At Oscar and Hunt we pride
ourselves on helping our tenant/s with all aspects of renting. Below
we have answered some of the more common questions we are asked by
tenants. If you have a query which is not listed below please do
not hesitate to contact us.
I am from overseas – what
do I need to know?
The renting process in the UK may be different from that of your
own country. Oscar and Hunt offer help with translation of processes
and procedures to assist tenants from overseas. We can help with
translation for Punjabi, Hindi, Urdu, Farsi, Russian, Polish, Romanian,
Chinese, Arabic and Spanish speaking tenants.
Who pays for utilities?
Normally the tenant takes over gas, electric, water and council tax
bills, unless agreed in writing prior to the commencement of your
tenancy. You may find properties such as studio apartments landlords
may include all utilities with the rent.
The role of a letting agent
for a tenant/s
As the agent is employed by the landlord our primary focus is to
act in their best interests. However Oscar and Hunt also understand
that tenants need guidance and support and we ensure to provide this
for you to the best of our abilities. We ensure our tenancy agreement
clearly lists the responsibilities of both the landlord and tenant
and we make these clear to all tenants before commencing tenancy.
Who
will I deal with during my tenancy – the letting agent
or landlord?
For property viewings, references, arranging and signing of tenancy
agreements and getting you moved in to your rented property the letting
agent is normally responsible (however this will depend on the service
level taken by the landlord and this should be made clear to you
once a holding deposit has been paid). From that point on, your point
of contact will once again depend on whether the Landlord instructs
the agent to ‘manage’ their property. If the property
is ‘managed’ by the agent the tenant will normally report
any repairs or tenancy queries to the letting agent, otherwise the
tenant and landlord must liaise directly with each other.
Who will
arrange and pay for repairs at the property?
It is the landlord’s responsibility to arrange repairs to the
property and any contents such as appliances. However it is the tenant’s
responsibility for breakages. The cost of these can be deducted from
the deposit unless otherwise agreed. Please note that a tenant should
report repairs and breakages as soon as they occur.
How long does
a tenancy last?
Most tenancies are for 12, 18 or 24 months. Where the contract has
a break-clause, this normally provides a right for either the Landlord
or Tenant to terminate the Agreement 6 months prior to the end of
the tenancy – but with a minimum of 2 months notice in writing
by either party.
What type of rental agreement is used - can I change or add to it?
For the majority of residential tenancies an Assured Shorthold Tenancy
(AST) is used. This is normally a contract arranged between the
Landlord and Tenant and has the facility to add special requirements,
such as an extra item the landlord agrees to supply or possibly
a special condition the landlord wishes to enforce for example
ensuring the tenant provides a copy of the final bills for utility
services at the end of the tenancy.
Can I rent a room to a friend?
It is important to know that the names of all of the occupiers must
be declared on the Assured Shorthold Agreement (AST). If a tenant
sublets to a friend and receives rent from this person and this is
not detailed on the AST, they will be in breach of contract and breaking
the terms of the agreement. Where several people are sharing
a property the tenants are ‘jointly and severally’ responsible,
which will be listed on the AST. This means each tenant is liable
for any breach of agreement and to pay all of the rent.
If there is
work required, can I stop paying the rent?
To withhold rental payments for any reason is very serious. Under
the terms of your contract you would be in breach, for which the
Landlord could take you to court. If the agent is managing the property
it is always best to discuss your concerns first. If the agent is
not managing the property then it is recommended to write to the
landlord to discuss your concerns. To avoid uncertainty, Oscar and
Hunt ask all tenants to report any concerns in writing. If the landlord
is managing their own property, then it may be worth taking advice
from a solicitor if any significant repair is not dealt with.
When
do I get my rental deposit returned?
There is a lot of debate around this question. By law landlords or
managing agents must arrange for a Deposit or Custodial Deposit Scheme
to hold or insure a tenants’ deposit. Deposits cannot be returned
on the last day of the tenancy, however must be returned within a
maximum of 10 days if there is no dispute.
At the end of a tenancy
it is normal practice to carry out a check-out of the property. Once
the property has been inspected, the deposit will be returned to
the tenant minus any deductions for damages. Oscar and Hunt always
encourage landlords to make the process fair for both parties’ by
instructing a professional inventory clerk to examine the property.
If this route is agreed by the landlord an inventory report and check-in
report is prepared at the beginning of the tenancy recording the
condition of the property, and then again at the end of the tenancy.
This way both parties feel comfortable that there is no bias.
