Student letting agency behaving fairly?

CKhalvashi

I'm handing the keys to my September lot next Wednesday (we're Cambridge), and have said explicitly that we give 2 weeks rent-free in the summer, that the students can stuff their belongings into but not access the property as we redecorate.

We're charging 50% rent from 15th July (end of 'no entry') to 1st September, then full rent to 1st June (where it again goes to 50% for a month, before 2 weeks rent-free).

We rent privately, mainly through word of mouth, but its worth noting, like with banks, that LA's can't force someone to take out their insurance.

I know that HSBC (used to) offer free student contents insurance (although my big niece was looking at UK courses in 2008, choosing a Georgian one), but to pile it for free with a bank account is the best way to do it. Pick your bank wisely afterwards, though!

CK

tbs624

As other posters have indicated , it is usual practice for many student lets to run from 1st July to 30th June the following year, with a 25 - 50% retainer set up covering the property across the summer.

LLs usually do permit the Ts to access the property during the period under the retainer fee, and to leave boxed possessions there, but should the students wish to stay over they are likely to incur the full rental cost. What the insurance co would say about unattended possessions being left in a mainly unoccupied house is another matter

The additional reason why LLs operate in this way is that the LL would of course become liable for CT on the property if it were only let to students from say mid Sept to mid June and the property remained furnished.

OP - have you checked online whether the property has been registered as an HMO?

If the answer to all of these questionsbelow is yes, then the property is likely to be a licensable HMO.

• Does the property have 3or more storeys(incl basements & attic rooms)?
• Is the property occupied by 5 or more people?
• Do these people live in 2 or more households?
• Do Ts share any amenities -the bathroom, lavvy, or cooking facilities?

Canterbury have a LL accreditation scheme - is this LL/LA listed under that?

thegirlintheattic

If your daughter decides to look elsewhere bear in mind that there will be very little choice left.

jjlandlord

tbs624 wrote: »

The additional reason why LLs operate in this way is that the LL would of course become liable for CT on the property if it were only let to students from say mid Sept to mid June and the property remained furnished.

Either the summer period is part of the tenancy, or it is not.
It it is tenants can access the property, if it is not tenants are not liable for CT.

99% of said arrangements would not stand in court, imo.

Soot2006

If the summer is part of the tenancy, i.e. a 12-month tenancy is given with a start date at the beginning the summer, then surely the students simply call a locksmith with their tenancy in hand and get themselves let into the property? I am very confused about this "retainer" business. Is it a 12-month tenancy or a 9-month tenancy with a monthly holding fee?

princeofpounds

It should be a 9 month tenancy with a holding fee. But as jjlandlord says I doubt most landlords structure it properly.

tbs624

thegirlintheattic wrote: »

If your daughter decides to look elsewhere bear in mind that there will be very little choice left.

Not always the case. LLs and LAs like to panic students into believing that that they must sign up after Xmas by the latest for the following academic year. Those who are brave enought to resist can often get a good deal.

Some LLs drop their rent the nearer it gets towards mid september and that's in cities with two Unis and a couple of colleges.

anniecave

In connection to the tenancy status, if the tenants are jointly and severally liable and it's one tenancy agreement for everyone (not individual tenancies) then as far as I understand then it's not a HMO.

As regards the insurance, if I was you I'd be getting everyone to take out the insurance and then cancel it within the cooling-off period.

Then they can take up the appropriate insurance when they actually need it - when they move in.

Annabee

tbs624 wrote: »

....
OP - have you checked online whether the property has been registered as an HMO?

If the answer to all of these questionsbelow is yes, then the property is likely to be a licensable HMO.

• Does the property have 3or more storeys(incl basements & attic rooms)? Yes, actually it does have 3 floors.
• Is the property occupied by 5 or more people? Yes
• Do these people live in 2 or more households? Not sure, there will be daughter and 4 friends, all living together.
• Do Ts share any amenities -the bathroom, lavvy, or cooking facilities? Yes

Canterbury have a LL accreditation scheme - is this LL/LA listed under that? Not sure, but the agency told them they were on the University's 'approved' list of LAs. If this is true, then I think maybe the University should have a bit more input into the sorts of things these agencies are allowed to charge for, before 'approving' them for their students.[/QUOTE]

Should it really be a HMO then?
The tenancy agreement was a joint one, with the 'jointly and severally liable' bit. Is it cheaper for the landlord if he doesn't go down the HMO route, or something?

I must say it is really annoying how these agents are happy to rip off these kids, I know they are now legally adults, but they are obviously very inexperienced with legal and financial stuff. And if all the agencies in a student area are doing the same kinds of things, the students don't have much choice, do they?

pimento

Annabee, I feel your pain. It seems to be pretty endemic.

https://forums.moneysavingexpert.com/discussion/4010923