Inexperiened renter, baby on the way looking for place to live..advice?

Snowy_Owl1

Warning: this is long! I would REALLY appreciate help though!
My boyfriend and I moved in together a few months ago due to a surprise pregnancy (well, we were planning to move in together but not until we were a bit more sorted and then the baby thing kind of threw us for a loop!)

Anyway we are on a low income so we've been renting a studio flat but we're hoping to find something a bit better closer to his work for when the baby is born in August. We are both pretty new to these rental shenanigans though (I had been living with my parents since finishing uni) and feel we need some guidance. We've had a few problems e.g. with damp in this place and getting it sorted is like blood from a stone. So I've got quite a few questions and I'm really hoping some savvy renters or even landlords could advise!

1.When we were looking at our current place we had a verbal promise from the estate agent that a couple of things would be fixed before we moved in, however this didn't happen and it's just been so much faff that we've run out of steam and stopped nagging. Is there a way we can ensure that doesn't happen again - e.g. if we think things need mending can we get that in writing? Can we ask to look round again before moving in or are we on the back foot as soon as we've paid a deposit, referencing fees etc (i.e. they have us where they want us!)

2. Is it generally a better idea to go through a lettings agents or through a private landlord in your opinions? I understand that you probably do get more protection with an lettings agent but it also feels like they rip you off with all the fees etc

3. Inventories; when we moved in our lettings agent got someone from an inventory company to meet us at the flat and talk us through all the little faults and damaged things she observed. Any advice for how to deal with this - what if we disagree with aspects of the inventory? What if they miss something that we notice later? Can we expect/demand to be given a copy of the report on the day (we waited several weeks for ours which I wasn't happy about)?

4. What to actually look for physically when viewing places? I know this sounds really obvious but there were things we missed and I don't want that to happen again.

5. What potential problems to be aware of that we might not be able to see initially - e.g. when we moved in here we did not notice the lack of damp-coursing and had no way of guessing the problems that might cause when we had all the rain! What questions should we be asking?

6. Is it worth trying to haggle on the price or do landlords generally expect to get their asking price? How can we guage this, and what goes on in these negotiations?

7. Bills: because our budget is tight we really need to have a good idea what kind of bills to expect. Obviously we can find out the council banding and theoretically we can see what the energy rating is but I just find it confusing. Can we ask to see past bills for example? How can we find out how efficient the systems are etc... one bugbear in this place is the water heater, we can't adjust the thermostat or put it on a timer and it's not very well insulated so it's a bit of a money drainer not to mention a pain in the bum. What type of water heating is best? What about hearting... is economy 7 the best kind?

8. Is there any way around the referencing charges and the inventory charges? It just bugs me to have to pay out that much money but I suppose all the agents do it.

I think I will leave it there as I could go on all day and then I'd get no replies at all! ANY help or advice would be so appreciated though, I feel terribly clueless and naive and I want out next place to be somewhere we can live happily for at least a couple of years with the new baby and not have lots of housing stresses.

Thanks. Sarah

Snowy_Owl1

Anyone?

BitterAndTwisted

Snowy_Owl1 wrote: »

1.When we were looking at our current place we had a verbal promise from the estate agent that a couple of things would be fixed before we moved in, however this didn't happen and it's just been so much faff that we've run out of steam and stopped nagging.

Verbal agreements are worthless! The agent may agree with you that things need attention but it's the landlord who has to pay for it, and some may not want to undertake repairs or may not think they are worth it.

Never, ever communicate with any agent or landlord verbally: if it's important you do it IN WRITING. No emails, no text-messages. An old-fashioned letter. And keep a copy for future reference.

Is there a way we can ensure that doesn't happen again - e.g. if we think things need mending can we get that in writing? Can we ask to look round again before moving in or are we on the back foot as soon as we've paid a deposit, referencing fees etc (i.e. they have us where they want us!)

You can ask for all the repairs you like but you need the landlord's agreement and not sign any tenancy agreements until you can check that they have been done.

2. Is it generally a better idea to go through a lettings agents or through a private landlord in your opinions? I understand that you probably do get more protection with an lettings agent but it also feels like they rip you off with all the fees etc

You don't get any more protection by going through an agent. Anyone can set themselves up in the lettings-agency business with no qualifications, experience or specialist knowledge. One hopes that they have more understanding of LL&T legislation than a layperson but if you read this forum for a bit you'll get the firm impression that some don't.

3. Inventories; when we moved in our lettings agent got someone from an inventory company to meet us at the flat and talk us through all the little faults and damaged things she observed. Any advice for how to deal with this - what if we disagree with aspects of the inventory?

Then you make notes on your copy of the inventory, sign and date it before you return it to the agent.

What if they miss something that we notice later? Can we expect/demand to be given a copy of the report on the day (we waited several weeks for ours which I wasn't happy about)?

If you notice something later and you've already signed the check-in inventory then you put your observations in writing to the agent or to the landlord. In a letter. Most inventory clerks, but not all, are independent, and will therefore need time to take their notes away and prepare a formal document. You are unlikely to receive this on the day you take on the tenancy.

4. What to actually look for physically when viewing places? I know this sounds really obvious but there were things we missed and I don't want that to happen again.

Check that it's clean. Open and close all windows and doors to ensure they can be opened and that they are secure. Turn on the hot-water and heating to ensure it works. Ditto any extractor fans in kitchens and bathrooms.

5. What potential problems to be aware of that we might not be able to see initially - e.g. when we moved in here we did not notice the lack of damp-coursing and had no way of guessing the problems that might cause when we had all the rain! What questions should we be asking?

An ordinary person cannot be expected to check damp-courses are present and effective: just to vigilant about obvious signs that they are not. Like the smell of damp or the presence of mould in bathrooms etcetera

6. Is it worth trying to haggle on the price or do landlords generally expect to get their asking price? How can we guage this, and what goes on in these negotiations?

You need to have a firm understanding of the local market and what current asking-prices are. The rental-market is bouyant at present so some landlords aren't interested in doing any deals. Somne landlord might be willing to give you a discount on the rent in return for some security, like signing up for a s 12 month AST instead of 6 months but this is not risk-free. Like if the property turn out to be unsatisfactory in some way, and then you won't be able to move until the end of the term.

7. Bills: because our budget is tight we really need to have a good idea what kind of bills to expect. Obviously we can find out the council banding and theoretically we can see what the energy rating is but I just find it confusing. Can we ask to see past bills for example? How can we find out how efficient the systems are etc... one bugbear in this place is the water heater, we can't adjust the thermostat or put it on a timer and it's not very well insulated so it's a bit of a money drainer not to mention a pain in the bum. What type of water heating is best? What about hearting... is economy 7 the best kind?

You can ask about current heating costs but how would you know whether that would reflect your own usage? Some numpties have their heating on 24/7 even when it's not cold. You might be more comfortable with it on for only a couple of hours a day.

What I would find attractive is gas central-heating, rather than any other form as it's cheaper than electric. Also, some find a combi-boiler more economical as your only heat the water as you use it rather than heating up a whole tank-full just to have enough water to wash some dishes.

Economy 7 is the least attractive form of heating to me.

8. Is there any way around the referencing charges and the inventory charges? It just bugs me to have to pay out that much money but I suppose all the agents do it.

Only if you rent direct from a landlord rather than going through an agent. Mind you, a landlord would have to be a raving lunatic not to do credit-checks and take up references. You are going to be entrusted with an asset worth tens, maybe hundreds of thousand of pounds, so I'd be referencing you up the wazoo.

You need to do a sensible and realistic budget right away if you haven't done one yet. Most especially as you are going to see a huge drop in income once you have given birth. This is something that all agents and landlords will be thinking about when deciding whether to rent to you, so your OH's income will need to be a multiple of any proposed rent. I think the average rule-of-thumb is that the rent should be no more than 40% of take-home pay.

19lottie82

1) you need to put your complaints to the LA in WRITING, verbal complaints and responses are no use.

2) there is no right or wrong answer to this. You get good and bad LLs and LAs. Going with or or the other does not provide any guarantees. Remember a LA only acts for a LL so they cannot provide repairs ect without the LL approving and paying for them first.

3) when the inventory was performed you should have questioned anything that you didn't agree with it any damage that wasn't listed and ideally taken date stamp photos for back up, should you require them at a later date. Yes you can challenge the report but in all honesty it should be done ASAP after it took place, I doubt questioning it half way through your lease will have any effect.

4) try to use your common sense on this one but check for damp, that the windows open and close properly, that the gas /electric works and the same for the boiler.

5) I don't think they would admit to any unseen problems but could be worth just asking in general about any underlying problems.

6) of course you can ask, IMO you would be stupid not to! Wether or not the LL agrees to it is another matter. If the property has been on the market for a while he may well agree to a lower rent, particularly if you sign a longer lease rather than a 6 month contract

7) the likelihood is the LL won't have past bills as these will have solely been the dealings of the past Ts. In terms to what is best, personally I wouldn't rent or buy anywhere without GCH. Electric only is expensive and. A nightmare to heat the place and get a decent amount of hot water.
You can do an online comparison to find out what is the best utility plan for you.

8) basically, No. There is no regulations regarding these fees. All you an do if you're not happy with them is refuse to pay them and go elsewhere, sorry.

thegirlintheattic

See the red writing.

Snowy_Owl1 wrote: »

1.When we were looking at our current place we had a verbal promise from the estate agent that a couple of things would be fixed before we moved in, however this didn't happen and it's just been so much faff that we've run out of steam and stopped nagging. Is there a way we can ensure that doesn't happen again - e.g. if we think things need mending can we get that in writing? Can we ask to look round again before moving in or are we on the back foot as soon as we've paid a deposit, referencing fees etc (i.e. they have us where they want us!)

Always look around fully before paying a deposit or anything. Personally if there is something not right or broken I would pass on the property (if they haven't sorted it out before advertising what are the chances of them fixing it once they have your money). If you do go for it get it in writing and signed with a definitive date for the repairs to be done. If they won't do this walk away.

2. Is it generally a better idea to go through a lettings agents or through a private landlord in your opinions? I understand that you probably do get more protection with an lettings agent but it also feels like they rip you off with all the fees etc

I personaly prefer agents as you get a professional service. Choose one that has good reviews and doesn't charge huge fees. If you go with a private - ask around to see what the rep is. In this area private landlords are almost always on the swindle.


4. What to actually look for physically when viewing places? I know this sounds really obvious but there were things we missed and I don't want that to happen again.

You just need to look carefully and properly. Look in cupboards and try switches. Don't get wowed by the new paint etc.


6. Is it worth trying to haggle on the price or do landlords generally expect to get their asking price? How can we guage this, and what goes on in these negotiations?

Depends on area, LL situation and your situation. Private LL are more open to haggling. If the property has been on the market a long time, is in poor condition or their is not much competition in the area then you can try but most areas there is so much demand they will not budge. Also if you are in a good situation (move fast, more than enough money, young professionals or older couples without children) you are much more wanted than people in other situations (big families/HB etc)

sandsni

BitterAndTwisted wrote: »

You can ask about current heating costs but how would you know whether that would reflect your own usage? Some numpties have their heating on 24/7 even when it's not cold. You might be more comfortable with it on for only a couple of hours a day.

On the other hand some numpties have their heating on for only a couple of hours a day all year and then wonder why the place gets damp :rotfl:

Yorkie1

Don't forget that all rented properties should have an EPC which should show the general energy efficiency of the property. You can ask to see this.

BitterAndTwisted

sandsni wrote: »

On the other hand some numpties have their heating on for only a couple of hours a day all year and then wonder why the place gets damp :rotfl:

Eh, at least this particular numpty knows that lack of heating on its own isn't the root-cause of condensation and consequent damp.

But thank you for your useful contribution to this thread. I expect the OP is very grateful for it.

sandsni

BitterAndTwisted wrote: »

Eh, at least this particular numpty knows that lack of heating on its own isn't the root-cause of condensation and consequent damp.

But thank you for your useful contribution to this thread. I expect the OP is very grateful for it.

You suggested that the OP might have lower usage than previous occupants, I was just countering that they might have higher usage. A previous occupant's usage is no indication at all of what is actually optimal for a given property/occupant/lifestyle. The EPC is a better indicator of whether the OP could expect higher or lower than average costs for heating.

I wasn't suggesting that lack of heating was the sole cause of condensation and damp, just trying to give a little perspective. I'm sorry if the OP finds it irrelevant .