Welcome to the second part of the
“ALL YOU NEED TO KNOW ABOUT HOUSING”supplement. (copies of this first part are still available in the Student Advice Centre and nusu.co.uk) This edition will help you when you come to do the actual house hunting. If you haven’t rushed into signing a contract and you are still waiting to decide who to live with and where, that is completely fine. Here at NUSU, we strongly recommend that you don’t begin searching until after the January exam period at the earliest. Now that time has come, you may feel as though you want to begin the search, so I have gathered some top tips for you from students who have been through it all before. Good luck!
Olivia Jeffery, Welfare and Equality Officer 14-15
When the house hunting begins… Here are a few house hunting tips from the graduates who have ‘been there, done that’...
Be mindful that often at the start of the year, problems like damp have been cosmetically hidden but not actually solved – signs of damp include damaged skirting boards and floorboards, crumbling or stained plaster and peeling paint and wallpaper, and also the smell – damp smell in rooms isn’t as easy to cover as the marks on the wall! Be mindful of the implications of downstairs flats if you are looking for small properties – friends have previously complained of noise from people walking on wooden floors and the fact that they lose a lot of their heating to upstairs! Again, may not be the end of the world but worth considering. Ask current tenants (if you see them when you’re looking round) what their bills are like, whether they are happy with the house and whether the landlord/property agent is good (preferably when the agent has gone into another room!). This may seem small but in the long run could cause you a lot of problems if they aren’t helpful or supportive. and finally…
Alison Stainsby, Biomed Graduate When looking for houses, try to go and see as many as possible. Try and find houses with smaller companies around Newcastle that may be less known by students – meaning less people have seen them, so less competition and even possibly a more personable service. Don’t be panicked into signing straight away by them telling you that there are 13,000 other viewings on the property that afternoon. 6+ bedroom houses are popular but there are still a fair few around and you shouldn’t jump into something just because you’re worried you might not get a house – you’ll always be able to work something out, even if it’s 2 houses on the same road. Don’t be afraid to make an offer for slightly below what they ask you – it’s always worth a try. Even getting £1 a week off the rent saves you £50 a year and we managed to get 11 months instead of 12, plus a few pounds per week off the asking price – saving nearly £500 for the year. It’s really a case of nothing ventured, nothing gained – and if they say no, you can still sign. 1
ALWAYS read the contract before you sign anything!
Matt Aspin, English Graduate When viewing houses, checking for details like whether the house has double glazing can be really useful. Double glazing will mean your house will lose less heat and in turn reduce your energy costs – something obviously vital for a student watching their pennies! Taking pictures of each part of the house can also be a good idea, so that when deciding on which house to sign for, you have more than your memory as a guide! Negotiation is definitely a must before signing for a house. Don’t be afraid to highlight things that the house doesn’t have. If you mention the fact that the kitchen doesn’t have a dining room table or that a bedroom doesn’t have a chest of draws, the landlord may well offer to provide this. But if they do offer, always make sure these promises are added into your contract!
Other things to look for: It’s not just the rent you need to think about when you’re thinking about your budget. Ask to see a copy of the Energy Performance Certificate when viewing properties, to find out how energy efficient the property is. The higher rated the property is, the cheaper it’ll be to keep warm. For example a property rated at F or G will cost a lot more in heating and electricity bills than one rather A B or C, which may determine what property you ultimately choose. Check the safety of the property. Ask to see the Gas Safety Certificate, and find out if the property will be fitted with a smoke alarm, burglar alarm and Carbon Monoxide detector. Have a look at the security of the windows and doors. Make sure they all have locks and that these are fully secure (Yale locks are easier to kick in). Just ask if you feel uncertain! You could also ask if the property has ever been burgled to be extra clued up.
“Make a checklist of important things to look for, such as damp, the phone signal in the property, water pressure and also ask what fees the agent charges and what they are for!” (Heather Alexanders, 3rd Year Business student)
Feeling confident… When you are feeling confident that you have found the right house with the right housemates, it is advisable to ask to look around the property one more time so that you know for certain it is definitely what you are looking for. Don’t feel pressurised by the agencies or your friends to rush into it. It is something you really need to think about carefully. Then this is the part you really need to look out for…
Contracts They may seem very lengthy and confusing, and it is easy to skim through it and sign it to get it out of the way, but MAKE SURE you take your time to read it properly. Contracts can protect you and ensure your landlord behaves in a certain way or delivers on their promises. However it will also oblige you to do things too. If you breach your contract - ie by not complying with what you have agreed to in it – you may be subject to eviction, fines or even court action. Only once you have had some time – at least 24 hours and actually have read the contract and thought through all of the information on these pages, should you consider signing the contract. The Student Advice Centre offer a contract review service which may also assist in identifying anything of concern or explaining the contract to you. So don’t worry if you are feeling a bit lost with it all, come down to NUSU and book an appointment with our Housing Advisor Ruth. In some cases, you and your housemates will all sign an individual contract. However in lots of cases all tenants will sign the same contract. This can mean that you are all ‘jointly and severally’ liable for things like paying the rent. This means that if one tenant leaves, doesn’t pay their rent or damages the property, you may be left having to pay. This is why it’s so important that you think long and hard about whom to live with, and make sure it’s someone you trust. Lots of landlords and letting agents will also require a ‘guarantor’ – this may be a parent or other individual who will be liable to pay rent or other money should you not be able to. Guarantors can be signing to accept to join and several liability of the tenant too! 2
Q+A with Ruth (thinking having these in a way that looks like post it notes on a fridge door? With them letter magnets too maybe?)
A Deposit Protection Scheme is designed to give some financial protection to people who pay deposits. Ask your new landlord or letting agent which scheme protects your deposit. In most cases it is against the law to take a deposit and not protect it within a government backed scheme. You should receive evidence that it is protected within 30 days of the landlord or agent receiving it. A ‘House in Multiple Occupation’ is a property with 3 or more people who are not all a part of the same immediate family. A licensed HMO 13 where 5 or more unrelated people living on three or more floors. A licence is needed for one of these properties. Lots of students will live in properties that are legally required to be licensed. If your property does require a license, ask your landlord for a copy or your local council will probably have an online Public Access tool for you to check.
My landlord is threatening to kick me out. I am an International student and I don’t know my rights? In many cases this will require a court order. Unfortunately there are a few landlords who do not operate professionally and take advantage of International students. If you are ever in doubt about your rights, visit the Student Advice Centre.
Moving In This will seem like a while away, but my advice to you is to keep this supplement safe and then when it comes to the big move, you’ll be all clued up. Have a quick read now to make you aware of the kind of things you need to be thinking about when you move in. It’s not all unpacking boxes and setting up your TV. Before you do anything, follow these simple steps: When you receive your contract, you should also have an inventory that you need to check. This is a list of everything that comes with the property and their condition. When you move in, read this carefully and ensure that everything is listed, and you agree with the description of it. Does everything on it match up with the property? If not, speak to the landlord and get this altered to descriptions and details you both agree with. Take pictures of the property when you move in to prove it matches up to the inventory. Then at the end of the year, you have proof of what it looked like when you moved in. Digital pictures can be set to display the date that the photo is taken, so make sure you take these of the whole house. Set up your bills! You nearly always have to sort out the bills yourself when you move in to a property. They are usually not all included like they are in halls. Have a look around different companies to find out the best rate. You’ll have a water bill, gas and electric, internet and TV licence if you have a TV. Take your meter readings on the day you or the first person move in and take a picture of it so that you have it stored. A licence is needed if you are watching or recording television programmes at the same time as they are being shown on TV. This is true no matter what device you’re watching on (including TV sets, laptops, mobile phones). Anyone without a valid TV Licence who watches or records television programmes as described above risks prosecution and a fine of up to £1,000. A colour TV Licence currently costs £145.50, and a black and white licence is £49. They will remain at these rates for the next few years as the TV Licence fee has been frozen until 2017. Check if you are eligible for a refund if you leave in the summer.
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Community Advice 1
Introduce yourself to your neighbours when you move in and establish a good relationship. Some people may find it daunting to approach neighbours they do not know well, but getting to know one another will help to develop a good relationship. That way you can get in contact with each other should any problems arise. Respect your neighbours. Whether, student or non-student, remember that if you are coming home late, there’s a high probability you’ll wake at least one house up if you are shouting down the street. Try to keep noise to minimum. And remember, keep safe on your journey home and don’t travel alone.
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Keep it locked. Remember to lock your windows and doors. No-one wants to get burgled, or live next door to somewhere that keeps getting broken into. It’s upsetting, it’ll make your insurance go through the roof and everyone feel unsafe. A quarter of all burglaries happen through unlocked windows and doors - which may have been avoided. If you a planning to have a few people over, do tell your neighbours. Having the occasional party is everyone’s prerogative. If you decide to hold one, hold it at the weekend or at a time agreed with your neighbours. Tell your neighbours about the party, keep the noise to a reasonable level, and agree a time to end it by. Make sure your friends leave quietly and you clear up any debris.
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Volunteer in your local community. Whatever your interests, talents or skills may be, there are opportunities for everyone. It will impact positively on your life, as well as the lives of those you volunteer for. It offers you a chance to become involved in a project or with an organisation you really care about or develop a new skill. It’s also a great opportunity to meet new people. SCAN (Student Community Action Newcastle), a volunteering network in the Students’ Union, can help you find something that suits you. Love your home. If your landlord is responsible for the maintenance of the house, there’s still no excuse! Let your landlord know if there is something that needs tending to, and keep copies of all your correspondence. Keep your neighbours in the loop. Be sure to let your neighbours know if your house is going to be empty for a considerable period – whether this is you going on holiday, on a placement or on a study break. This means they can keep an eye out for anything suspicious and that they know they are next to an empty property. Register to vote. This is how you can have a say on the issues that affect your local neighbourhood, as well as who gets elected to Parliament and even to Europe. It’s really important that everyone in a community engages with local decision making; if students don’t vote or engage with local issues then we don’t get listened to and your issues don’t get raised.
If you have a problem in your community, there are student Community Reps who are your port of call and they represent you to the Residents Association. Also if you feel there could be improvements made to the community, you can contact your Community Rep, or even better, you can apply to become one! Go to:
www.nusu.co.uk/representation/reps/communityreps for more information about them or how to become one. 4
A few words from the Campus Cop Our new campus cop, Mo Khan, takes you through some tips to make sure you stay as safe as possible while in your rented property:
Tips to keep your home safe: What a burglar looks for: A home which looks empty.
Don’t leave valuables on display. Take steps to ensure your home looks secure from the outside.
Easy access to the back of the building.
If you go out in the evening, close curtains and set light timers.
Trees and high bushes in the surrounding area which provide good cover.
Don’t hide spare keys in the garage, shed or outside.
Homes with no visible signs of protection such as alarms or lighting.
If you don’t recognise someone in your residence ask them who they are there to see. If it’s not a name you recognise and your suspicious of them, contact the police.
Valuable items, such as laptops, mobile and games consoles on display or next to windows.
If you store larger items such as bikes in a shed make sure it is secure and use bike locks.
Open windows or doors.
Even if you keep your cycle indoors lock it up with a D-Lock.
Multiple occupancy dwellings.
You can get a free D-lock from the SU during PC KHAN’s drop in session, which is every Tuesdays 12pm to 2pm (first come, first served basis).
When they’ve chosen a property they will: Look through the windows to see inside. Check if any neighbours are watching. Enter the residence and if challenged they will state they are just looking for someone.
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Keep windows and doors locked when you go out and even when you’re at home.
Even the best security won’t deter thieves if you don’t LOCK THE DOOR.
There has been an increase in reports of noise complaints from students. The police and council take the matter very seriously. Recently there has been a warrant executed by the council in Jesmond which resulted in the seizure of all noise making equipment, including laptops, TVs, hi-fis and speaker systems. The council are conducting pro-active operations and will seize equipment if you are making excessive noise.
Here are some examples of complaints that the University have received and sanctions have been given for these.
“Local residents report rubbish bags discarded in student garden/yard – bags are split and rubbish is spilling out attracting vermin.”
The serious bit… Okay, so we all know to respect the community. But in all seriousness, not a lot of people know how seriously it can affect their own lives as well as those of local residents, when creating noise in a rented house. To make everyone’s lives easier, it is best to always be aware of the noise you are creating to keep yourselves and those around you happy. The sanctions that are available for creating disturbances are really not worth it and can go as far as your place at University being at risk. Here are the sanctions that the University have in place for complaints in the community:
“Local resident reports disturbances every night from various student houses in the street – banging doors, playing loud music, getting picked up and dropped off by taxis, shouting, screaming – worn down and can’t take any more.”
“Local resident living below the student maisonette is being regularly disturbed by students moving around in property during the night and playing Fifa game – loud shouting and laughing.”
So it is not always from having a party, it can be other disturbances that people often don’t realise anger local residents. It is not to say don’t have fun, but it best to be always respect those around you and be aware of the sanctions available, as the University state on their website that “not being aware of what is unacceptable behaviour is not an excuse”. Sanctions are also not limited to the University, Newcastle City Council can also take action!
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Hopefully now you are feeling more clued up on house hunting in Newcastle. Remember, there is no rush at all, but when the time comes, here are some places where you can look for a property:
Student Advice Centre Our free and confidential service has a trained housing advisor and offers a housing contract review service. Website: www.nusu.co.uk/sac Email: Tel:
Student-Advice-Centre@ncl.ac.uk
0191 2393979
University Accommodation Service Tel:
0191 208 3333
Web: www.ncl.ac.uk/accommodation
Environmental Health Office & Pest Control Newcastle City Council Tel:
If you go with an agency, make sure they are accredited to a professional body and that the Landlord is a member of the Landlords’ Association. This is not an exhaustive list but some of the main professional bodies include: National Approved Lettings Scheme (NALS) National Association of Estate Agents (NAEA) Association of Residential Letting Agents (ARLA)
0191 2787878
Email:
csc@newcastle.gov.uk
Shelter North East Tel: 0344
515 1601
Email: shelternortheast@shelter.org.uk
Royal Institution of Chartered Surveyors (RICS) Local Authority Shared Housing Accreditation Scheme National Landlords Association Residential Landlords Association
Useful Contacts
Welfare and Equality Officer Can signpost you to find the help you need and also offers a confidential listening service if you would like to discuss any personal issues about housing issues or housemates.
Olivia Jeffery Email: Tel:
welfare.union@ncl.ac.uk
0191 2393917
Newcastle Citizens Advice Bureau Tel:
0844 499 4717
Email: citycab@newcastlecab.org.uk
Northumbria Police Emergency Tel: 999 Non-Emergency reporting Tel: 101
On Campus Police Officer Mo Khan (PC 2538 KHAN) Tel:
0191 2146555 ext 64235