without verifying it for yourself. Currently there is no requirement for them to be registered or have any specific standards before setting up in business. You son should cover himself throughout the tenancy by confirming *in writing* to the LA (with copy to LL if necessary)any repairs issues etc that arise and his & the other tenants understanding of any agreements that are made. Students generally don't do this because they are used to text, Messenger etc but it can mean a speedier resolution to any problems.

You /your son may want to look at this too: http://forums.moneysavingexpert.com/showthread.html?t=1136079

Your son should make sure that the tenants deposits are registered by the LA/LL (as one if on the one joint contract or separately if on individual contracts)

Good luck - post back if specific issues still not addressed and you’ll get plenty of suggestions.

Incisor

babiebeany wrote: »

... They do not seem to have access to the gas/electricity meters and have not seen the meters, or had readings given to them. ... - or is this all perfectly normal?

It might be the norm, but it is a recipe for trouble down the line. I would not accept responsibility for gas or electricity until I had access to the meters as and when I required it.

babiebeany

Thanks for all the constructive advice given, I will check out all the points raised with him.

Yes I agree he and his friends should sort things out for themselves, but at 19 how many of us were clued up on our rights or what to expect in a rental, having never done anything like this before? I am simply trying to check my own thoughts are correct before I say anything to them. The last thing I want is to let him walk blind into problems which could be easily solved at this early stage.

Bungarm2001

The thing that would worry me more, if I was a tenant, was the meter readings or rather the lack of, and the fact that they don't know where the meters are?

In my opinion, this is far more important than stains on a carpet and should get sorted out as a matter of absolute priority.

You say it is a flat..is it a recent conversion? If so, have the electric and gas services been properly split between the flats or is there one meter serving more than one separate property? If there is only one meter (I actually mean two...one gas, one electric) between two, then it is highly possible that the charges they will inccur will not be accurate..if you see what I mean (it's been a long weekend...sorry if I'm not making much sense!)

tbs624

babiebeany wrote: »

.... at 19 how many of us were clued up on our rights or what to expect in a rental, having never done anything like this before? I am simply trying to check my own thoughts are correct before I say anything to them. The last thing I want is to let him walk blind into problems which could be easily solved at this early stage.

...which is why I suggested

tbs624 wrote: »

.....go through it with your son & his friends in advance and only step in if they are struggling.

Not suggesting that an18/ 19 year old in their first rental *would* know all the answers, nor that they shouldn't be able to call on parents for support, just that once you have returned home they do need to have the confidence to deal with LAs and LLs (once they've checked up on the obligations & rights of both themselves as tenants, plus those of the LL/LA)