Page 1

PRIVATE HOUSING GUIDE

2016-17


University of London Housing Services Student Central, 4th Floor, Malet Street, London WC1E 7HY www.housing.london.ac.uk

+44(0)20 7862 8880 housing@london.ac.uk @ULHS fb.com/UoLHousingServices

Editors: Kate Logsdon & Edward Rees Design: Simon Judd, SJ Creative studio@sj-creative.co.uk www.sj-creative.co.uk Special thanks to: Special thanks to all colleagues from subscribing Colleges and Universities who have helped shape this guide over many years.


Introduction 1 INFORMATION

PRIVATE HOUSING GUIDE CONTRACTS

REPAIRS

www.halls.london.ac.uk http://studenthomes.london.ac.uk

REFERENCES

The University of London also offers accommodation to students in the Intercollegiate Halls and our Student Homes properties. Visit the websites below for further details:

HELP & INFORMATION

This guide is designed to give you an overview of all the things of which you need to be aware when looking for and living in private rented accommodation in London. This guide should not be relied upon as a substitute for legal advice on a specific situation or circumstance from a Housing Advisor.

MOVING IN

... AND WHERE TO GET ADVICE!

VIEWING/CONTRACTS

DEPOSITS

WHERE DO I START?

FINDING A PLACE TO LIVE


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

2 Contents

CONTENTS WHEN & WHERE TO LOOK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 GETTING AROUND LONDON . . 6

WHEN & WHERE TO LOOK . . . . 24

SAFETY . . . . . . . . . . . . . . . . . . . . . . 8

RENTS AND BUDGETING . . . . . 30

TYPES OF ACCOMMODATION . 11

DO I NEED TO PAY COUNCIL TAX? . . . . . . . . . . . . . . 34

CHOOSING YOUR FLATMATES . 18

VIEWING PROPERTIES & SIGNING CONTRACTS . . . . . . . . . . . . . . . . . . . . . . . . . . 37 INSPECTING A PROPERTY . . . . 38

REFERENCES . . . . . . . . . . . . . . . . 50

AGENCY FEES . . . . . . . . . . . . . . . 41

RIGHT TO RENT CHECKS . . . . . 52

HOLDING DEPOSITS . . . . . . . . . 42

CONTRACTS . . . . . . . . . . . . . . . . 54

NEGOTIATING . . . . . . . . . . . . . . 44

BREAK CLAUSES . . . . . . . . . . . . . 59

DAMAGE DEPOSITS . . . . . . . . . . 47

DOES YOUR LANDLORD NEED A LICENCE? . . . . . . . . . . . 60

CHECKING OWNERSHIP OF A PROPERTY . . . . . . . . . . . . . 49


Contents 3 INFORMATION WHERE DO I START?

INSURANCE . . . . . . . . . . . . . . . . . 72

UTILITIES . . . . . . . . . . . . . . . . . . . 69

DEPOSIT PROTECTION . . . . . . .73

COUNCIL TAX . . . . . . . . . . . . . . . 70

SAFETY IN THE HOME . . . . . . . . 75

MOVING IN

INVENTORIES . . . . . . . . . . . . . . . 65

VIEWING/CONTRACTS

MOVING IN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

TV LICENSING . . . . . . . . . . . . . . 71

REPAIRS . . . . . . . . . . . . . . . . . . . . 80

GETTING YOUR DEPOSIT BACK . . . . . . . . . . . . . . 92

DAMP & MOULD . . . . . . . . . . . . . 84 NOISE AND NEIGHBOURS . . . . 95

HELP & INFORMATION

HELP & INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

INFESTATIONS . . . . . . . . . . . . . . 86

WHERE CAN I GET ADVICE? . . 96 LEAVING EARLY . . . . . . . . . . . . . 90

REFERENCES

MORTGAGE REPOSSESSIONS . . 95 INTRUSIVE LANDLORDS . . . . . . 89


Where do I start? 5

GETTING AROUND LONDON . . . . . . . 6

TYPES OF ACCOMMODATION . . . . . 11 CHOOSING YOUR FLATMATES . . . . 18

WHERE DO I START?

SAFETY . . . . . . . . . . . . . . . . . . . . . . 8

INFORMATION

WHERE & WHERE TO LOOK

WHEN & WHERE TO LOOK . . . . . . . 24

DO I NEED TO PAY COUNCIL TAX? . 34

VIEWING/CONTRACTS

RENTS AND BUDGETING . . . . . . . . 30

MOVING IN HELP & INFORMATION REFERENCES


MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

6 Where do I start?

GETTING AROUND LONDON LONDON IS A LARGE AND DIVERSE CITY, WITH STUDENTS FINDING SUITABLE ACCOMMODATION IN A VARIETY OF LOCATIONS. You will need to think about how you will travel from your accommodation to University and how your transport costs will affect your budget. You will find yourself travelling a lot during your house-hunt as well. Making your way from one place to another for viewings can be time-consuming, so plan your house-hunting days well!

HELP & INFORMATION

TIPS

• Save time by concentrating

viewing appointments to the same area of London on any given day

• Leave enough time to get from

REFERENCES

one viewing to the next

• Cut down on your travel costs by using an Oyster card or contactless payment card

TUBES, BUSES & TRAMS How often will you be using the bus or tube over the year? You might save money if you buy a 7 Day, Monthly or Annual Travelcard. 18+ Student Oyster photocards give students 30% off Travelcards and can be combined with 1625 National Railcards for further discounts. Bus & Tram Passes are a cheaper alternative and you can still get 30% off with your 18+ Student Oyster photocard. Be aware that ‘pay-as-you-go’ peak fares operate between 06:30—09:30 and 16:00—19:00 on weekdays. You might save money by using the underground outside these times. www.tfl.gov.uk/students


Where do I start? 7 Prices accurate at the time of printing (Summer 2016), although fares usually increase in January each year.

7-day

Monthly

Annual

£22.60

£86.80

£904.00

£26.60

£102.20

£1,064.00

1–4

£32.50

£124.80

£1,300.00

1–5

£38.60

£148.30

£1,544.00

1–6

£41.30

£158.60

£1,652.00

1–7

£44.90

£172.50

£1,796.00

1–8

£53.10

£204.00

£2,124.00

1–9

£58.90

£226.20

£2,356.00

TAXIS & MINICABS

Cycling is a great way to see London, get some exercise and move quickly around the city.

Only Black Cabs (with an orange light displaying the word ‘TAXI’) can be hailed by passengers from the street. They can also be found at designated taxi-ranks or by calling 0871 871 8710

Text CAB to 60835 to request numbers of licensed minicab firms in your area.

HELP & INFORMATION

Visit www.tfl.gov.uk/cycling for details on Road Safety, Cycle Superhighways and Santander Cycles.

Minicabs must be booked in advance. If a minicab is not prebooked, it is unlicensed and you should not use it.

MOVING IN

If you are not keen on bringing a bicycle to London, you can hire them as and when you need from a Santander Cycles docking station. This costs as little as £2.

VIEWING/CONTRACTS

CYCLING

WHERE DO I START?

1–2 1–3

INFORMATION

Zones

REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

8 Where do I start?

SAFETY S LIKE ALL LARGE METROPOLITAN CITIES, LONDON HAS ITS FAIR I SHARE OF CRIME. There are no specific areas of London that the University of London Housing Services would warn students away from. Very rarely do we hear of students encountering problems when going to view properties. Below are some simple steps to improve your personal safety, as well as some safety considerations to bear in mind when viewing a property.

M P L

E

Stay alert – wearing headphones or using your phone might distract you from your surroundings and make it difficult to spot trouble approaching Invest in a personal alarm Make sure you avoid danger spots – busy and well-lit streets are preferable to quiet or badly lit alleys, parks or subways. Plan ahead – think not just about how you will get to your destination, but also how you plan to get home. Listen to your instincts – if you feel threatened, head for a safe place where there are other people, such as a busy street, shop or café. Ensure you take the same precautions wherever you are – whilst it is natural to feel comfortable and safe in your own neighbourhood, do not get complacent.


Where do I start? 9

• The route between the

• What it might be like after

dark. Do you feel any less comfortable about the idea of living there? Do the external doors seem secure? Are the windows lockable?

When living in a rented property:

Lock your doors and windows before you go out windows and out of sight

• Mark your valuables using

www.police.uk Medical (non-emergency) 111 www.nhs.uk Crime Stoppers 0800 555 111 www.crimestoppers-uk.org Rape Crisis 0808 802 9999 www.rapecrisis.org.uk Drugs Advice 0300 123 6600 www.talktofrank.com Samaritans 116 123 www.samaritans.org Nightline 0207 631 0101 www.nightline.org.uk

REFERENCES

Get contents insurance. Make sure it covers the value of all your belongings, especially the ones that are most valuable and essential to you

101

HELP & INFORMATION

an ultraviolet pen with your name, post-code and student ID number. Draw-up lists of the make, model and serial numbers of your valuables as well.

Police (non-emergency)

MOVING IN

• Keep valuables away from

999

VIEWING/CONTRACTS

• The doors and windows.

Police, Fire or Ambulance

WHERE DO I START?

property and the nearest tube station or bus stop. Is it busy and well-lit? Is it quite dark and isolated?

EMERGENCY & USEFUL CONTACTS

INFORMATION

When inspecting a property, you should think about:


PURE A L D G AT E

PURE HIGHBURY

PURE CITY

student accommodation in

FANTASTIC ALL-INCLUSIVE R AT E S

WIFI AVAILABLE THROUGHOUT

GREAT CENTRAL L O C AT I O N S

VARIETY OF COMMUNAL S PA C E S

www.purestudentliving.com

PURE BANKSIDE

PURE HAMMERSMITH


Where do I start? 11

independence bedroom

• Bathrooms and kitchens are

Our 2014 Student Accommodation Survey found that satisfaction levels in private rented accommodation were fairly high: You can search for shared flats and houses on our housing database: www.housing.london.ac.uk

shared

• Joint responsibility for rent,

VIEWING/CONTRACTS

• Each person has their own

WHAT DO STUDENTS THINK?

WHERE DO I START?

• Most popular housing option • Cost effective • Living with friends • Greater freedom and

INFORMATION

TYPES OF ACCOMMODATION: SHARED FLATS & HOUSES

bills, cleaning etc.

MOVING IN

• Bills not normally included in the rent

• Contracts are usually for one year

Very satisfied Satisfied Dissatisfied Very dissatisfied

2%

14% 16%

25%

Undergraduate

24%

HELP & INFORMATION

4%

Postgraduate

REFERENCES

55%

60%


Cass and Claredale Single Rooms

from

£144 / week incl. internet utilities insurance

Student Accommodation in east london • 39 week contract / 17.09.2016 - 17.06.2017 • £500 refundable deposit Sir John Cass Hall

Claredale House

020 8533 2529

020 7739 7440

Hackney Central E9 - Zone 2

cass.term@cassandclaredale.co.uk

Bethnal Green E2 - Zone 2

claredale@cassandclaredale.co.uk

For more info and to apply:

www.cassandclaredale.co.uk A charitable registered society under the Co-operative and Community Benefit Societies Act 2014. Registered No. 27158R | VAT Number 577 4647 90


Where do I start? 13

THINGS TO CHECK

in one building

• Good way to meet other students

• Individual contract for your room

own en-suite bathroom and share a communal kitchen with other students in a ‘cluster flat’

• Rent is usually inclusive of bills and internet

• The ANUK Code sets

benchmark standards that tenants can expect from their private hall of residence

• Full details can be found at www.nationalcode.org

Is the hall in which you are interested still under construction?

• Common rooms, social spaces

• It is advisable to ask the

and study spaces for residents

• Contracts usually last for 51

weeks, but shorter contracts are sometimes available

building might not be ready for you to move in on the agreed move-in date management in advance about what contingency plans are in place in the event that construction work takes longer than expected

REFERENCES

You can browse through listing of private halls of residence on our website: www.housing.london.ac.uk

HELP & INFORMATION

• There is always a risk that the

MOVING IN

• Overall cost is generally

higher than for shared flats and houses or for residences managed by your University

VIEWING/CONTRACTS

• • Students quite often have their Self-catered

Is the hall a member of the ANUK Code of Standards for Larger Developments?

WHERE DO I START?

• Lots of students living together

INFORMATION

PRIVATE HALLS OF RESIDENCE


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Where do I start? 15

• Bills might be included

• Resident Landlords can be

• There might be particular

Landlord’s own home

of all ages, from a variety of backgrounds

in the rent

‘house-rules’ that restrict your freedom and independence

• Contracts might be for a fixed • Can sometimes be a cost effective way of living in central locations

• You have your own • Many private halls

offer studio rooms

might miss out on the social advantages of living with other students

• If living as a couple,

you might feel the strain of both living in a confined space with just each other’s company

REFERENCES

bathroom and kitchen facilities

• If living alone, you

HELP & INFORMATION

option, offering greater freedom and independence

MOVING IN

• A more private housing

STUDIOS & ONEBEDROOM FLATS

VIEWING/CONTRACTS

length of time or flexible

WHERE DO I START?

• Renting a bedroom in the

INFORMATION

LIVING WITH A RESIDENT LANDLORD


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

16 Where do I start?

HOUSING FOR STUDENTS WITH DISABILITIES PROPERTIES THAT ARE WELLDESIGNED OR ADAPTED FOR THE NEEDS OF DISABLED RENTERS CAN BE DIFFICULT TO FIND IN LONDON. In the private rented sector generally, newly-built blocks of flats are more likely to be accessible than older properties. Private landlords and letting agents are prohibited from providing less favourable treatment if you have a disability and are looking to rent accommodation. Landlords have a duty to make ‘reasonable adjustments’ for disabled tenants. Landlords cannot charge a higher rent or a higher deposit for disabled tenants. Information about grants for making adaptations to your home can be found here: www.gov.uk/disabledfacilities-grants Many of the newly-built private halls of residence in London have rooms that meet the needs of disabled students. See page 13 for further details on private halls of residence.

The Equality Advisory & Support Service (EASS) can provide more details about disability rights in relation to private rented housing. W: www.equalityadvisoryservice.com T: 0808 800 0082 Text phone: 0808 800 0084 Disability Rights UK is the leading charity promoting the rights of disabled people: www.disabilityrightsuk.org See also: www.disabilityrightsuk.org/ housing-links Disabled Students Helpline: 0800 328 5050 Email: students@disabilityrightsuk.org


Where do I start? 17

WHERE DO I START?

Family accommodation in London can be difficult to find. We advise that students should only bring their families to London once suitable long-term accommodation has been found.

VIEWING/CONTRACTS

Some student residences and housing associations can assist couples and those with children. Places are limited, however, so we advise getting in touch with these organisations as soon as possible.

Goodenough College

www.goodenough.ac.uk

International Students House

www.ish.org.uk

Nansen Village

www.nansenvillage.org

Zebra Housing Association

www.zebrahousing.com

Ducane Housing Association

www.ducaneha.org.uk

HELP & INFORMATION

www.halls.london.ac.uk

MOVING IN

International Hall

REFERENCES

The rest of the advice and guidance in this publication is equally applicable to students with and without families. Read on to find out more about looking for and living private rented accommodation.

INFORMATION

HOUSING FOR STUDENTS WITH FAMILIES


CHOOSING YOUR FLATMATES Think carefully about who you might choose to live with in shared accommodation. Your closest friends might not necessarily make the best flatmates. It is not uncommon for friendships to turn sour over things like noise, cleaning and bills. Before committing to a flat or house, everyone in the group should have a discussion together about your wants, needs and expectations of each other as flatmates.

REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

18 Where do I start?

DISPOSABLE INCOME – Once

THINGS TO THINK ABOUT AND DISCUSS WITH FUTURE HOUSEMATES INCLUDE:

rent, bills and other essentials are accounted for, will one flatmate be struggling financially whilst the others can afford to go out regularly? See page 32 for more information on budgeting

CLEANING – what is ‘acceptable’ to you in terms of cleanliness and tidiness? Will you set-up a cleaning rota and all pitch in, or will cleaning be more of an ‘as and when’ (or never…) task? See page 54 to find out more about your contractual obligations


Where do I start? 19

riser or a night-owl? Will your housemates be up and about while you are trying to sleep?

agreed with your flatmates as well as the landlord or agent. Are your flatmates happy to take care of your pet if you go away for a few days?

NOISE – do you study mostly at home or in the library? Will you need a quiet living environment or are you looking for a sociable home-life?

MOVING IN

to have your partner stay over regularly? Will there be an agreed ‘limit’ on guests, after which your more frequent visitors are asked to contribute to a share of the bills?

accommodation for the same length of time? Will someone need to leave part-way through the year for an elective placement or semester abroad?

VIEWING/CONTRACTS

GUESTS – are you expecting

CONTRACT START AND END DATES – do you all need the

WHERE DO I START?

PETS – any pets should be

INFORMATION

TIMETABLES – are you an early

HELP & INFORMATION REFERENCES


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ZONE 4 LOCATION WEMBLEY PARK T: +44 (0)20 3595 3242

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ZONE 2 LOCATION TUFNELL PARK T: +44 (0)20 3595 3254

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Where do I start? 21

Landlords of larger properties will sometimes need to pay for a licence from the Local Authority Where a property is for 5 or more people and is situated over 3 or more storeys it is a legal requirement that the landlord or managing agent holds an HMO licence. See page 60 to find out more about licensing.

MOVING IN

It is generally easier to find flats and houses for 3 to 4 people than for larger groups.

It can be quite hard to find properties for five or more people in very central locations.

VIEWING/CONTRACTS

The rent for a two-bed flat will generally be more expensive ‘per room’ than a four-bed property in the same location.

POTENTIAL PITFALLS OF LARGER GROUPS

WHERE DO I START?

GENERALLY: THE LARGER THE HOUSEHOLD, THE CHEAPER THE RENT WILL BE PER ROOM.

INFORMATION

HOW MANY PEOPLE SHOULD YOU LIVE WITH?

HELP & INFORMATION REFERENCES


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HOXTON

TOWER BRIDGE

KING’S CROSS


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Discover which urbanest location is better for you at: urbanest.com/london Or call the team on: +44 (0)20 7042 7890

ST PANCRAS

WESTMINSTER BRIDGE


REFERENCES

HELP & INFORMATION

MOVING IN

Therefore, it is not generally possible to search for accommodation during January– April if you do not plan to move-in until August or September. Properties for the next academic year begin to be advertised on the University of London Housing Services database from the preceding May. Our annual Housing Fair takes place around early May each year. This is the date on which we release the first lists of accommodation offers from our registered Landlords and Letting Agents. Rooms in private halls of residence are often advertised earlier in the year as well.

JAN SOME PRIVATE HALLS BEGIN TO ADVERTISE ROOMS FROM ABOUT NOW

APRIL

MARCH

Private flats and houses in London are usually advertised no more than 1-2 months before they are available to move-in.

FEBRUARY

WHEN TO START LOOKING FOR ACCOMMODATION JANUARY

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

24 Where do I start?


Where do I start? 25 MAY AUG/SEP LARGEST NUMBER OF PRIVATE RENTED PROPERTIES BEING ADVERTISED

SEP/OCT START OF THE ACADEMIC YEAR

INFORMATION

HOUSING FAIR: RELEASE OF FIRST LISTS OF HOUSING FROM OUR REGISTERED LANDLORDS AND LETTING AGENTS

OCTOBER

SEPTEMBER

AUGUST

JULY

JUNE

www.housing.london.ac.uk

All accommodation providers listed on our database sign-up to our Code of Good Practice.

The University of London also offers accommodation to students in the Intercollegiate Halls and our Student Homes properties. Visit the websites below for further details: www.halls.london.ac.uk http://studenthomes.london.ac.uk

REFERENCES

You can search for flats, houses and rooms by price, location and distance from your campus.

UNIVERSITY MANAGED ACCOMMODATION

HELP & INFORMATION

Students and staff at our subscribing Colleges can register to use our online property database.

You can have confidence that any issues or complaints you bring to our attention will be fully investigated.

MOVING IN

ULHS DATABASE

VIEWING/CONTRACTS

MAY

WHERE DO I START?

WHERE TO LOOK


VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

26 Where do I start?

LETTING AGENTS Letting agents can be a good source of housing because they advertise lots of properties. WHICH AGENT SHOULD I USE? Letting Agents that have agreed to abide by the ULHS Code of Good Practice advertise their properties on our database. You can access the database and find a list of ULHS registered agents at

MOVING IN

www.housing.london.ac.uk

CAN I TRUST A LETTING AGENT? By law every letting agent and property manager should be a member of a redress scheme. If you have a complaint about your letting agent that you are unable to resolve directly, you may refer the matter to the redress scheme. The three redress schemes are:

• The Property Ombudsman – www.tpos.co.uk

• Ombudsman Services:

Property – www. ombudsman-services.org/ property.html

• The Property Redress Scheme

REFERENCES

HELP & INFORMATION

– www.theprs.co.uk


Where do I start? 27 INFORMATION

WHAT CAN I DO ABOUT AGENTS THAT ARE NOT FOLLOWING THESE RULES?

Some of the well-known accreditation schemes include: ARLA – www.arla.co.uk Association of Residential Letting Agents NALS – www.nalscheme.co.uk National Approved Letting Scheme

HELP & INFORMATION

RICS – www.rics.org/uk Royal Institute of Chartered Surveyors

MOVING IN

If you encounter a letting agent that is not a member of a redress scheme or does not display its fees, we advise that you do not use them to look for accommodation. Instead, you can report them to the local Trading Standards department or Citizens Advice Bureau. See page 96 for further details.

Some letting agents also belong to an accreditation scheme. Accredited agents should be better trained and operate at a higher standard than non-accredited agents.

VIEWING/CONTRACTS

The national average for letting agency fees in England is £350, according to Shelter. Ask your agent what fees they charge and what those fees are for. See page 41 for more information on letting agency fees.

ACCREDITATION SCHEMES

WHERE DO I START?

WHAT FEES DO LETTING AGENTS CHARGE?

REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

28 Where do I start?

WEBSITES SEARCH THE UNIVERSITY OF LONDON HOUSING SERVICES (ULHS) DATABASE FOR OFFERS OF ACCOMMODATION FROM OUR REGISTERED LANDLORDS AND LETTING AGENTS

SCAMS

• www.housing.london.ac.uk

• The price is a lot lower than for

Letting agents often advertise on the following sites:

• www.onthemarket.com • www.rightmove.co.uk • www.zoopla.co.uk Many websites allow landlords and agents to advertise properties. Not all websites will perform checks on the properties being advertised or the people who are placing the adverts. Popular websites for looking for accommodation include:

• www.gumtree.com • www.spareroom.co.uk

Some offers of accommodation will not be genuine. Scammers will often target students, particularly those who are new to London or looking for accommodation online from abroad. HOW DO I SPOT A SCAM? similar properties in the area

• You may be asked to pay a deposit before viewing

• You may be asked to transfer

money to yourself or a friend via Western Union or another money transfer service SCAM WARNING SIGNS

• Very low rent • Deposit before viewing • Money transfer services


Where do I start? 29 INFORMATION

OTHER RESOURCES WORD OF MOUTH

• How good is the Landlord at responding to repair issues?

NEWSPAPERS

Local newspapers and magazines sometimes advertise rooms or properties under the ‘classifieds’ section. One example is Loot, which is published three times per week in London. It also has a website: www.loot.co.uk COMMUNITY NOTICEBOARDS & SHOP WINDOWS Sometimes rooms and properties might be advertised informally on postcards or homeprinted adverts.

REFERENCES

CAUTION: Just because a room or property has been advertised on a University noticeboard does not mean that the accommodation has been vetted or approved by your University.

HELP & INFORMATION

A small proportion of rooms and properties are advertised in print.

MOVING IN

• What are the neighbours like? • How much are the bills? • What is the local area like?

VIEWING/CONTRACTS

To make sure the place is right for you, ask the current tenants some questions:

WHERE DO I START?

Sometimes good rental properties aren’t openly advertised – instead the current tenants can put the landlord or agent in touch with friends or acquaintances that are looking for somewhere to live.


30 Where do I start? INFORMATION

RENTS IN LONDON

WHERE DO I START? VIEWING/CONTRACTS

NW7

MOVING IN

N6

NW3 NW6

NW10

W13

W5

W3

NW8

W14

SW13

2

SW1 SE11 SW8

EC 4

SW18

E1

3

SE2

SE14

SE4

SE22 SE21

SE3 SE13 SE12

SE23

SE6

SE26 SE19

SE20

SW20 SE25

Less than £100 £100-£114 £115-£139 £140-£174 £175+ All rents are ‘per week’ and not inclusive of bills

SE18

SE7

SE15

SE27 SW16

SE10 SE8

SE24

SW17

SE28

E16

E14

SE17

SW2

E6

SE16

SW9

SW12

E13

E3

2

SE5

SW4

SW19

E15

E2

1

WC

SW11 SW15

E7 E9

SE1

W8

SW7 SW5 SW3 SW 10 SW6

W6 W4

E12

E5 E8

1

W1

W2

W11

W12

NW1

W9

W10

N16 N5

N7

NW5

E11 E10

N1

SW14

HELP & INFORMATION

N4

N19 NW2

W7

REFERENCES

N15

N8

NW11

E18

N17 E17

N2

NW4

N18

N22

N10

E4

N9

N13

N11

N12 N3

NW9

N21

N14

N20

SE9


Where do I start? 31 SW5

Manor House

N4

Stoke Newington

East Dulwich

SE22

Manor Park

E12

Stratford E15

Aldgate Stepney

SE2

East Finchley

N2

Mile End

Archway N19

East Ham

E6

Mill Hill

Arsenal N5

East Sheen

N16

E1

Streatham SW16

NW7

Sydenham SE26

SW14

Mortlake SW14

Balham SW12

Eltham SE9

Mottingham SE9

Thamesmead SE28

Barbican EC2

Finchley N3

Muswell Hill

N10

Barnes SW13

Finsbury Park

N4

New Cross

SE14

Battersea SW11

Forest Gate

E7

North Finchley

N12

Bayswater W2

Forest Hill

North Kensington

W10

Belgravia SW1

Frien Barnet

E2

N11

Tottenham N17 Totteridge N20

Norwood SE19

Tufnell Park

N7 W4

Bellingham SE6

Fulham SW6

Notting Hill

W11

Turnham Green

Belsize Park

Golders Green

Oakwood Arnos

N14

Turnpike Lane

NW3

Gospel Oak

Bethnal Green

NW5

Paddington W1

Upper Edmonton

N8 N18

E2

Greenwich SE10

Palmers Green

N13

Upper Holloway

N19

Blackheath SE3

Grove N14

Parsons Green

SW6

Vauxhall Oval

SE11

Bloomsbury WC1

Hammersmith

W6

Peckham SE15

Victoria Park

Bounds Green

N11

Hampstead NW3

Penge SE20

Victoria Pimlico

Hanwell W7

Plaistow West Ham E13

Harlesden NW10

Plumstead SE18

SW2

Hendon NW4

Poplar Isle of Dogs

Brockley SE4

Herne Hill

Putney SW15

Camberwell SE5

Highgate N6

Ravenscourt Park

Camden Town

NW1

Hither Green

Raynes Park

Canning Town

E16

Brent Cross Brixton Tulse Hill

SE24 SE13

E14 W6 SW20

Walthamstow E17 Walworth SE17 Wandsworth SW18 Warwick Avenue West Brompton

W9 SW10

Roehampton SW15

West Ealing

Catford SE6

Holland Park

Rotherhithe SE16

West End

Chalk Farm

NW1

Holloway N7

Seven Sisters

N15

West Hampstead

NW6

Charlton SE7

Homerton E9

Shepherds Bush

W12

West Kensington

W14

Chelsea SW3

Islington N1

Shooters Hill

SE18

West Norwood

SE27

Chingford E4

Kennington SE11

Shoreditch N1

West Wimbledon SW20

Chiswick W4

Kensal Green

Snaresbrook E11

Whetstone N20

Clapham SW4

Kensington W8

Soho Mayfair

Kentish Town

South Kensington

SW7

White City

Clapton E5 Colindale NW9

Kidbrooke SE3

South Lambeth

SW8

Colliers Wood

SW19

Kilburn NW6

South Norwood

SE25

Dalston E8

Knightsbridge SW7

South Tottenham

N15

Denmark Hill

SE5

Lambeth SE1

Southfields SW18

Deptford SE8

Lee SE12

Southgate N14

Winchmore Hill

N21 N22

W11

NW10 NW5

W1

W13 W1

W12

Whitechapel E1 Willesden NW10 Willesden Green

NW2

Wimbledon SW19

Lewisham SE13

Southwark SE15

N5

Leyton E10

St John’s Wood

Woodford E18

Dulwich SE21

Lower Edmonton

N9

Stamford Hill

Ealing W5

Maida Vale

W9

Stockwell SW9

Dollis Hill

NW8 N16

Woodside Park

N12

Woolwich SE18

REFERENCES

NW2

Wood Green East

Drayton Park

HELP & INFORMATION

Holborn WC2

MOVING IN

E3 NW11

Bow

E9 SW1

VIEWING/CONTRACTS

Bermondsey SE1

NW11

WC2

Tooting SW17

WHERE DO I START?

SE23

The Strand

INFORMATION

Earls Court

Acton W3

Abbey Wood


MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

32 Where do I start?

BUDGETING & TIPS WORK OUT A BUDGET ONLINE AT WWW.STUDENTCALCULATOR.ORG OR WWW.THEMONEYCHARITY.ORG. UK/RESOURCES • Housing costs are a significant part of your budget each year

• You will need to work out a budget for:

ooHousing costs ooStudy/university costs ooTravel costs ooGoing out/socialising ooUnexpected events/ emergencies

REFERENCES

HELP & INFORMATION

ooAnd any other expenses, taking into account your spending habits and standard of living

• Try the budget first to see if it works – if it doesn’t, go back and readjust it

WATCH OUT FOR

• If you overspend, don’t give

up! Find out where you may have miscalculated and see if additional savings can be made elsewhere

• Budgets change from

month to month: you will be spending more on books and equipment at the start of the academic year and more on gifts and transport over the holidays

• Remember that you will need

to pay a security deposit in order to rent a property – this will usually be equivalent to 4 to 6 weeks’ rent


Where do I start? 33

Rent

£7540.00

£145

Water (between 3)

£385.00

£2.47

Electricity (between 3)

£585.00

£3.75

Gas (between 3)

£742.00

£4.76

Broadband (between 3)

£200.00

£1.28

TV Licence (between 3)

£145.50

£0.93

Contents Insurance

£130.00

£2.50

TOTAL The above figures are based on data from the sources listed to the right:

£160.69 www.thameswater.co.uk www.gov.uk www.moneysavingexpert.com

www.tvlicensing.co.uk www.comparethemarket.com www.themoneycharity.org.uk

VIEWING/CONTRACTS

Per Person Per Week

WHERE DO I START?

Annual Cost

INFORMATION

HOUSING COSTS

TRANSPORT – See page 6 for

OTHER ESSENTIALS – (e.g.:

further details on transport costs

toiletries, clothing, laundry costs)

MOVING IN

BOOKS & STATIONERY –

MOBILE PHONE – Good deals can be found on price comparison sites like www.moneysavingexpert.com www.billmonitor.com

HELP & INFORMATION

GOING OUT – Find out about

REFERENCES

Second-hand books are cheaper. Freshers’ Fairs and other events offer a plentiful supply of free stationery!

FOOD – Save money by preparing meals from scratch and buying non-branded products in supermarkets

free events and activities at www.timeout.com and www.londonforfree.net


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

34 Where do I start?

DO I NEED TO PAY COUNCIL TAX WHAT IS COUNCIL TAX?

IN WHICH COUNCIL AREA DO I LIVE?

• A tax on residential properties

• Check online: www.gov.uk/

DO STUDENTS HAVE TO PAY IT?

• Ask your Landlord or Letting

by local authorities (‘councils’)

If you live in a property occupied only by full-time students, the property is exempt from Council Tax.

Full-time = 21 hours of study per week; 24 weeks of attendance each year

You and your flatmates need to:

• Ask for a ‘Council Tax

Exemption Certificate’ or ‘Student Status Letter’ from your University

• Send these to the council

(keeping copies for yourselves as well)

find-your-local-council Agent

WHAT IF I LIVE IN A MIXED GROUP OF STUDENTS AND NON-STUDENTS?

• If not everyone in your shared flat or house is a full-time student, then some Council Tax will be payable.

• It will be for the group of

flatmates to decide how the Council Tax bill will be split between you (as with any other household bill)

• Full-time students cannot,

however, be pursued directly by a council for Council Tax


Where do I start? 35 INFORMATION

welfare benefits under the terms of his or her leave to remain in the UK

SEEK ADVICE STRAIGHT AWAY IF:

• You receive a ‘reminder’, ‘final

notice’ or ‘summons’ relating to Council Tax

• You think that your local authority are wrongly refusing to accept that your property is exempt from Council Tax

REFERENCES

2X FULL-TIME STUDENTS, 1X PART-TIME STUDENT, 1X NON-STUDENT = FULL COUNCIL TAX IS PAYABLE

HELP & INFORMATION

The property will not be exempt if your non-student spouse, civil partner or any dependants living with you are EEA nationals, British citizens or have indefinite leave to enter or remain in the UK.

MOVING IN

ONE IS NOT A FULLTIME STUDENT = 25% DISCOUNT ON COUNCIL TAX

• Not a British Citizen, and • Prevented from working or claiming

VIEWING/CONTRACTS

ALL FULL-TIME STUDENTS = FULL COUNCIL TAX EXEMPTION

If you are an international student on a full-time course of study, then your spouse, civil partner or dependent will also be treated as a full-time student for Council Tax purposes if he or she is:

WHERE DO I START?

4 PEOPLE 1 HOUSE

INTERNATIONAL STUDENTS WITH SPOUSES AND/OR DEPENDANTS


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Viewing properties & Signing Contracts 37

INSPECTING A PROPERTY . . . . . . . 38

HOLDING DEPOSITS . . . . . . . . . . . . 42 NEGOTIATING . . . . . . . . . . . . . . . . . 44

WHERE DO I START?

AGENCY FEES . . . . . . . . . . . . . . . . 41

INFORMATION

VIEWING PROPERTIES & SIGNING CONTRACTS

DAMAGE DEPOSITS . . . . . . . . . . . . 47

REFERENCES . . . . . . . . . . . . . . . . . 50

VIEWING/CONTRACTS

CHECKING OWNERSHIP OF A PROPERTY . . . . . . . . . . . . . . . 49

RIGHT TO RENT CHECKS . . . . . . . . 52

BREAK CLAUSES . . . . . . . . . . . . . . 59

HELP & INFORMATION

DOES YOUR LANDLORD NEED A LICENCE? . . . . . . . . . . . . . 60

MOVING IN

CONTRACTS . . . . . . . . . . . . . . . . . . 54

REFERENCES


MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

38 Viewing properties & Signing Contracts

INSPECTING A PROPERTY You may only get to see a property once before you need to make the decision to rent it. Photographs are no substitute for walking into a property and having a good look around. Make sure everyone in your group visits the property.

LOCAL AREA

• Take the time to explore • What shops are nearby? DOORS AND WINDOWS

REFERENCES

HELP & INFORMATION

• Are they secure? KITCHEN

• Do the appliances work? • Enough storage space? BEDROOM

• Suitable furniture? • Enough storage space?


Viewing properties & Signing Contracts 39 INFORMATION

EXTERIOR

garden?

ELECTRICS exposed wires

• Cracked sockets and switches are warning sign

VIEWING/CONTRACTS

• Watch out for loose or

WHERE DO I START?

• Is the roof in good condition? • Will you need to take care of a

WALLS AND CEILINGS mouldy patches

• There should be at least one on every level

HELP & INFORMATION

SMOKE ALARMS

MOVING IN

• Look out for discoloured or

REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

40 Viewing properties & Signing Contracts

QUESTIONS TO ASK THE LANDLORD OR AGENT • Who manages the

property? Will you be paying rent and reporting repairs to the landlord directly or a managing agent?

• If you are renting a room

in a shared property: with how many people will you be sharing bathroom and kitchen facilities?

QUESTIONS TO ASK THE CURRENT TENANTS Sometimes you might meet the current tenants when going for a viewing. They are a useful source of information about the landlord, the property and the area. Remember: you are viewing a property that is someone’s home, so be polite and not too intrusive.

• Are bills included? If not,

• Does the landlord or agent

• Are there any agency fees

• What are the neighbours

how much are they likely to be?

to pay? If yes, how much are they and what do they cover?

respond quickly when repairs are reported? like?

• Is it a nice area to live in? • How much are the bills?


Viewing properties & Signing Contracts 41

prospective tenant

• Showing you properties or lists of properties

REFERENCES

• Registering with them as a

HELP & INFORMATION

An agency can only charge once you have found a property to rent through them. It is a criminal offence for an agency to charge for:

There are no caps on letting agency charges in England. If an agency’s charges are not affordable, you are advised to seek accommodation through an alternative agency.

MOVING IN

• Contract fee • Reference checking fee • Inventory check in/out fee

Any letting agent who fails to comply with this should be reported to the local Trading Standards body and, if prosecuted, could be fined up to £5,000.

VIEWING/CONTRACTS

These might include contract fees, credit checks or reference checks. According to the housing charity Shelter, the national average for letting agents’ fees in England is £350 per person. These fees may include any of the following:

All letting agencies must display these fees in their office and on their website (if there is one). It must also be clear whether these fees are per property or per individual and must be inclusive of VAT.

WHERE DO I START?

FEES ARE GENERALLY UNAVOIDABLE WHEN RENTING THROUGH A LETTING AGENT.

INFORMATION

AGENCY FEES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

42 Viewing properties & Signing Contracts

HOLDING DEPOSITS ONCE YOU FIND A PROPERTY YOU LIKE THE NEXT STEP WOULD PROBABLY BE TO PAY A ‘HOLDING DEPOSIT’. Once a holding deposit is paid, the agency should stop marketing the property to others. Essentially you should be paying to get ‘first refusal’ on that particular flat or house. If the landlord is using multiple agents, however, these other agents are allowed to continue advertising the property. WHAT IF THE LANDLORD REJECTS MY OFFER? Your holding deposit should be returned in full. WHAT IF I CHANGE MY MIND? We advise not paying a holding deposit unless you are sure that you want that property. You might lose some or all of the holding deposit if you decide to pull out. You should check the agency’s written terms before paying a holding deposit to see how your

money will be treated if you withdraw your offer. The landlord or agency may argue that some or all of the holding deposit should be withheld as they may have incurred costs (such as referencing fees) or suffered losses (such as having been unable to market the property to other tenants while it was being held for you). ISN’T THIS ALL A BIT UNFAIR? Holding deposits are controversial, both in principle and in practice. The tenant will lose money if they decide not to proceed but the landlord does not lose any money if they decide not to accept the tenant’s offer. This means that in pre-tenancy negotiations, landlords are under far less pressure to agree to tenant requests once a holding deposit has been paid.


Viewing properties & Signing Contracts 43 INFORMATION

• A holding deposit receipt should include as a bare minimum:

HELP & INFORMATION REFERENCES

Try to avoid paying by cash where possible. Bank transfers, cheques or bankers’ draft is preferable, but most agents and landlords will insist on cash for initial payments.

any money you pay.

MOVING IN

TIP:

• Always get a receipt for

VIEWING/CONTRACTS

If you do not feel that you can avoid it, you should make sure that the receipt for your deposit outlines all the core terms of the offer to the landlord and you should ask to see a draft of the proposed tenancy agreement before you pay any money. Remember to get the tenancy agreement checked by one of our housing advisors.

CAUTION:

WHERE DO I START?

WE ADVISE YOU NOT TO PAY A HOLDING DEPOSIT IF THIS CAN BE AVOIDED.


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

44 Viewing properties & Signing Contracts

NEGOTIATING RENTS IN LONDON HAVE BEEN ON THE INCREASE IN RECENT YEARS. Although it is likely that rents will continue to increase, accurately predicting the market is an almost impossible task. See page 30 for more information on average rents in London. In a market where there is a high demand for private housing, negotiating on rents or agency fees can be difficult.

HOW DO I KNOW IF I AM PAYING A FAIR PRICE? Test the market:

• Visit as many properties as possible • Compare rents for similar properties online

• Ask if the agency offers a discount on fees to students

You should also be prepared to bargain and indeed walk away from a deal if you do not feel entirely comfortable with it. You can also negotiate over things other than the rent, such as:

• Extra or replacement furniture • Redecoration or refurbishment before you move in

These things should be agreed in writing. It’s a good idea to set out any requests when you pay your holding deposit. These promises can be written into the holding deposit receipt or as an ‘Addendum’ to the tenancy agreement. If the landlord accepts your offer to rent the property, double-check that they have agreed to your additional requests as well.


Viewing properties & Signing Contracts 45 INFORMATION INFORMATION

The attached tenancy agreement dated 20th September 2015 for the proper ty at 10 Walford Heights, London E20 0BC is being signed on the understanding that, prior to the start of the tenancy, the landlord will provide the following item s and will carry out the following schedule of wo rk.

• Washing machine • Vacuum cleaner • Desks to each bedroom

Schedule of work: • Professionally clean property • Showerh ead to be repa ired • Bath seal ant to be repa ired

REFERENCES REFERENCES

Joe Bloggs

Signed __________________ __ (Landlord)

MOVING INMOVING IN HELP &RESOLVING INFORMATION ISSUES

Item s to be provided:

MYWHERE OPTIONS DO I START? LOOKING VIEWING/CONTRACTS

ADDENDUM TO CONTRACT


London student living. Just better. Charles Morton Court

Show room now open Book your room today

cmc@collegiate-ac.com | 02089 125 909 www.collegiate-ac.com


Viewing properties & Signing Contracts 47

• OR • You and your landlord live in separate flats located in the same converted house

REFERENCES

Please refer to page 73 for further information on deposit protection.

accommodation with your landlord in their home as a lodger

HELP & INFORMATION

• Unpaid rent • Damage or disrepair • Cleaning

• You are sharing

MOVING IN

At the end of the tenancy, the landlord or agent should return the damage deposit to the tenants. Landlords or agents can make reasonable deductions from damage deposits for:

Therefore, your landlord does not need to protect your deposit if:

VIEWING/CONTRACTS

It is usually payable before or at the time you sign the contract and is of an amount equivalent to 4-6 weeks’ rent.

If a damage/security deposit is paid in relation to an assured shorthold tenancy (AST) then the landlord is legally required to protect it in one of the three government authorised deposit protection schemes.

WHERE DO I START?

A damage deposit (also referred to as a ‘security deposit’ or ‘tenancy deposit’) is money that the landlord or agent holds during the tenancy.

INFORMATION

DAMAGE DEPOSITS


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Viewing properties & Signing Contracts 49

Use the Land Registry website to check property ownership details: www.landregistry.gov.uk

• A search costs £3 • Pay online using a credit or • Search using the full property address and postcode

MOVING IN

debit card

VIEWING/CONTRACTS

DOES THE PERSON WITH WHOM YOU ARE DEALING HAVE THE RIGHT TO LET?

There have been cases in London of council or housing association tenants subletting their flats to students in order to benefit from the difference between social rents and market rents. If the council or housing association find out, you may find yourselves being evicted.

WHERE DO I START?

WHO OWNS THE PROPERTY YOU ARE ABOUT TO RENT?

INFORMATION

CHECKING OWNERSHIP OF A PROPERTY

• If there is a choice between

• Where there is only ‘Freehold’ available, this is probably the document you need

HELP & INFORMATION

‘Leasehold’ and ‘Freehold’, you should probably choose the ‘Leasehold’

REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

50 Viewing properties & Signing Contracts

REFERENCES & GUARANTORS A GOOD WAY TO GUARANTORS Most landlords or agents insist IMPROVE YOUR on a guarantor. A guarantor is someone who agrees to pay your BARGAINING rent and reimburse the landlord for any damage caused at the POSITION WITH property if you, as the tenant, fail to do so. LANDLORDS IS A guarantor is usually required to: TO PERSUADE resident in the UK THEM THAT YOU • BeComplete a reference check • ARE GOING TO For many students, their guarantor BE AN EXCELLENT might be a family member or family friend. TENANT. One way to do this is by getting a reference from a previous landlord or your hall of residence.

Guarantor agreements are legally binding. It is a good idea to get the guarantor agreement checked with an advisor before it is signed. If you are entering into a joint tenancy, your guarantor will most likely be guaranteeing the rent for the whole property and not just your share of the rent.


Viewing properties & Signing Contracts 51 INFORMATION

• Limits their liability to just your share of the rent

• Limits the guarantee to a set • Limits the guarantee to only

the rent and does not also include the costs of damage or disrepair

What if I don’t have a guarantor?

Some Colleges and Universities act as a guarantor for students renting from the University of London Student Homes team. Find out more at http:// studenthomes.london.ac.uk

Your College or University may be able to act as your guarantor. Ask your accommodation office, student union or advice and welfare service if they run a guarantor scheme for students.

HELP & INFORMATION

COLLEGE OR UNIVERSITY GUARANTOR SCHEMES

MOVING IN REFERENCES

You may be asked to pay rent in advance, e.g. 6 or 12 months. If you pay rent in advance you may find you have less bargaining power if something goes wrong with the flat and you are trying to get the landlord to carry out repairs. You would also be vulnerable in the rare event that a property is re-possessed due to a landlord defaulting on their mortgage payments (see page 95 for more details).

UNIVERSITY OF LONDON STUDENT HOMES

VIEWING/CONTRACTS

period of time, i.e. the fixed term of the contract

Ask if the landlord is willing to accept a larger deposit instead of advance rent – a deposit would usually be protected in a deposit protection scheme, giving you a greater degree of confidence that your money is safe (see page 73 for more details).

WHERE DO I START?

Where possible, it is better for your guarantor if the guarantor agreement:


HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

52 Viewing properties & Signing Contracts

RIGHT TO RENT CHECKS Since 1st February 2016 landlords and letting agents have been under a duty to carry out checks on the immigration status of all potential tenants. These are known as ‘right to rent’ checks. WHAT DOES THIS MEAN FOR ME? Landlords will need to ask all tenants, whether they are from the UK or elsewhere in the world, to provide certain documents to prove they have a right to rent in the UK. Landlords will need to view your passport and any other relevant immigration documents and take copies. Tenants with a right to rent will either have:

• Unlimited right to rent –

there is no time limit on their permission to stay in the UK

REFERENCES

• Limited right to rent – there is

a time limit on their permission to stay in the UK

WHEN DO THE CHECKS NEED TO TAKE PLACE? A right to rent check will need to take place before the tenancy starts. If you have a limited right to rent the check will need to take place within 28 days of the start of the tenancy agreement. Once a check has been carried out, it will not need to be done again for a tenant with an unlimited right to rent. A tenant with a limited right to rent will need to have their documents checked by the landlord or agent by the later of:

• 12 months from the date of the first check

• The date of your permission to stay in the UK runs out

• The expiry date of your passport


Viewing properties & Signing Contracts 53 INFORMATION

WHAT SHOULD I WATCH OUT FOR?

If you decide to sub-let your room, make sure you get permission from your landlord or agent and remember that you must carry out your own immigration checks on your subtenants

Do not send original identity or immigration documents in the post to any landlord or agent. Make sure you meet them, show them your documents and take them away with you once they have been copied

Do not let landlords and agents get away with discrimination. It is illegal for a landlord or letting agent to discriminate against a tenant on the basis of their nationality or race

See page 98 for further details on where you can seek advice.

REFERENCES

More information and a full list of the documents that landlords or letting agents need to see can be found at www.gov.uk/ righttorentchecks

HELP & INFORMATION

WHERE CAN I FIND MORE INFORMATION?

MOVING IN

Look out for extra fees being charged. Nothing prohibits landlords or agents charging fees, but all fees must be made clear to you upfront

VIEWING/CONTRACTS

WHERE DO I START?

Be prepared to show your documents. Take your original documents and copies with you to property viewings.


HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

54 Viewing properties & Signing Contracts

CONTRACTS There are many different types of contracts for accommodation. This chapter is intended to alert you to the most important points about contracts and is not intended as a substitute for getting your contract checked with a Housing Advisor before you sign it. You can book an appointment for a contract check by contacting the University of London Housing Services (ULHS) on: +44(0) 20 7862 8880 housing@london.ac.uk You should insist on a written contract between you and your landlord. This contract should include:

• Your name, your landlord’s name and address

• The address of the rented

REFERENCES

property

• Start date of the contract

• Length of the contract • How much rent you pay • When your rent is due • The amount of your deposit • Whether any bills are included in the rent

• How much notice either you

or the landlord need to give to bring the contract to an end

Accommodation contracts can sometimes be long and complex. It is recommended that you:

• Read the contract • Check that it is accurate and includes everything that you have discussed with the landlord or agent

• Get it checked by a Housing Advisor before you sign

Never sign a contract with which you do not agree or which you do not understand.


Viewing properties & Signing Contracts 55 INFORMATION

This is the most common type of contract for students renting in the private sector. If you share kitchen or bathroom facilities with your landlord then you do not have an assured shorthold tenancy (AST). Features of an AST include:

If everyone you will be living with is named on one contract then you will have a joint tenancy.

• Exclusive possession – your landlord cannot come into your home without your permission

• Tenancy deposit protection – • Security of tenure – your

• Protection from eviction

– your landlord will need a court order before you can be evicted from your home needs to give at least two months’ written notice on a standard form in order to end the tenancy

Please see page 90 for further details on this.

REFERENCES

• Notice period – your landlord

WHAT IF ONE PERSON WANTS TO MOVE OUT EARLY?

HELP & INFORMATION

right to stay in the property is protected for the length of the contract, which is usually for a minimum of 6 months

Being joint tenants means that all or any one of you can be held liable for the full rent and full cost of any damage to the property. If one joint tenant stops paying their rent, the landlord can ask the others to make up the shortfall.

MOVING IN

your landlord needs to protect your deposit

As joint tenants, you will have ‘exclusive possession’ of the whole property. This means that the landlord cannot enter through the front door without your permission or having given the notice required under the contract.

VIEWING/CONTRACTS

JOINT TENANCIES

WHERE DO I START?

ASSURED SHORTHOLD TENANCY


INFORMATION

56 Viewing properties & Signing Contracts

REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INDIVIDUAL TENANCIES If a group of you are living in a property together, but you want to avoid the burdens of a joint tenancy, you could try and negotiate individual tenancies for your rooms. An individual tenancy can be different from a joint tenancy because:

• You are only liable for the rent for your room

• If a housemate does not pay

their rent, the landlord will not be able to ask you to make up the shortfall

However, you may still have joint responsibility for bills and the condition of the common areas. If one tenant moves out, you may not have any influence over who the new tenant will be. Additionally, individual tenancies only provide ‘exclusive possession’ of your individual room. This means that the landlord does not always need your permission to enter the flat and common areas.


Viewing properties & Signing Contracts 57

There are no exact rules about what is “reasonable notice” but some relevant factors are:

• The length of time you have been living there

• The length of time between rent payments

• The reason why the landlord wishes you to leave

REFERENCES

For example, you might not have ‘exclusive possession’. This means that the landlord could let him or herself into your room without needing to give notice.

If your contract does not have a minimum length of time or include a notice period then you or the landlord can end the agreement by giving ‘reasonable notice’

HELP & INFORMATION

If you live in the same flat or house as your landlord, then you have fewer rights than if you rented a self-contained property.

You might not have ‘protection from eviction’, meaning that the landlord would not need to get a court order to be able to evict you.

MOVING IN

LIVING WITH A RESIDENT LANDLORD

There might be a shorter notice period before your landlord can require you to leave.

VIEWING/CONTRACTS

YOUR CONTRACT MIGHT BE A ‘BARE CONTRACTUAL TENANCY’ OR A ‘LICENCE’.

Your deposit will not need to be protected in a deposit protection scheme.

WHERE DO I START?

You will have a different type of contract if you share bathroom or kitchen facilities with your landlord or if you and the landlord both live in separate flats in the same converted house.

INFORMATION

OTHER TYPES OF CONTRACT


Viewing properties & Signing Contracts 59

landlord the right to end the tenancy early as well

• Seek advice on the

wording of a break clause before you agree to it:

ooMake sure you know what you need to do to use the break clause

ooCheck that it cannot be used by a landlord to end the contract during your revision or exam period

ooIf it is imbalanced and gives

AN EXAMPLE OF A BREAK CLAUSE:

REFERENCES

“The Landlord or Tenant may give 2 month s’ prior written notice at any time to terminate this agreement provided that such notice does not exp ire sooner than nine month s from the start of the ten ancy.”

HELP & INFORMATION

the landlord greater rights and more flexibility than you, it might be unfair

MOVING IN

If you have a joint tenancy, then all tenants must give notice jointly under the break clause in order to bring the tenancy to an end. It is not possible for just one joint tenant to use the break clause and move out whilst the others remain.

• A break clause gives the

VIEWING/CONTRACTS

A break clause would allow either the tenants or the landlord to end the tenancy early by giving notice.

CAUTION:

WHERE DO I START?

Most landlords and letting agents will offer 12 month fixed-term tenancy agreements. If you are looking for a shorter contract, it might be possible to negotiate the inclusion of a ‘break clause’ into you tenancy agreement.

INFORMATION

BREAK CLAUSES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

60 Viewing properties & Signing Contracts

DOES YOUR LANDLORD NEED A LICENCE? Does your rented flat or house accommodate 5 or more people over 3 or more storeys in 2 or more households? If yes, then an HMO Licence is required.

• HMO stands for ‘House in Multiple Occupation’

• The licence should be held

by the landlord or agent that manages the property

• A licence lasts for up to 5 years • Check with the local authority’s Environmental Health department to see if a licence has been obtained

IS LICENSING IMPORTANT? Licensing is important as it helps maintain quality and safety standards in private rented accommodation. Properties that do not meet the required standards for safety and amenities (i.e.: whether the bathroom or kitchen facilities are adequate for the number of people living there) will not be granted a licence.

WARNING SIGNS

• If you ask about licensing

and the landlord or agent seems evasive or does not know the answer, seek advice

• DO NOT agree to sign a contract unless ALL the intended occupants are named on it


Viewing properties & Signing Contracts 61

REFERENCES

Contact the relevant local authority for details or seek advice from a Housing Advisor if you are unsure.

License-holders who do not comply with the conditions of a licence can also be fined and have their licences revoked.

HELP & INFORMATION

A number of local authority areas in London have introduced or are proposing to introduce additional or selective licensing.

The fines for those who commit the offence are potentially unlimited.

MOVING IN

Selective licensing does not specifically relate to HMOs, but will require that all privately rented properties within a specified area be licenced.

Landlords or agents who require a licence but do not have one are committing a criminal offence.

VIEWING/CONTRACTS

Additional licensing is the licensing of other types of HMO. A local authority might require all HMOs to be licensed. This would mean that any rented property would be licensable, regardless of the number of storeys, if it were occupied by 3 or more unrelated people sharing basic facilities, such as a kitchen or a bathroom.

PENALTIES FOR LANDLORDS

WHERE DO I START?

On top of the mandatory HMO licensing required for 3 storey properties with 5 or more tenants, some local authorities have introduced ‘additional’ or ‘selective’ licensing.

INFORMATION

OTHER TYPES OF LICENSING?


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Moving in 63

INVENTORIES . . . . . . . . . . . . . . . . 65

COUNCIL TAX . . . . . . . . . . . . . . . . . 70 TV LICENSING . . . . . . . . . . . . . . . . 71

WHERE DO I START?

UTILITIES . . . . . . . . . . . . . . . . . . . . 69

INFORMATION

MOVING IN

INSURANCE . . . . . . . . . . . . . . . . . . 72

SAFETY IN THE HOME . . . . . . . . . . 75

VIEWING/CONTRACTS

DEPOSIT PROTECTION . . . . . . . . . . 73

MOVING IN HELP & INFORMATION REFERENCES


HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

64 Moving in

MOVING-IN CHECK-LIST IF YOU HAVE AN ASSURED SHORTHOLD TENANCY (AST), YOUR LANDLORD SHOULD PROVIDE THE FOLLOWING DOCUMENTS ON OR BEFORE YOU MOVE IN: How to rent

3 The checklist for nd renting in Engla

agreement

• Check-in inventory &

schedule of condition

• Gas Safety

Certificate

ooSee page 75 for more details

• Energy Performance Certificate (EPC)

ooThis provides details on the energy performance of the property you are renting. Find out more about EPCs at www. epcregister.com

• ‘How to Rent’ booklet

ooThis is a booklet produced

updated. is frequently This information rent K for How to Search on GOV.U you n contains links The online versio information. more get can click on to , internet access have not do If you library to help. ask your local

REFERENCES

• Copy of the tenancy

February 2016

Page 1

by the government. You can find a copy of the version currently in force at www.gov. uk/government/ publications/how-to-rent


Moving in 65 INFORMATION

INVENTORIES An inventory is a written record of the property that you are going to rent. It should list each room or area of the property, including any garden, as well as all the fixtures, furniture and appliances within each room.

When you first move-in to a property, you might carry out a ‘check-in’ inventory with the landlord or agent. Sometimes an independent inventory clerk will carry out the inventory.

WHAT IS THE SCHEDULE OF CONDITION?

record or not. existing on the on the

A good inventory will also include photographs, to illustrate the condition of the property.

HELP & INFORMATION

For example, it should whether a room is clean It should also record any damage, such as a stain carpet or a burn-mark kitchen surface.

Check the inventory report to see if there are any mistakes or omissions. If there are, let the landlord or agent know in writing (providing additional photographs where relevant) as soon as possible.

MOVING IN

The ‘Schedule of Condition’ is the part of the inventory that records the current state of the property, fixtures, furniture and appliances.

Ask to see a copy of the inventory report.

VIEWING/CONTRACTS

WHAT SHOULD I DO WHEN I MOVE IN?

WHERE DO I START?

WHAT IS AN INVENTORY?

REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

66 Moving in

DOES AN INVENTORY COST ANYTHING?

WHY ‘DATED’ PHOTOGRAPHS?

Costs of an inventory check are usually split between the landlord and tenant. Sometimes the landlord pays for the ‘check-in’ and the tenant pays for the ‘check-out’ (or the other way around).

You might need to prove that the inventory and the photographs you provide are an accurate representation of the property at a certain point in time. One way of doing this is to take a closeup photograph of that day’s newspaper (showing the main headline and the date) and then have this newspaper visible in your photographs of the property.

There may be clauses in the tenancy agreement which say who is paying for which inventory. The agent or landlord should tell you in advance if any fees are required to cover the cost of an inventory. Please see page 41 for further details on agency fees. WHAT IF THE LANDLORD DOESN’T WANT TO DO AN INVENTORY? If the landlord or agent shows no interest in carrying out an inventory or does not provide you with one, you should write one yourself.

WHAT SHOULD I DO WHEN I MOVE OUT? An inventory should also be carried out at the end of the tenancy. The ‘check-out’ inventory is compared with the ‘check-in’ inventory and used by the landlord or agent to determine:

• If additional cleaning is required

Send a copy to the landlord or agent, along with dated photographs, as soon as possible after you move in. Ask the landlord or agent to confirm that they have received it.

• If any damage or deterioration, beyond fair wear and tear, has occurred during the tenancy


Moving in 67 INFORMATION

DEPOSIT DEDUCTIONS

furniture won’t look brand new at the end of a 12 month tenancy. The landlord cannot charge you for a replacement if the only deterioration is due to normal everyday use.

Also, a landlord cannot automatically charge you the full cost of a brand new replacement item.

• If you move into a property

REFERENCES

with a carpet that is 5 years old, but is subsequently damaged and requires replacement at the end of the tenancy, you would only be liable for a proportionate amount of the cost of a brand new replacement carpet. This factors in that a landlord cannot make deductions from a deposit in order to ‘improve’ the property.

HELP & INFORMATION

If there is a dispute between you and your landlord as to what, if anything should be deducted from the deposit at the end of your tenancy, then the inventory is good evidence that can be used to help resolve the dispute. See page 92 for further information on getting your deposit back.

• A ‘brand new’ piece of

MOVING IN

If the inventory shows that any repairs or extra cleaning are required at the end of the tenancy, the landlord will want to deduct the costs from your deposit.

When it comes to deposit deductions, there is an allowance for ‘fair wear and tear’

VIEWING/CONTRACTS

It is also recommended that an inventory is carried out if there is a change of tenant mid-way through a tenancy.

REMEMBER:

WHERE DO I START?

If the check-out inventory is scheduled to take place in your absence, make sure you carry out your own inventory and take dated photographs while you still have access to the property.


Moving in 69

Ask your landlord or agent to confirm the current suppliers for gas, water and electricity. If they do not know, call the numbers below to find out:

Thames Water: 08434 597 272

Take meter readings on the day you move in (or check the inventory to see if they are recorded here).

MOVING OUT When you move out, you will need to contact the utility companies and close your accounts. This is done by providing final meter readings and paying any outstanding balance (or claiming a refund, if you are in credit). Ask for copies of the final bills to be sent to you by email or to your new address.

REFERENCES

Water is not always metered, so you might instead be charged an amount based on the number of people living at the property.

You might be able to save money by switching your supplier. Check your tenancy agreement to see what, if any, rules there are about this. You might need the landlord or agent’s permission, or you might be required to switch back to the original supplier at the end of your tenancy.

HELP & INFORMATION

STEP 2: TAKE METER READINGS

SWITCHING SUPPLIERS

MOVING IN

• Gas: 0870 608 1524 • Electricity: 0845 601 5467 • Water is always supplied by

This can usually be done over the telephone. You will need your bank details ready if you want to pay by direct debit.

VIEWING/CONTRACTS

STEP 1: FIND OUT WHO THE EXISTING SUPPLIERS ARE

STEP 3: CONTACT THE SUPPLIERS TO SET UP NEW ACCOUNTS

WHERE DO I START?

You will probably need to set up accounts for gas, water and electricity in your name when you move into a property. If sharing a flat or house with others, put the bills in everyone’s names.

INFORMATION

UTILITIES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

70 Moving in

COUNCIL TAX You can find information on who is and is not liable to pay council tax on page 34.

IF YOU ARE ENTITLED TO ANY EXEMPTION OR DISCOUNT, IT IS YOUR RESPONSIBILITY TO SORT OUT THE RELEVANT PAPERWORK AND INFORM THE LOCAL AUTHORITY.

STEP 1: GET PROOF OF YOUR STUDENT STATUS FROM YOUR COLLEGE OR UNIVERSITY Update your address details with your College or University, then request a ‘Student Status’ letter or ‘Council Tax Exemption’ certificate. STEP 2: FIND OUT WHICH COUNCIL AREA YOU LIVE IN Type in the postcode of your rented flat or house here: www. gov.uk/find-your-local-council STEP 3: SEND YOUR PROOF OF STUDENT STATUS TO THE COUNCIL There might be a particular office or address to which the forms need to be sent. Some Councils will let you submit the information online or via email. You will usually receive confirmation in the form of an amended Council Tax bill. If you do not hear anything, or if you receive further reminders asking you to pay Council Tax, get in touch with the Council immediately. If you are liable to pay some Council Tax, then make sure you pay it by the deadline stated in your bill.


Moving in 71 INFORMATION

TV LICENCING

Getting caught without a TV licence means you could face prosecution and a fine of up to £1,000, so it’s a good idea to get one. A TV Licence costs £145.50 and lasts for one year.

If you move out of a property with 3 or more months left on your TV licence, you can apply online for a refund of the ‘unused’ 3 months.

REFERENCES

If you rent a whole property under a joint tenancy, then one TV licence will probably cover the whole flat or house.

HELP & INFORMATION

If you rent an individual room in a shared property, then each bedroom will probably need its own TV licence. This also applies if you are living in a hall of residence.

REMEMBER

MOVING IN

DO I NEED A LICENCE FOR MY ROOM?

You can buy a TV license online at: www.tvlicensing.co.uk

VIEWING/CONTRACTS

See page 54 for more information on individual and joint tenancies.

WHERE DO I START?

If you watch or record TV as it’s being broadcast live, then you will need a TV licence. From 1st September 2016, you will also need a TV licence if you watch programmes on the BBC iPlayer catch-up service.


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

72 Moving in

INSURANCE DO I NEED INSURANCE?

DO I ALREADY HAVE INSURANCE?

Look around your room and calculate how much it would cost to replace all of your belongings. If there is a fire or flood in your home, then insurance can cover the costs of replacing your belongings. Insurance will give you peace of mind and, in the event of a serious incident, can help you get back on with your life soon as possible.

Your belongings might already be covered by a policy linked to your family home. Sometimes insurance is packaged with bank accounts or credit cards, so check with your providers to see if this is the case. WHERE CAN I GET INSURANCE?

WHAT SORT OF INSURANCE WOULD I NEED?

Websites that allow you to compare prices between different providers are useful:

‘Contents’ insurance would cover your belongings. You do not need an insurance policy that insures the building itself, as this is the landlord’s responsibility.

www.moneysavingexpert.com www.moneysupermarket.com www.confused.com www.comparethemarket.com

Check to see whether a policy also covers you against any accidental damage you cause to the landlord’s belongings. Make sure that you get cover for the full replacement value of ALL your belongings, including things like phones and laptops.


Moving in 73 INFORMATION

DEPOSIT PROTECTION Your landlord or agent has 30 days from the date they receive the deposit in order to:

My Deposits www.mydeposits.co.uk Tel: 0333 321 9401

• Protect the deposit, and • Provide the ‘Prescribed

DPS www.depositprotection.com Tel: 0330 303 0030 TDS www.tds.gb.com Tel: 0300 037 1000

Get in touch with a Housing Advisor if you think that the landlord or agent has not protected your deposit on time or at all.

HELP & INFORMATION

If you are not sure how your deposit has been protected, ask the landlord or agent.

MOVING IN

Information’ to the tenants and any relevant person who paid or contributed to the deposit on a tenant’s behalf.

You can check to see if your deposit is protected with the details below:

VIEWING/CONTRACTS

DEPOSIT PROTECTION SCHEMES

WHERE DO I START?

If you have an assured shorthold tenancy (AST), your damage deposit must be protected with one of three government approved deposit protection schemes.

REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

74 Moving in

PRESCRIBED INFORMATION The purpose of the Prescribed Information is to let you know:

• How your deposit has been protected

• How to get your deposit back at the end of the tenancy

WHAT HAPPENS IF MY DEPOSIT IS NOT PROTECTED, IS PROTECTED LATE OR I AM NOT GIVEN THE CORRECT PRESCRIBED INFORMATION?

• How to resolve disputes over

• You have a potential claim

The exact requirements of the ‘Prescribed Information’ are quite detailed and it is common for landlords and agents to get it wrong.

• Your landlord might not be

the return of the deposit

REMEMBER: Keep all paperwork, certificates and reference numbers that relate to your deposit. You may be provided with information by both the landlord and the scheme that you will need in order claim back your deposit or raise a dispute.

against your landlord for a penalty payment of between 1-3 times the value of the deposit able to end your tenancy as no valid ‘section 21 notice’ can be served where the deposit protection requirements have not been met

The rules regarding deposit protection and the associated sanctions against landlords who fail to comply can be complex. Get in touch with a Housing Advisor to see what your options are.


Moving in 75

should be no more than 12 months old

• Any engineer that visits the

property to work on gas appliances should have a Gas Safe ID card

• Visit www.gassaferegister. co.uk to check that the ID number of the engineer or business is valid

WHAT IF I HAVE NOT SEEN A GAS SAFETY CERTIFICATE?

Failure to get gas appliances checked for safety is a criminal offence. You can report issues to the Environmental Health department in your local Council.

HELP & INFORMATION

Ask to see the Gas Safety Certificate if you have not been provided with one.

MOVING IN

You should also be given a copy of the existing Gas Safety Certificate on or before you move in.

• The Gas Safety Certificate

VIEWING/CONTRACTS

Gas appliances must be checked for safety every 12 months by a Gas Safe registered engineer. Once the check has been completed, the landlord should provide you with a copy of the Gas Safety Certificate.

THINGS TO CHECK:

WHERE DO I START?

Some appliances in your property might be gas-powered, such as the boiler or the cooker. It is your landlord’s responsibility to ensure that the appliances provided in your property are safe to use.

INFORMATION

GAS SAFETY

REFERENCES


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Moving in 77

• That the electrical installation

are safe when you move in and maintained in a safe condition throughout the tenancy Occupation (HMO) has a periodic inspection carried out on the property every five years. Please see page 60 to for further information on HMOs.

is safe and has at least the CE marking (which is the manufacturer’s claim that it meets all the requirements of European law).

To meet these requirements a landlord will need to regularly carry out basic safety checks to ensure that the electrical installation and appliances are safe and working.

• One smoke detector on every

floor of your property which is used as living accommodation, and detector in any room used as living accommodation where solid fuel is used

You can also ask the Fire and Rescue Service to visit your home and carry out a Home Fire Risk Assessment. Visit www. fireservice.co.uk/safety for details.

REFERENCES

• One carbon monoxide

If you have concerns about fire safety in your rental property you should tell your landlord.

HELP & INFORMATION

Your landlord should provide:

MOVING IN

SMOKE ALARMS & CARBON MONOXIDE DETECTORS

VIEWING/CONTRACTS

• That any House in Multiple

• That any appliance provided

WHERE DO I START?

Landlords are required by law to ensure:

INFORMATION

ELECTRICAL SAFETY


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Help and information 79

REPAIRS . . . . . . . . . . . . . . . . . . . . . 80

INFESTATIONS . . . . . . . . . . . . . . . . 86 INTRUSIVE LANDLORDS . . . . . . . . . 89

WHERE DO I START?

DAMP & MOULD . . . . . . . . . . . . . . . 84

INFORMATION

HELP AND INFORMATION

LEAVING EARLY . . . . . . . . . . . . . . . 90

NOISE AND NEIGHBOURS . . . . . . . . 95 MORTGAGE REPOSSESSIONS . . . . .95

VIEWING/CONTRACTS

GETTING YOUR DEPOSIT BACK . . . 92

WHERE CAN I GET ADVICE? . . . . . . 96 MOVING IN HELP & INFORMATION REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

80 Help and information

REPAIRS STEP 1 WHOSE RESPONSIBILITY IS IT? Your contract should set out who is responsible for different repairs or odd-jobs around your rented flat or house. The law also implies various duties on landlords to keep the property safe and in good repair. It is not always easy to determine exactly who is responsible for certain repairs. Your rights and responsibilities may vary depending on the type of letting agreement that is in place. Seek advice from a Housing Advisor if you are not sure about the situation in your rented flat or house.

LANDLORD’S RESPONSIBILITIES:

• In general: the big things! • Heating and hot water supply • Basins, sinks, baths and toilets • Structure of the property, windows, external doors, drains and gutters

• Gas appliances (boiler, cooker) • Fixed electrical installations (wiring, electrical sockets and fittings)

TENANT’S RESPONSIBILITIES:

• Report repair issues to the

landlord or managing agent

• Change light bulbs • Test smoke alarms periodically, and changing the batteries if required

• Keep the property (and the

garden, if there is one) clean and in good order


Help and information 81 INFORMATION

SAMPLE EMAIL

• In writing – a simple email is best

telephone or in person, followup with an email to confirm what you discussed

Report the details that are relevant:

Following on from our telephone conversation earlier toda y, this email is to confirm that the boile r stopped working yesterday – we noticed this when we couldn’t get any hot water last night. As agreed, we are hap py for you to give our mobile numbers to the engineer so we can arra nge a time for someone to come and fix it. Best wishes, Kate and Aisling

the flat?

MOVING IN

ooWhat has stopped working? ooWhen did it stop working? ooIs it affecting anything else in

Dear Dr Sewell,

VIEWING/CONTRACTS

• If you report something by

Dr Sewell

WHERE DO I START?

STEP 2 REPORT IT!

• Keep a record of any emails • Keep notes of relevant dates and events, such as:

ooAppointments arranged for the landlord or an engineer to visit the property

ooAny diagnosis of the problem from an engineer

ooEstimates of how long it will take to fix the problem, order parts etc.

HELP & INFORMATION

sent and received

ooThe date on which problem is REFERENCES

finally resolved


STEP 3 FOLLOW-UP HOW LONG SHOULD IT TAKE FOR A PROBLEM TO BE FIXED?

WHAT IF THE PROBLEM DOES NOT GET FIXED?

• The law allows a reasonable

• If your landlord is not seeing

time for your landlord to resolve repair problems in your rented property

• What is ‘reasonable’ will

vary depending on the circumstances. If you think things are taking too long and are not sure of how to proceed, you should seek advice

HELP & INFORMATION REFERENCES

to repairs within a reasonable time (or at all…) they may be in breach of the tenancy agreement. You may also have a claim against the landlord for compensation

• It might help to take a more

formal approach to the issue, such as:

ooWriting to the landlord again. There are some good sample letters on the Shelter website to help you with this

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

82 Help and information

ooSeeking advice from a For more detailed guidance on repairs, you can:

• Seek advice from a

Housing Advisor at the University of London Housing Services

• Find out more about the topic of repairs on the Shelter website: http://england.shelter. org.uk

Housing Advisor. An advisor may be able to write to the landlord on your behalf

ooContacting your local authority. They may be able to assist by putting pressure on the landlord to carry out the repairs


Help and information 83

• It is rare for a repair problem

to be serious enough to allow you to walk away from the contract

• Whilst you may not have

• Your obligation to pay rent is

separate from the landlord’s obligation to carry out repairs

• Your landlord could evict you if • Seek detailed advice about

your situation from a Housing Advisor before taking action

• Unfortunately, some landlords

may try to evict tenants instead of sorting out repair problems. This is known as ‘revenge eviction’

• A landlord can usually bring a

ooThe landlord issues the section 21 notice after you complained

ooYou complained to the local Council because the landlord does not take steps to fix the problem

ooThe Council gave your landlord a notice telling them to make improvements

• Seek advice if you are unsure

about whether the section 21 notice you have received is valid

CAN I DO THE REPAIRS MYSELF?

• It is very risky for tenants to

take on repairs themselves, even if directly employing a contractor. You would be responsible for any defects in the work and will likely find the landlord unwilling to reimburse you for the money you have spent

• Always get the landlord’s

written permission before carrying out any work at the property

REFERENCES

tenancy to an end by serving a section 21 notice, which means that you would have to move out at the end of your contract (or earlier, if there is a break clause)

landlord in writing (letter or email)

HELP & INFORMATION

CAN MY LANDLORD EVICT ME IF I REPORT REPAIRS?

valid if:

ooYour complained to the

MOVING IN

you withhold rent, even if there are repairs to be done

• A section 21 notice will not be

VIEWING/CONTRACTS

CAN I WITHHOLD RENT?

shorthold tenancy (AST) that started on or after 1 October 2015, then you have some extra protection against ‘revenge evictions’

WHERE DO I START?

a right to end the tenancy automatically, it might be that you can negotiate an early termination (otherwise known as a ‘surrender’) of your tenancy with the landlord’s agreement. See page 90 for further details on leaving early

• If you have an assured

INFORMATION

CAN I MOVE OUT IF THE PROBLEMS DO NOT GET FIXED?


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

84 Help and information

DAMP & MOULD You might have a problem with damp or mould in your home if there are:

• Musty smells • Dark or discoloured patches on walls or ceilings

Evidence of mould growth

In order to determine who is responsible for tackling a particular damp and mould issue, it is necessary to find out the cause of the problem. Unfortunately this is not always easy. DAMP AND MOULD MIGHT BE A RESULT OF:

• Condensation • Lack of insulation of the property

• Leaking pipes • Rain water coming in through cracks in the roof or external walls

• Blocked guttering or drains which are overflowing

• Water rising from the ground due to inadequate dampproofing

THINGS THAT TENANTS CAN DO TO TACKLE CONDENSATION AND REDUCE THE RISK OF MOULD GROWTH INCLUDE:

• Wiping down condensation

you see on walls and windows

• Check that extractor fans are working correctly

ooTest an extractor fan by holding a piece of paper over it. If the fan holds the paper in place, then it is likely to be working well

ooIf the extractor fan is not working, report this to your landlord

• Keeping the property

adequately heated and ventilated


Help and information 85 INFORMATION

the condensation

• Size and location of any damp patches on walls or ceilings

VIEWING/CONTRACTS

• Steps you have taken to tackle

WHERE DO I START?

If you experience problems with damp or mould you should report it to your landlord. You might find that landlords or agents are quick to put the blame on the tenants and their use of the property as being the cause of the problem, so make sure you let them know:

• Any changes or updates to the MOVING IN

situation, especially if it begins to get worse

HELP & INFORMATION REFERENCES


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

86 Help and information

INFESTATIONS NO ONE LIKES THE IDEA OF MICE, RATS OR OTHER PESTS IN THEIR HOME. IF YOU IDENTIFY A PROBLEM, YOU SHOULD CONCENTRATE ON TWO MAIN POINTS:

HOW DO I GET RID OF THEM? Many Councils provide services for treating rodent or insect problems through their Environmental Health departments. Some Councils help to tackle rat problems free of charge. Supermarkets and hardware stores usually sell traps or treatments to help tackle problems. Private pest control companies are more expensive than shopbought treatment methods, but will generally be more effective. HOW DO I STOP MORE OF THEM FROM COMING INTO MY HOME? What the landlord can do: Blocking or filling in any holes or gaps through which mice or rats can gain entry. If a hole in a wall or floor is a result of disrepair, then this is the landlord’s responsibility. What tenants can do: Make sure the property is kept in a clean condition. Empty the rubbish bin regularly and do not leave food lying around. Report problems to the landlord as soon as they arise.


Help and information 87 INFORMATION WHERE DO I START?

WHO IS RESPONSIBLE?

You should seek advice straightaway if you move into a property that is infested with bed bugs. A delay in seeking advice might limit your options for resolving the situation.

MOVING IN HELP & INFORMATION

Seek advice if you are unsure of where the responsibility lies.

Bedbugs are increasingly becoming a problem in large cities like London.

VIEWING/CONTRACTS

It can be difficult to determine who is responsible for getting rid of an infestation. Generally, if a problem is present from the start of the tenancy, it would be the responsibility of the landlord. However, if the problem only occurred after the tenants have been living there for a few months, it may be difficult to prove that they did not cause or contribute to the problem.

BED BUG WARNING

REFERENCES


LOOKING FOR A GOODQUALITY, AFFORDABLE HOME?

studenthomes@london.ac.uk

020 7664 4836

@uolstudenthomes

http://studenthomes.london.ac.uk

/uolstudenthomes


Help and information 89

• Inspect the property from time to time during the tenancy

• Enter the property to carry out repairs

If you are living in the same home as your landlord you do not have the same rights as a tenant in a self-contained property. If you are finding your landlord’s behaviour intrusive or overbearing you can let them know how you feel. It might be that he or she did not realise how their behaviour was affecting you.

VIEWING/CONTRACTS

Your tenancy agreement is likely to allow the landlord or agent to:

RESIDENT LANDLORDS

WHERE DO I START?

Your rented flat or house is your home. A landlord who does not live at the property with you has no right to let him or herself in without your permission.

INFORMATION

INTRUSIVE LANDLORDS

• Show prospective tenants

If the landlord or agent is not observing these rules, put your complaint to them in writing. If things do not improve, seek advice.

HELP & INFORMATION

You can usually insist on being given at least 24 hours’ advance notice of any visit to the property by the landlord or agent, except in emergency situations.

MOVING IN

or purchasers around the property

REFERENCES


HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

90 Help and information

LEAVING EARLY Most students in London will sign a fixed term contract, usually for 12 months. There is no implied right for a tenant to move out before the end of the contract. It is not uncommon, however, for people’s circumstances to change and for a student to find him or herself needing to move out earlier than planned. There are a number of ways you can leave a property before the end of your contract: BREAK CLAUSE

• This is a clause in your contract allowing you or your landlord to end the tenancy early by giving notice

• Read the break clause carefully – there are usually limits on when and how notice can be given

REFERENCES

• If you have a joint tenancy,

all flatmates will need to give notice and move out together

ASSIGNMENT

• You can move out early if you find someone who can take over your tenancy – this is known as ‘assignment’

• It is your responsibility to find

a replacement tenant, and your landlord (and flatmates) need to agree in writing to an assignment

• Your landlord cannot

‘unreasonably’ refuse to consent to an assignment and a term in the contract that says assignment is not allowed may be unfair

• Assignment must be agreed in writing by ‘Deed’


Help and information 91 INFORMATION

CAN I JUST MOVE OUT?

• This is where you find a new

• A tenant’s options for moving

tenant for your room but you continue to pay rent to your landlord

• Sub-letting can be risky, as you

• It is important to get the

SURRENDER

• This is the legal term for where • Surrender must be agreed in writing by ‘Deed’

• Seek advice from a Housing Advisor if you think that:

ooThe landlord or agent misled you or misrepresented the situation before you entered into your tenancy

ooYou relied on promises or assurances from the landlord or agent in entering into the tenancy, and the landlord or agent has not done as promised

ooThe property has become uninhabitable due to serious disrepair

HELP & INFORMATION

a landlord and tenant mutually agree to bring the tenancy to an end

generally recommended, as you will likely still be liable for the rent for the rest of the contract

MOVING IN

consent of your landlord and your flatmates before subletting

• Moving out early is not

VIEWING/CONTRACTS

take on the responsibilities of a landlord and remain liable to your landlord for any damage caused to the property by your sub-tenant

out part-way through a tenancy are limited

WHERE DO I START?

SUB-LETTING

REFERENCES


MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

92 Help and information

GETTING YOUR DEPOSIT BACK WHEN YOU MOVE OUT It is common for landlords and tenants to disagree over what, if anything, should be deducted from the tenants’ deposit at the end of the tenancy. It might be the case that your landlord or agent is:

• Unjustifiably withholding all or part of the deposit

Denying responsibility for refunding the deposit

• Not responding to contact

from you regarding the deposit

STEP 1 – MY LANDLORD HAS NOT REFUNDED MY DEPOSIT

• Write to your landlord, asking for:

REFERENCES

HELP & INFORMATION

ooThe deposit to be returned, and

ooWritten reasons as to why it is being withheld

• Keep copies of any

communication you send or receive on the matter

STEP 2 – MY LANDLORD HAS NOT RESPONDED OR I AM NOT HAPPY WITH THE RESPONSE

• Seek advice as to how best to

proceed. There are a number of options available to you:

• Negotiating ooAn advisor can assist you in negotiating the return of your deposit and let you know what, if any, other claims you might have against the landlord

ooBased on the advice you receive, you might feel that meeting the landlord halfway and agreeing to some deductions is a reasonable compromise and allows you to resolve the matter fairly quickly

• Alternative Dispute Resolution (‘ADR’)

ooIf your deposit was protected in a deposit protection scheme (see page 73 for details) you refer the dispute to the scheme for ADR. ADR


Help and information 93 INFORMATION

ooADR only covers the deposit

STEP 3 - TAKING COURT ACTION successful work and ADR is not available, then you might consider taking court action to get your deposit back complex, expensive and it is not guaranteed that your claim will be successful

• Always seek advice before

to submit your claim

• A further fee is payable if the

matter progresses to a hearing

• Be prepared to commit a

certain amount of time in preparing and pursuing your claim

HELP & INFORMATION

• The court system can be

• You need to pay a fee in order

MOVING IN

• If negotiations are not

A claim for the return of a deposit is likely to be for less than £10,000 and therefore a ‘small claim’.

VIEWING/CONTRACTS

and deductions from it – adjudicators cannot take account of other claims you might have against the landlord, such as claims for disrepair or other breaches of contract

SMALL CLAIMS IN THE COUNTY COURT

WHERE DO I START?

is free and quicker than going to court, but you only have 3 months after moving out of the property to make use of it

submitting a court claim

REFERENCES


VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

94 Help and information

CLAIMING FOR A DEPOSIT PENALTY

STEP 4 – ENFORCING A JUDGEMENT

If your landlord should have protected your deposit but did not do so, you have a claim against him or her for a penalty payment of between 1-3 times the amount of the deposit.

If you succeed in a court claim against a landlord, you may face further difficulties if they refuse to pay you the money that is owed. You might need to take further action in order to ‘enforce’ the judgement. This might involve:

• A special court procedure • The fees are higher than for a

• Using bailiffs • ‘Freezing’ money in the

• Seek advice on how to

• Having money deducted from

applies

‘small claim’

REFERENCES

HELP & INFORMATION

MOVING IN

proceed

landlord’s bank account the landlord’s wages

• Applying for a ‘charging order’

against the landlord’s property

Housing Advisors at the University of London Housing Services can advise and assist tenants in negotiating the return of deposits and, where negotiations fail, taking court action.

Other useful resources on this topic can be found at: www.england.shelter.org.uk www.gov.uk/make-money-claim-online www.moneyclaim.gov.uk www.justice.gov.uk


Help and information 95

You can try to talk it over with your neighbours to see if you find a way forward that works for you all.

MORTGAGE REPOSESSIONS • You should open and read

any post addressed ‘To The Occupier/Tenant’

• You should forward any post

addressed ‘To The Landlord/ Homeowner’ to the landlord or agent as soon as possible

REFERENCES

Seek advice straightaway if you find out that a bank or other party going to court to get possession over your rented property.

HELP & INFORMATION

The bank will need a court order in order to end your tenancy. The

bank should first write to you at the property to let you know what is happening.

MOVING IN

Your landlord will have a mortgage if he or she has borrowed money from a bank in order to buy the property in which you live. If the landlord fails to keep up with the mortgage repayments, then the bank may be able to repossess your home and you may need to find alternative accommodation. This is a relatively rare occurrence, but the consequences of mortgage repossessions for tenants can be very disruptive.

VIEWING/CONTRACTS

If talking does not get you anywhere, you should get in touch with the Noise Pollution or Environmental Health team at your local Council. The Council has a range of powers to deal with noise, including the confiscation of stereos and other noisy equipment.

WHERE DO I START?

Noisy neighbours can make your life a misery.

INFORMATION

NOISE & NEIGHBOURS


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

96 Help and information

WHERE CAN I GO FOR HELP? UNIVERSITY OF LONDON HOUSING SERVICES

ALTERNATIVE SOURCES OF ADVICE AND INFORMATION

The University of London Housing Services (ULHS) provides advice and assistance on all aspects of renting accommodation in the private sector. The service is free to use and available to students at our subscribing Colleges and Universities, as well as staff employed by the University of London.

SHELTER

If you looking for or living in private rented accommodation and need advice on, you can get in touch with us via: www.housing.london.ac.uk 020 7862 8880 housing@london.ac.uk @ULHS fb.com/UoLHousingServices

Shelter is a housing and homelessness charity. Their website is full of useful information and advice, including:

• An online tool to check where your deposit is protected

• Template letters on disrepair

and deposit issues for tenants to send to landlords and agents

• A comprehensive guide to your rights on all aspects of rented housing

www.england.shelter.org.uk Tel: 0808 800 4444 CITIZENS ADVICE www.citizensadvice.org.uk They have a great website filled with useful information. You can also visit your local Citizens Advice bureau for face-to-face or telephone advice.


Help and information 97 INFORMATION

YOUR COLLEGE OR STUDENT’S UNION

Your local Council is likely to have many departments that can assist on housing issues, including:

• Environmental Health –

with complaints about unfair trading practices, such as hidden letting agency fees

• Tenancy Relations –

There are many sources of advice available and each advisor might take a slightly different approach to any given situation. Acting upon potentially conflicting advice from multiple sources might be disadvantageous to you. Therefore, we recommend sticking with one advisor or source of advice on any given issue.

REFERENCES

assistance for tenants in cases of harassment or illegal eviction

HEALTH WARNING

HELP & INFORMATION

• Trading Standards – deal

If you would like to seek advice directly from a housing solicitor, you can find contact details for members of the Housing Law Practitioner’s Association here: www.hlpa.org.uk/cms/find-ahousing-lawyer/

MOVING IN

investigating standards in private rented housing and taking enforcement action against landlords and agents who do not comply with the law

LOOKING FOR A HOUSING SOLICITOR?

VIEWING/CONTRACTS

LOOKING FOR SOMEONE TO TAKE OFFICIAL ACTION?

Find your local Council here: www.gov.uk/find-your-localcouncil

WHERE DO I START?

Many Colleges, Universities and Student’s Unions offer advice on housing, debt, immigration and other topics.

You may need to report the matter through your local Citizens Advice Bureau in order to report matters to the Council.


VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

98 References

INDEX Accreditation Schemes . . . . . . . 27

Electrical Safety . . . . . . . . . . . . . . 77

Advice . . . . . . . . . . . . . . . . . . . . . . 96

Eviction . . . . . . . . . . . . . . . . . . 55, 83

Agencies . . . . . . . . . . . . . . . . . . . 26

Family Accommodation . . . . . . 17

Agency Fees . . . . . . . . . . . . . . . . 41

Fees . . . . . . . . . . . . . . . . . . . . . . . .41

Alternative Dispute

Finding Accommodation . . . . 5, 24

Resolution (ADR) . . . . . . . . . . . . . 92 Average Rents . . . . . . . . . . . . . . . 30

REFERENCES

HELP & INFORMATION

MOVING IN

Bills . . . . . . . . . . . . . . . . . . . . . 33, 69

Flatmates . . . . . . . . . . . . . . . . . . . 18 Gas Safety . . . . . . . . . . . . . . . . . . 75 Guarantors . . . . . . . . . . . . . . . . . . 50

Break Clauses . . . . . . . . . . . . . . . 59

Halls of Residence . . . . . . . . . . . 13

Budgeting . . . . . . . . . . . . . . . . . . 32

Help & Advice . . . . . . . . . . . . . . . 96

Checking ownership . . . . . . . . . 49

HMO Licensing . . . . . . . . . . . 60, 61

Condensation . . . . . . . . . . . . . . . 84

Holding Deposits . . . . . . . . . . . . 42

Contracts . . . . . . . . . . . . . . . . 54, 57

Household Bills . . . . . . . . . . . 33, 69

Council Tax . . . . . . . . . . . . . . 34, 70

Housemates . . . . . . . . . . . . . . . . 18

Court . . . . . . . . . . . . . . . . . . . 93, 95

Infestations . . . . . . . . . . . . . . . . . 86

Damp . . . . . . . . . . . . . . . . . . . . . . 84

Inspecting a Property . . . . . . . . . 38

Deposits . . . . . . . . . . . . . . 42, 47, 92

Insurance . . . . . . . . . . . . . . . . . . . 72

Disability . . . . . . . . . . . . . . . . . . . . 16

Intrusive Landlord . . . . . . . . . . . . 89


References 99 INFORMATION

Pests . . . . . . . . . . . . . . . . . . . . . . . 86

Joint Tenancy . . . . . . . . . . . . . . . 55

Redress Schemes . . . . . . . . . . . . 26

Land Registry . . . . . . . . . . . . . . . . 49

References . . . . . . . . . . . . . . . . . . 50

Leaving Early . . . . . . . . . . . . . . . . 90

Repairs . . . . . . . . . . . . . . . . . . . . . 80 Reporting Repairs . . . . . . . . . . . . 80

Local Authorities . . 34, 60, 82, 95, 96 Repossession . . . . . . . . . . . . . . . 95 Lodger . . . . . . . . . . . . . . . . . . 15, 89 Looking for

Right to Rent checks . . . . . . . . . 52 Safety . . . . . . . . . . . . . . . . . 8, 75, 77

Mortgage Repossession . . . . . . 95 Smoke & Carbon Monoxide Alarms . . . . . . . . . . . . 77

Moving In . . . . . . . . . . . . . . . . . . . 63

Students with Disabilities . . . . . . 16

Moving Out . . . . . . . . . . . 67, 69, 92

Students with Families . . . . . . . . 17

Negotiating . . . . . . . . . . . . . . . . . 44 Neighbours . . . . . . . . . . . . . . . . . 95

Tenancy Agreements . . . . . . 54, 57

HELP & INFORMATION

Mould . . . . . . . . . . . . . . . . . . . . . . 84

MOVING IN

Accommodation . . . . . . . . . . 11, 24

Resident Landlord . . . . . . . . . 15, 89

VIEWING/CONTRACTS

Licensing . . . . . . . . . . . . . . . . 60, 61

Rents . . . . . . . . . . . . . . . . . . . . . . . 30

WHERE DO I START?

Inventory . . . . . . . . . . . . . . . . . . . 65

Tenancy Deposits and Protection . . . . . . . . 47, 73, 92 Transport . . . . . . . . . . . . . . . . . . . . 6

Penalty Payment . . . . . . . . . . . . . 94

TV Licensing . . . . . . . . . . . . . . . . 71

Personal Safety . . . . . . . . . . . . . . . 8

Utilities . . . . . . . . . . . . . . . . . . 33, 69

REFERENCES

Noise . . . . . . . . . . . . . . . . . . . . . . 95


REFERENCES

HELP & INFORMATION

MOVING IN

VIEWING/CONTRACTS

WHERE DO I START?

INFORMATION

100 References

NOTES


9

Sudbury Town

Alperton

North Ealing

Park Royal

Hanger Lane

Heathrow Terminal 4

Hatton Cross

Hounslow West

Pinner

Wood Lane

White City

Hammersmith

Goldhawk Road

Shepherd’s Bush Market

North Acton

East Acton

Step-free access from street to train

Step-free access from street to platform

Waterloo & City

Emirates Air Line cable car (Special fares apply)

Piccadilly

Northern

Metropolitan

Jubilee

Hammersmith & City

District

Emirates Air Line cable car

Queensway

Knightsbridge

4

Pimlico

Victoria

Sloane Square

3

Tower Hill

Aldgate

Tower Gateway

Aldgate East

Shoreditch High Street

Cheshunt

Edmonton Green

Southbury

Tottenham Hale

Bruce Grove South Tottenham

White Hart Lane

Blackhorse Road

Turkey Street

Theobalds Grove

Silver Street

Reeves Corner

5

Improvement works may affect your journey, please check before you travel

Homerton London Fields

3

Walthamstow Central

Snaresbrook

South Woodford

Woodford

Wood Street

Highams Park

Chingford

Bow Church

Church Street

George Street

Wellesley Road

West Croydon

Norwood Junction

Anerley

Penge West

New Cross

Island Gardens

Mudchute

Crossharbour

South Quay

Heron Quays

Canary Wharf

Wapping

Pudding Mill Lane

Bow BromleyRoad by-Bow

East Croydon

4

Canning Town

Star Lane

West Ham

Abbey Road

Stratford High Street

Stratford

Addiscombe

Version J TfL 06.2016

Fieldway

Coombe Lane

Addington Village

Beckenham Road

New Addington

Correct at time of going to print

King Henry’s Drive

Special fares apply

4

16/E/3043/P

Beckenham Junction

Woolwich Arsenal

Beckton

Gallions Reach

Cyprus

Beckton Park

Royal Albert

Prince Regent

King George V

Elmers End

4

5

Custom House for ExCeL

London City Airport

Avenue Road

Blackhorse Lane

Lloyd Park

West Silvertown

Pontoon Dock

3 Harrington Road

Woodside

3 Emirates Royal Docks

Royal Victoria

Birkbeck

Arena

East Ham Upton Park Plaistow

Becontree Upney Barking

Dagenham Heathway

Dagenham East

Elm Park

Hornchurch

Upminster

Woodgrange Park

Upminster Bridge

Emerson Park

Gidea Park

Ilford

Seven Kings

Brentwood

Shenfield

Special fares apply

Harold Wood Romford Chadwell Heath

6

Goodmayes

5

9

Manor Park

Gants Hill

Forest Gate Maryland

Wanstead Park

Leytonstone

Wanstead

Redbridge

Hainault Fairlop Barkingside Newbury Park

Grange Hill

Roding Valley Chigwell

Gravel Hill

Sandilands

Lebanon Road

4

Lewisham

Elverson Road

Deptford Bridge

Greenwich

Epping Theydon Bois

Buckhurst Hill

Emirates Greenwich Peninsula

Cutty Sark for Maritime Greenwich

2

North Greenwich

Blackwall East India West India Quay

2/3

Langdon Park Westferry Poplar

Limehouse

Shadwell

All Saints

2

Stepney Green

Debden

Loughton

8 7

Devons Road

Cambridge Heath

Bethnal Green Bethnal Mile Green End

2

Whitechapel

Centrale

Sydenham

Forest Hill

Honor Oak Park

Brockley

New Cross Gate

Surrey Quays

Canada Water

Rotherhithe Bermondsey

3

Hoxton

Haggerston

River Thames

Crystal Palace

Queens Road Peckham

London Bridge

Finsbury Park

Seven Sisters

Harringay Green Lanes

Dalston Junction

Fenchurch Street

Monument

1

Enfield Town Bush Hill Park

Stamford Hill Walthamstow Leyton Queen’s Road Midland Road Stoke Newington Leytonstone High Road St. James Rectory Highbury & Street Road Islington Dalston Stratford Leyton Kingsland Clapton International Hackney Canonbury Hackney Downs Hackney Central Wick

Liverpool Street

Caledonian Road & Barnsbury

Old Street

Peckham Rye

Borough

Blackfriars

Denmark Hill

2

Brixton

Kennington

Bank

St. Paul’s

Moorgate

Cannon Street

Elephant & Castle

Lambeth North

Southwark

Embankment

Arsenal

Upper Holloway

Manor House

Crouch Hill

Turnpike Lane

Wood Green

Bounds Green

Arnos Grove

Southgate

Oakwood

Cockfosters

Morden Phipps Belgrave Mitcham Mitcham Beddington Therapia Ampere Waddon Wandle Road Bridge Walk Junction Lane Lane Way Marsh Park

South Wimbledon

Chancery Lane

Temple

Angel

Barbican

Farringdon

King’s Cross St. Pancras

Camden Road

Leicester Mansion Square House Charing Cross

Tufnell Park

Archway

Highgate

East Finchley

Finchley Central

West Finchley

Woodside Park

Totteridge & Whetstone

High Barnet

Kentish Holloway Road Town Caledonian Road

Covent Garden

Holborn

Russell Square

Euston Square

Stockwell

Oval

Balham Tooting Bec Tooting Broadway Colliers Wood

Clapham High Street Clapham North Clapham Common Clapham South

Vauxhall

Waterloo

Westminster

St. James’s Park

Goodge Street Tottenham Court Road

Piccadilly Circus

Green Park

Oxford Circus

Wandsworth Road

River Thames

Morden

Clapham Junction

Imperial Wharf

1

South Kensington

Gloucester Road

Merton Park

Marble Arch

Hyde Park Corner

High Street Kensington

Dundonald Road

Earl’s Court

1 Regent’s Park

Warren Street

Euston

Mornington Crescent

Camden Town

Chalk Farm

Kentish Town West

Gospel Oak

Mill Hill East

Hampstead Heath

Belsize Park

Great Baker Portland Street Street

Finchley Road Swiss Cottage St. John’s Wood

Notting Lancaster Bond Gate Street Hill Gate

Bayswater

Edgware Road

Edgware Road Marylebone

Finchley Road & Frognal

West Hampstead

*Service and network charges may apply. See tfl.gov.uk/terms for details.

Wimbledon

Wimbledon Park

Southfields

East Putney

Putney Bridge

Parsons Green

Fulham Broadway

Victoria Coach Station

Airport

Riverboat services

Reg. user No. 16/E/3043/P

open at weekends and on some public holidays

District

London Trams

TfL Rail

London Overground

National Rail

Interchange stations

Victoria

Richmond

Kew Gardens

Gunnersbury

Central

DLR

Barons Court

West Brompton

Bakerloo

Circle

2

Kensington (Olympia)

Holland Park

Shepherd’s Bush

Ladbroke Grove Latimer Road

Paddington

Kensal Rise Brondesbury Kensal Green South Queen’s Park Kilburn High Road Hampstead

Kilburn

Willesden Green

3

4

5

Hampstead

Golders Green

Brent Cross

Hendon Central

Colindale

Burnt Oak

Edgware

7 6

Dollis Hill

Neasden

Kingsbury

Queensbury

Canons Park

Stanmore

8

Brondesbury Park

Wembley Park

Kenton Preston Road

Kilburn Park Maida Vale Warwick Avenue Royal Oak Westbourne Park

South Kenton North Wembley Wembley Central Stonebridge Park Harlesden Willesden Junction

Northwick Park

Harrowon-the-Hill

West Turnham Stamford Ravenscourt Brook Park Kensington Green

South Acton

Acton Central

West Acton

West Harrow

Acton Town

Chiswick Park

Osterley Hounslow East Hounslow Central

South Ealing Northfields Boston Manor

Ealing Common

3

Ealing Broadway

Heathrow Terminal 5

Heathrow Terminals 2&3

South Harrow

Sudbury Hill

Eastcote

Ruislip Manor

Headstone Lane

Hatch End

Carpenders Park

Bushey

Watford High Street

Watford Junction

Special fares apply

Harrow & Wealdstone North Harrow

Northwood Hills

Moor Park

Croxley

Rayners Lane

Perivale

Greenford

Northolt

South Ruislip

Ruislip Gardens

Ickenham

6 5 4

Uxbridge

Ruislip

7

Watford

Northwood

Rickmansworth

Chorleywood

8

Chalfont & Latimer

West Ruislip

Hillingdon

Amersham

Chesham


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