Calling all Tenants!
Whether you are upsizing, downsizing or simply fancy a change, moving can be a stressful process. This is why, here at tlc, we pride ourselves on having highly qualified Negotiators with exceptional knowledge, who can guide you through your search and help simplify the complicated paperwork associated with renting a property.
Once you have made an offer on a property we will put this forward to the Landlord and negotiate so that mutually agreeable terms are reached. Once terms have been agreed, subject to Contracts and References, you will be asked for a holding deposit of 2 weeks rent to secure the property and prevent it being shown to other applicants by tlc Real Estate Services Ltd (tlc). In the event the tenancy goes ahead, this amount will be deducted from the final invoice. Should you not proceed with the tenancy or in the instance that your references are not acceptable, you will forfeit this money. In the unlikely event that the landlord does not proceed with the tenancy this money will be refunded less the cost of any referencing fees and any administration charges due (tenancy agreement fee).
When an agreement has been reached, tlc will ask you to fill in a reference form. When we've had confirmation that your references are suitable, the contract will be drawn up for signing. On the date you move in, you will need 1 month's rent and the further 6 weeks deposit (an administration fee per applicant is also charged). This money must be in cleared funds, i.e., Bankers draft or cash.
GUARANTORS, STUDENTS & COMPANY LETSDo you need a guarantor?
If you are a student, or on a low income, a guarantor will be required. The guarantor is normally a member of your family who must prove sufficient means to provide suitable financial checks. This person will be required to sign a legally binding document, which will make him/her responsible for the rent if any tenant defaults.
As well as a guarantor to cover your payment, if you are a student, we will need a letter from your college. This also applies to overseas students wishing to rent a property.
Remember, until contracts are signed and exchange takes place, there is no legal obligation on either side.
In the case of company lets; a reference form must also be completed. The references will have to satisfy the landlord that the company accounts have profits at the end of a tax year period to cover the rent amount, and that the Director of the firm has the necessary permissions to sign a tenancy agreement.
Tenants are generally required by the landlord to provide a security deposit (Bond) prior to the commencement of the tenancy in order to secure the landlord's financial position during the tenancy and when it comes to an end.
The amount of money required for this purpose will vary from letting to letting and is made at the absolute discretion of the landlord, however, tenants should budget to lodge the equivalent of 6 weeks rent. From 6 April 2007, it became law for all landlords to register a tenant's deposit with one of three Government-licensed operators:
- The Tenancy Deposit Scheme (TDS)
- Tenancy Deposit Solutions Ltd (TDSL)
- Deposit Protection Service (DPS)
This new legislation applies only to all new Assured Shorthold Tenancies (ASTs) commencing on or after 6 April 2007. It also applies to any renewed tenancies where a new (fixed term) tenancy is created after this date. tlc, at renewal stage, will issue new tenancy agreements to both parties, thus requiring the Security Deposit for a tenancy originally created before 6 April 2007, to be transferred to a Deposit Protection Scheme. Tenancy agreement charges are made to a tenant at the point of renewal.
Deposits collected by tlc for new "let-only" tenancies AND renewals will be passed to our client landlords with a letter requiring them to register and lodge the deposit with their choice of one of the three schemes available. Tenants will then be notified once the deposit is protected.
On the day of the commencement of the tenancy, an inventory check-in will take place at the landlord's expense. Meter readings will be taken at this time. It is important prior to occupation that you register with all companies to ensure the services are connected.
During the tenancy
All appliances on the inventory will be maintained at the cost of the landlord. However, if a serviceman called to a property and reports that the damage was caused by improper use rather than wear and tear, the cost of repair/replacement will be the tenant's responsibility.
You will be advised whether tlc Estate Agents is managing the property or not. If the landlord is paying for this service you should report any problems to us as they arise in writing firstname.lastname@example.org so that they can be attended too quickly. If we are not carrying out this service, you would need to speak to the landlord directly or any other agent instructed to act on their behalf.
At the end of the tenancy there will be an inventory checkout, the cost of which the tenant is liable for and is paid prior to moving in to fix the cost and insure a swift deposit return. The property should be in a similar state to when you moved in. Please follow the check-in report carefully regarding professional cleaning of the property and carpets, curtains and other upholstery.
Part of your agreement with the landlord is for you to pay the utility bills, i.e. gas, electric, council tax, water rates and TV license, unless otherwise agreed. You will be responsible for switching the Council Tax, water, gas, electricity and telephone in the property.
If the new tenant intends to change suppliers during their tenancy, they must notify us immediately.
Connections are the sole responsibility of the occupier. The tenant must give sufficient notice when they leave to have the service disconnected.
It is the responsibility of the tenant to obtain a current television license.
A minimum of one set of keys per person will be provided at check-in. If additional sets are required, landlord's consent must be sought and keys will be cut at the tenant's expense.
During your tenancy, the majority of the landlord's contents are insured by the landlord; however this is not always the case. You should insure your own belongings.
Permitted Payments as outlined within the Tenant Fees Act
The tenant could be liable to cover any costs in connection with this tenancy as follows:
(i) Lost Keys / Key Cutting
In the event that you lose your keys during the tenancy, you will be liable for the cost of cutting any replacement keys or changing locks. If your property is fitted with security keys, these will need to be cut at a specialist locksmith and could incur high charges than a high street company.
(ii) Security Devices / Fobs / Controller
In the event that you lose an alarm control, security fob, mobile thermostat or any similar item relating to the property, you will be liable for the cost of replacing this item. There may also be a cost involved for re-programming the device which the Tenant would also be liable for.
(iii) Variation of Contract
In the event that you request a change to the tenancy agreement, for example a change of sharer, The Tenant will be liable for a charge of £50.00 (or reasonable costs if higher than this figure) for the work and administration involved in amending the tenancy agreement. Any requested changes will be subject to the approval of the Landlord.
If you have any other queries about renting a property please do not hesitate to contact the office on 020 7370 4000.