A tenant’s guide to renting with Stags
“What
do we need to do and provide to rent a house?”
We are frequently asked this question by tenants, and the answer is never straightforward, as it often depends on each tenant’s circumstances.
We hope this guide provides some useful information to enable you to save time, understand the letting process and make the best choice for your new home.
As a firm, Stags let and manage property throughout the West Country and, as such feel, well equipped to not only advise our landlord clients, but also tenants who are looking to rent a property through us.
Our experienced and knowledgeable team are on hand and happy to help guide you through the process.
Getting started
Before you start your rental search it is a good idea to draw up a list of what you need from your new home, so nothing is overlooked.
Property Search
All of Stags’ properties are available at Stags.co.uk, Rightmove and On The Market, as well as being promoted via social media.
Location
Think about where you want to live. Do you need to be close to work, transport links or schooling?
Also, are amenities such as local shops, restaurants, sporting and recreational facilities important? Get a feel for the area and narrow down a few locations.
Finances
Work out how much you can afford each month, after regular outgoings, and that you have sufficient funds for the initial rent payments in advance and deposit.
Furnished/Unfurnished
You need to clarify what is included in each property, as unfurnished property can still include some white goods and curtains. Check the letting details prior to viewing.
Viewing Properties
Once you have satisfied yourself a property might meet your requirements you will need to arrange a viewing. In most cases we will accompany on the
viewing and be able to provide more information along with the letting details, which can also be downloaded from our website.
Just because you may have viewed first, doesn’t mean you have priority over other viewings that have been arranged. Check when booking what the current position is.
Landlord or Letting Agent?
Stags manage the majority of the properties they let and, as such, will remain your point of contact throughout the tenancy.
However, we may be instructed on a let only basis. Therefore, following the initial letting, your landlord will be your main contact.
This is a guide to assist during the rental process. It is incumbent upon you, as the tenant, to ensure that you are fully aware of all of the terms and conditions of any let, before signig a Tenancy Agreement.
The Rental Process
Below are the key elements that you will need to be aware of to secure the tenancy of the property you wish to rent.
Viewing a property
You can arrange a viewing of one of our properties by contacting us in person, by telephone or via email. As some properties are marketed with tenants in situ we recommend that you contact us at least 48 hours before you wish to view, so that the current tenants can be given ample notice.
Tenancy Application/References
All occupiers over the age of 18 will need to complete a Tenancy Application form and will be named on the Tenancy Agreement.
Upon agreeing the let we will take up references on behalf of the landlord, which will usually include a credit check, current employment details, previous landlord/letting agent and, if self-employed, accounts and income details.
Right to Rent
As part of the rental process each tenant will be required to provide photographic identification, a recent utility bill and provide confirmation of their residency status in the UK.
Deposit
Before the tenancy commences you will be required to pay a deposit. This deposit is held by Stags as Stakeholder on behalf of the landlord. The deposit is held against any damages or expenses arising during your tenancy and will not be released until you have vacated the property, all rent has been paid up to date and an end of tenancy inspection completed.
All deposits taken for Assured Shorthold Tenancies are usually the equivalent of 5 weeks’ rent and must be protected by a Tenancy Deposit Scheme. Stags operate an insurance-based scheme as members of ARLA and RICS, through The Dispute Service (TDS). Further information can be found at www. tenancydepositsceheme.com.
Tenancy Agreement
A Tenancy Agreement is a written contract between you and your landlord.
Following receipt of satisfactory references and prior to the tenancy commencing, all tenants will normally be required to sign an Assured Shorthold
Tenancy Agreement (a draft copy is available by request). The Agreement will fully explain and detail the terms and conditions on which you are taking the tenancy, plus any special conditions that relate to the specific property.
Rental Payments
The first month’s rent, along with the deposit, will be due in cleared funds, prior to the tenancy start date, by bank transfer. Dependent on the letting service, all future rent is payable, in advance, by standing order either to the landlord direct or into the Stags Lettings Client Account.
Schedule of condition/inventory
This is a document that records the condition of the property, gardens and outside areas at the commencement of the tenancy. Where a schedule of condition and inventory is compiled, either by Stags or the landlord, this will be provided to you at the commencement of the tenancy for you to check, sign and return within 7 days. It is important that care is taken in checking the document as it will form the basis of any claim for damages by your landlord at the end of the tenancy.
Tenant Obligations
We want you to enjoy your new rental home and treat it as your own. During the tenancy you are expected to maintain your property in a clean and orderly condition.
Utilities/Council Tax
Once the tenancy has commenced, the tenant is normally liable for the service utility charges relating to the property, to include gas, electric, water, drainage plus the council tax.
The utility companies and local authority will usually have been notified of your impending occupation along with appropriate meter readings. We would, however, recommend that you check with the utility provider to ensure this has been set up correctly.
Television/Telephone & Broadband Connections
Tenants are responsible for the television licence. Landlords cannot guarantee the quality or the availability of signal at any let property.
tenants will need to make their own investigations as to the availability of a suitable connection at the let property and will be responsible for any associated costs.
Insurance
The tenant is responsible for insuring their own personal effects and furnishings. It is important that as a tenant you are adequately protected.
In addition, having tenant’s liability insurance in place may help to ensure that if there is an accident and damage is caused to the landlord’s property you are able to repair it.
This can also help to avoid deductions from your deposit at the end of the tenancy. Our team can provide further details.
Smoke/Carbon Monoxide Alarms
It is a tenant’s responsibility to ensure that the smoke and carbon monoxide alarms are tested monthly and that the batteries are replaced as required. Any problem with an alarm should be reported immediately.
Heating & Ventilation
You need to ensure that the property is adequately ventilated, particularly in kitchen and bathroom areas.
In addition, and to prevent any damage which could be caused by frost during colder conditions, the temperature within the property should be heated and kept above 10 degrees centigrade.
Condensation/Mould
Condensation and mould occurs on cold surfaces such as windows, floors and walls. It can damage décor, floor coverings, clothes and bedding. All rooms should be warm and ventilated with an even temperature throughout and extractor fans, when fitted, should be used to help extract excess moisture.
Septic Tanks
Where a property is served by a septic tank it is usually the tenant’s responsibility to arrange for the tank to be emptied as and when required during, as well as, at the end of the tenancy.
Gardens & Outside Areas
It is key to remember that the garden and all outside areas of the property are your responsibility to look after and keep tidy, unless otherwise agreed within your Tenancy Agreement.
This includes the cutting of lawns, weeding of beds, trimming and pruning of shrubs as well as keeping paths and driveways weed free.
Drains & Guttering
Drain covers, gutters, downpipes, gullies and ditches should be regularly checked, particularly during the autumn and winter months, to ensure that they are kept clear and free of obstruction.
Rubbish & Recycling
The tenant is responsible for disposing of rubbish and recycling appropriately. The local authority will be able to provide more information on the recycling and refuse collection details.
During the tenancy
Whilst you are living in the property there may be requirements that both you and the landlord need to fulfil. These are detailed below;
Property Visits
All properties will be subject to regular visits. The purpose of these visits is to check the condition of the property and that you are conducting the tenancy in accordance with the Tenancy Agreement.
The visit also provides you with an opportunity to notify of any issues or problems you are experiencing with the property.
Tenancy Renewals
Approximately three months before the end of your fixed term tenancy, Stags will write to you and your landlord asking for confirmation of your intentions and whether you would like to remain in the property and extend the tenancy either for a further fixed term or on a monthly periodic basis.
Once agreement has been reached a new agreement will be drawn up.
Maintenance & Repairs
You may be required to provide access to either a contractor or the landlord
themselves for the purposes of carrying out routine maintenance and repairs to include annual servicing of boilers and periodic electric checks.
Where possible you would be provided with a minimum of 24 hours notice, except in an emergency situation when access may be required immediately. You will be expected to notify Stags or the landlord if you have a problem with the property, fixtures or fittings provided.
Decoration / Alterations
If during the tenancy you wish to make any material changes to the property, to include decoration, then you always need to seek written permission prior to undertaking any work.
If you are going away
If you are going to be away from the property for 28 days or more you will need to notify Stags or the landlord. As the tenant, you are responsible to ensure that the property is adequately heated, ventilated and secure while you are away.
Change in circumstances
During a tenancy there are often occasions where a tenant’s circumstances change, or their ability to pay the rent, which may result in amendments to the Tenancy Agreement or having to vacate earlier than anticipated.
In any circumstance you should inform Stags or the landlord directly in order to reach an agreement.
Ending the tenancy
If you or your landlord wish to end the tenancy you need to give the appropriate notice as required by the Tenancy Agreement. When you vacate, the property should be left in the same clean and tidy condition as it was found and in accordance with your Schedule of Condition/Inventory (if prepared). This will form the basis of the deposit
Successfully letting
Below are a selection of properties let by Stags across the West Country.
“The Stags lettings team have been really helpful, professional and efficient throughout my tenancy, and I feel very fortunate to have lived in a property managed by them. Highly recommend.
Miss M. C
“
The Stags lettings team are exceptional. They balance the interests of both landlord and tenant fairly and their attention and commitment to detaill is beyond question. They provide an excellent service.
J Haque
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“Professional at all times and knowledgeable offering clear and good advice with a happy demeanor and a caring and understanding approach. Nothing was too much trouble however, busy their schedule.
K Perrow
“Having had so many mistakes made by a previous letting agent, it was a genuine pleasure to work with Stags. Everything was clear, on time and followed up as promised. Thank you for making everything stress free and enjoyable.
“ Kirsty
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Why rent through Stags?
Increasingly
many tenants prefer to rent a property through an agent to ensure they are protected and have complete peace of mind.
Our team
As long established West Country agents with many years combined experience, we are able to provide both practical and technical advice to both new and experienced tenants.
Stags are proud of their dedicated, knowledgeable and experienced staff, who are trained to deliver a service focused on providing high quality tenant experience pre, during and post tenancy. We work to help you find your perfect property and keep you up-todate with all of the relevant information along the way.
“We found stags extremely helpful throughout the whole moving process. They supported us through each stage and made it really exciting. We couldn’t have asked for more and love our new home!
Chloe “
Peace of mind
Every year tenants and landlords lose thousands of pounds and suffer distress through dealing with agents who are inexperienced and do not deal with client money in a professional manner.
As fully bonded and licensed members of the Association of Residential Letting Agents (ARLA), The Tenancy Deposit Scheme (TDS) and Royal Institute of Chartered Surveyors (RICS) we follow strict codes of conduct and maintain the highest professional standards at all times.
“
A friendly team who managed our move into a rented property very politely and professionally.
Andy “
South West Coverage
We have a linked network of 22 offices across the South West, plus The London Office, all of which can access our entire database of available properties.
As a tenant you can register on our bespoke software system to ensure you receive regular notifications of newly available property matching your criteria.
We used Stags’ letting service to help find our new property which is managed by the landlord directly. The quality of available housing was high and the process was clearly explained to us - very useful as first time renters! I would commend this agent to anyone.
James “
