• Starting your search

Make a list of your essential requirements for your rented property, and a separate list of what you would ideally like when you rent your new home. Essentials would include:

• The minimum number and size of bedrooms for your household size.
• Location - close to work, access to bus routes/tube stations/main roads, school catchments.
• Rental budget - don't forget to budget for council tax, and get a feel for rent levels from www.marshallsproperties.co.uk If you can afford to pay a little more, then you will get much better value as the competition is always fiercest for properties at the lowest prices.
• The earliest and latest dates by which you must move - property is let on a quick turnaround. A landlord will normally receive one months notice that tenants are moving out and they will try to find new tenants as quickly as possible. As a result, most rented properties are only available for a few weeks before they are let. If you look too early then you will not be able to proceed unless you are prepared to sign a tenancy agreement and pay rent several weeks in advance. If you look too late then you will have a reduced choice of properties and will have to compromise on your requirements.
• Furnishing - the majority of properties are un-furnished or very sparsely furnished. Most landlords will be reluctant to store furniture, so if you have your own stuff then its best to search for unfurnished. If you want to store furniture it costs around £70 per month for the contents of a one bed flat, rising to around £100 per month to store the contents of a 3 bed house. If you need furniture then look at unfurnished properties as well and ask the landlord or agent before the viewing if there is any possibility of items being supplied. If you are prepared to pay the full asking rent and perhaps take a longer tenancy then landlords will consider hiring or purchasing extra items to secure you as their tenant.
• Parking - it is worth paying extra for off-road or secure parking.
• If you have young children, then you will probably want ground floor accommodation or a property with a lift. Check if there is a secure garden for your children to play and avoid properties where the front door leads directly onto a main road. Homes within the catchment of a good state school are more easily rented than finding a property to buy.
• Viewing Properties

• No matter how much you liked the property description as a potential tenant you should always view your future home before making a decision. View the property together if you are moving in with a partner or sharing in the daylight. View properties that you are considering as quickly as possible one after the other. This will give you a better chance of being able to compare each property you view.
• At Marshalls we will accompany any prospective tenant/s on viewings - its a security precaution that protects you as much as anyone and it gives you an opportunity to ask questions about the property.
• Take a cheque book with you and a means of photo-ID. This will allow you to proceed quickly if you view something you like. Take a tape measure to check if your furniture will fit and a pen and paper to make notes.
• If you are meeting at the property, plan your route in advance and allow enough time to get there. Agency staff are on tight schedules and cannot afford to wait more than a few minutes. Make sure you have the agents office number with you and call if you are running late. It will take at least 10 minutes to look around your selected property so if you are viewing several properties with different agents then plan your time accordingly.
• Ask to see the Energy Performance Certificate (EPC) for the property. In England & Wales every rental property must have an EPC certificate before it is let.
• Applying for a tenancy

Be clear with the agent on the terms proposed. For example, you may have offered to pay the full asking rent providing that the landlord will agree to your tenancy starting on the 1st June for 12 months and will supply a washing machine. The agent will need to check the terms proposed with the landlord landlord and get their agreement. Marshalls will ask you to sign Terms of Business to document the terms agreed.

Application forms will need to be completed for each person who wants to become a tenant. These will be completed on-line.

The information you will need to complete your application includes

• A recent utility/council tax/mobile phone bill or a current tenancy agreement
• A photo style driving licence/passport
• If you are not an EU citizen you will need official evidence of permission to live in the UK until the last day of the tenancy
• Details of your current and previous addresses for the past 5 years
• Contact details for your current or previous landlord(s)
• Contact details for your current employers and pay slips for the past 3 months/copy of your contract of employment.

It normally takes 3 to 5 days for your application to be processed. You may be asked by the agent to get in touch with your employer if they are slow in providing a reference.

If you are sharing, the tenancy cannot be approved until each and every sharer has successfully applied. Legally, you will each be liable for the whole of the rent and not just your own share however the credit reference company will assess your individual ability to pay the rent on a part share basis.

Assuming your application is successful the agent will set a date for you to attend their offices to sign the tenancy agreement. All of the tenants will need to attend the appointment or will need to sign the tenancy agreement in advance. Any Guarantor(s) will also need to sign in advance.

You will be asked to ensure you have cleared funds meaning cash or a bankers draft (the bank will charge you a small fee to provide this.) You will not be able to pay by cheque on the day (you can normally pay by cheque in advance.)

The tenancy is not legally binding until it has been signed. If the property has been advertised through several agents simultaneously it is important that the agent you are using communicates with the landlord to ensure that only your application is proceeding. If the landlord changes his mind or lets through another agent then unfortunately there is very little your agent you can do to. However, you should be refunded your application fees and the agent should make every effort to find you suitable alternative accommodation.

• Moving in (The fun part)

All applicants moving in to the property will be required to come to the office to sign the tenancy agreements.

On all managed properties you will be provided with a Schedule of Condition and Inventory relating to your property. Tenants need to read this document thoroughly and notify the agent of any discrepancies as quickly as possible after the start of your tenancy. Most agents will set a time limit of around 48 hours, after which its assumed you are accepting the property in the condition described. The agent or Inventory provider may wish to revisit the property to verify the discrepancies.

Pictures and Mirrors

Most properties will already have picture hooks. If this is not the case and you wish to hang pictures and / or mirrors you must contact your agent requesting where and how many hooks you wish to add. Permission must be obtained from the Landlord before any work is undertaken. It may seem a small matter but after several changes of tenant the number of holes in the walls can multiply and spoil the decor.