As a tenant it is vital that you use a licensed letting agent, with ever increasing numbers of stories of tenants falling victim to 'scams' on private ad websites, as well as small, unregulated agencies going bust – taking their tenants' security deposits with them. Jezzards are licensed members of the Association of Residential Letting Agents (ARLA) so you can be sure we operate under the strict professional standards and ethical practice with complete transparency, so you can avoid unwelcome fees or unnecessary legal headaches throughout your tenancy. To help you guide your way through the lettings process, from start to finish, we have created this nine step guide.
It is important that you start to consider your basic requirements before you start your search. It will help you narrow down exactly what you are looking for from a property; afterall, this is going to be your new home. There are a number of factors which affect a tenants choice of a property such as: the style, size, location, local amenities, schools, transport links
| Location | Some local towns can cover vast areas. Although the property may be in one of your favorable areas, is it located near to the amenities which are important to you such as local school catchment areas, transport links, shopping, and local amenities. At Jezzards we have tried to help you simplify the process by including some of the more common key features within our property detail pages. |
| Budget | You need to consider what you are prepared to pay for the right property? Unless otherwise stated, rental properties are exclusive of all utilities and council tax so you will need to ensure that you have factored these in to the price. Before you move in to a property you will be required to pay other charges such as a deposit and other administration charges which we look at closely in step 5. |
| Move in date |
Rental properties tend to be available from a certain date. You will need to consider this before you start your viewings as it is unlikely that a landlord will be willing to consider an offer which involves a long void period, with no rental income. We recommend you start your property search around 6-8 weeks in advance. |
| Style and size | Most people have a preference of the style, age, interior decoration and finish to properties they are looking for. This could also include the need for outside space, parking or even the minimum number of bedrooms you require. |
By doing a little research beforehand you will be able to see if you are may be required to compromise on any of your search requirements beforehand. Whether you have begun your search online or in the office of your letting agent, once you have found one or more properties which meet your requirements, a lettings consultant will take you on viewings so you can see the property in person. Whilst on the viewing be sure that you inspect the property thoroughly for space inside cupboards and wardrobes for storage space but remember if the property has a tenant you should respect personal property and ask before delving into cupboards. If you notice any maintenance issues whilst on the viewing, be sure to make us aware prior to making your offer so that we can confirm the situation with the landlord. Do not be afraid to ask questions which could affect your comfort, such as the availability of satellite, cable or even broadband availability.
As of October 2008, every landlord is required to provide an Energy Performance Certificate (EPC) for any new tenancies in each property they rent out. This certificate gives the property a rating based on such factors as loft insulation, double glazing, boiler age, efficiency etc and more, and is valid for 10 years. The level of energy efficiency of your property will affect your energy bills so it is worth checking this out.
By creating an online account on MyJezzards, you can be sure that when a property to let comes on the market you'll be one of the first to see it. Our staff are trained to keep up with the trends of the local markets, so we will be able to advise you on how to get the most out of your money in the location of your choice.
The rental market moves much faster than the sales market so if you see the perfect property, you may have to act quickly to secure it. We recommend always being prepared with the relevant documents such as a form of identification and confirmation of your address. At Jezzards we require preliminary monies of £500 payable at this stage, this will be taken into account and deducted from the remainder of the money you'll pay in cleared funds before you move in. You will be required to complete an application to rent outlining any conditions you may have as part of your initial offer and confirming some basic details. Once this has been completed, we will be able to approach the landlord on your behalf.
You will be asked to give references to your prospective landlord to demonstrate your ability to pay the agreed rent and to confirm that you have rented in the past without any major problems. At Jezzards we use a third party external referencing provider to ensure that the checks are unbiased and to ensure the accuracy of the information we are collecting. The referencing process criteria will vary dependent on your employment status. As standard all referencing check will include a credit reference check and a reference from your previous landlord or letting agent.
| Employed |
We will require you to have been employed for at least the last six months. If there has been a break in employment, you will be required to supply details of your previous employment and there must be no more than 30 days between your precious employment and your current employment. If your current employment is due to end in the next six weeks, we will require details of your future employment to ensure that you are able to fulfil your on-going commitment. Should you be employed under a fixed term contract, that contract should not end before the last day of the proposed tenancy. If you do not meet this criteria you will be required to either supply a guarantor which meets the below requirements or make a payment in advance for the full term of the tenancy. |
| Self Employed |
If you are self-employed we will require your last two year's accounts, where an average figure will be taken to assess your affordability. Should you have an accountant, we will need to collect a reference from them directly. If you do not have an accountant, we will need to collect the last three years' worth of SA302's / SA100's / CIS Vouchers. |
| Student | Students always require a guarantor or full payment in advance for the full term of the tenancy. |
| Independent Means |
We will require the last six months bank statements from you. This will need to demonstrate the income to rent ratio below. |
| Retired | We will require either your annual pension statement or a reference from your pension provider. |
| Benefits | We can accept working and child tax credits, however all other benefits would not be taken in to account when calculating an applicant's income. |
The income to rent calculation is worked out by multiplying the monthly rent for the property by 30. For example if the monthly rent is £1,000, then the combined annual income of the referenced tenants would need to be at least £30,000. If you do not meet above criteria you will be required to either supply a guarantor or make a payment in advance for the full term of the tenancy. Where a guarantor is required, they will be required to pass the same referencing criteria but will be expected to demonstrate a higher income to rent ration. The income to rent ratio for guarantors is calculated by multiplying the monthly rent by 36. All guarantors are subject to approval of the landlord.
Please note that if you have any county court judgements, bankruptcies or IVA's on your credit file, you should make us aware before making your application. If the applicant has any judgements, then the best outcome will be acceptable with guarantor.
A Tenancy Agreement is a legally binding document that sets out the terms of the tenancy and is drawn up to ensure the rights and obligations of both the tenant and the landlord are adhered to. All relevant parties will be asked to sign this document, which agrees the responsibilities of the landlord and tenant. This may include such responsibilities as; you must tell your landlord if you are going away for longer than 14 days, you must not use the property as a business. The date on which the contract starts will become your rent's due date. You're unable to change this at a later stage, so please do bear it in mind when you reserve a property.
Jezzards operate a transparent charging structure for our services to ensure that you can budget correctly before, during and after your tenancy. To ensure that you have no hidden surprises, we do not make any charges at the end of the tenancy. You may still be responsible for any dilapidations which have occurred during your tenancy. Below we have listed the potential fees you could be liable for. Charges may vary dependent on your personal circumstances and any conditions of your particular tenancy. We will confirm the exact costs to you in writing along with your confirmation of offer.
| First Periods Rent |
Rental payments are paid in advance throughout the term of the tenancy. We will require payment in cleared funds prior to the commencement of the tenancy. Rental payments can vary dependent on the terms of your agreed offer. Typically rental payments are paid monthly but can also be paid bi-monthly, quarterly, bi-yearly or yearly. |
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| Dilapidations Deposit | We will require a dilapidations deposit which is normally the equivalent to 6 weeks rent. If the tenancy is an Assured Shorthold tenancy, we will register the deposit with the TDS. The deposit is held to cover for any excess damages that need to be repaired at the end of the tenancy. | |
| Adminstration Charge | In order to cover the costs of the administration of your tenancy, including the preparation of the tenancy agreements, we charge a nominal fee of £175 plus VAT (£210), regardless of the number of tenants occupying the property. | |
| Referencing Check | At Jezzards we use a third party external referencing company to complete our reference checks. The reference check includes a credit status report, previous landlord’s reference (where applicable) and an employment check. We may also be required to complete a similar check if you require a guarantor. All of our referencing checks are charged at £25 plus VAT (£30) per person | |
| Inventory |
The inventory is a detailed list of the contents and condition of the property at the point that you move into it. By both parties agreeing that the inventory is correct at the start of the tenancy, any risk of disputes at the end of the tenancy will be minimised. We recommend therefore that you thoroughly check the inventory before you sign. At Jezzards an Independent Inventory Company will prepare this document. You will be required to pay for the costs of the inventory at the start of the tenancy and the landlord will be responsible for the costs at the end of the tenancy, unless it has been agreed otherwise. The prices of the inventory are dependent on the size of the property. Below is a guide to the prices for the more common sized properties. At the point of your offer we will be able to confirm the exact prices which start from £90 VAT (£108) for an unfurnished one bedroom property. |
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| Renewal Adminstration | If you decide to stay on at the property beyond the initial fixed term, you will be responsible for the costs of the administration of any extension. Our renewal administration charge is £100 plus VAT (£120). |
The above are not a comprehensive list of applicable charges, which may vary dependent on the terms of your agreed tenancy. You will be responsible for any items such as professional cleaning in order to return the property to the condition as stated in the inventory at the start of the tenancy.
Safety first
If you chose a licensed lettings agency such as Jezzards, it is our duty to keep up-to-date with the latest lettings industry legislation. That means we can advise all our landlords on their legal responsibilities for keeping their tenants safe from harm, by making sure their property and its contents (if furnished) meet the UK's legal safety standards.
Insurance
Tenants often overlook the need to take out contents insurance when renting a property. Your landlords insurance policy will not cover your belongings or accidental damage to your landlords contents. Jezzards offer access to a comprehensive insurance policy via a third party supplier who is regulated via the Financial Conduct Authority. For information, please do not hesitate to contact us.
At Jezzards, when the landlord accepts your offer, your lettings consultant will put all the details together and personally hand it over to our dedicated Tenancy Manager. They will call you to confirm all the arrangements and will draw up your tenancy agreement and other important documentation.
You'll also be issued with a 'moving in' invoice for payment at least 48 hours from the moving in date confirming the remaining balance required in cleared funds. Without the monies in cleared funds, we may be forced to delay your move in appointment.
With your references, paperwork and invoices complete, it's time to move in! Your keys will be available to collect at your check in appointment from either the landlord or inventory clerk- dependant on the service level your landlord has selected. (Your Tenancy Manager will confirm this to you beforehand). If you want to remove an element of stress from the day contact your local branch and ask for their recommended removal company to help pack, move and unpack your belongings quickly and carefully or request a qoute from your MyJezzards online account. We will infirm your utilities provider and the local council of your move, so you don't have to.
Property Inspections
The property you are renting is a large investment for your landlord, so they will arrange visit days to meet with you at the property and check that everything is in order, usually only a couple of times a year. Of course, if anything breaks down or needs repairing then the landlord will visit the property more often to ensure the property maintains in good condition for you to live in.
Your Property Manager
If your property is professionally managed by us, you'll receive a welcome call within 48 hours from your designated Property Manager, who will be your main point of contact during the course of your tenancy. They will advise you on any maintenance issues and if action is needed either by yourself or the landlord- depending on whether the issue is a long term fault or through 'wear-and-tear'.
A managed property will also receive regular inspections visits (carried out by your property manager) which will generate photographic reports. Both you and your landlord will receive copies of the report, so that everyone is aware of the property's current condition and disputes can either be avoided or easily resolved.
Once you are nearing the end of your tenancy period you will need to decide whether to extend your stay or move out (remembering to give two months' notice in writing).We will contact you around three months before the end of the initial fixed term to find out your intentions.
| Staying put | If you do want to renew the tenancy, we will liaise with you directly and send you all the necessary paperwork to complete. If your circumstances have changed, some new checks may be needed, but this will be advised on at the time. Remember the landlord at this stage will be within their rights to serve notice on your tenancy if they need the property back or there have been any persistent issues. |
| Moving out | If we manage the property on behalf of the landlord, we'll arrange a check out with an independent inventory company (carried out on the last day of your tenancy) to ensure the property is left in an appropriate condition - at this point, you'll hand back the keys. If the landlord manages the property, you'll need to liaise with them directly in order to arrange a time and date to meet there, complete a check out and hand the keys back. |
Deposit
After serving your notice you'll need to ensure that the property is left in good condition in order for you to be entitled to your full deposit back. If there are no deductions or disputes and all the necessary forms are filled out correctly by you and by the landlord, your deposit should be returned ten days after the deposit release agreements have been received. Pardoning normal wear-and-tear, if the property is in the same condition as when you moved in, getting your deposit back should be no problem.
Our staff will be pleased to discuss any of the terms before during and after your tenancy and agree the necessary arrangements with you. If you would like further information, please contact:
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