Rent property in Swinton, Worsley, Eccles & Salford  

renting guide

What do I need to budget for apart from rent?
You'll probably need a deposit of between 4-6 weeks rent. You may also be asked to give a holding deposit once you confirm your wish to rent a certain property. This would normally be deducted from the deposit payment. You may also have to pay e-lettings an administration fee for processing your application. Who pays for utilities - is it included in the rent?
Normally the tenant takes over all the utilities including water on moving into the property. The tenant is also responsible for paying the Council Tax. Who should fix items that need repairing in the property?
The landlord should fix any appliances that need repairing. However tenants are responsible for breakages. A tenant should report repairs to e-lettings as soon as they become aware of them. What privacy will I get - can the landlord or their agent come round when the like?
No. Your privacy is respected. If you rent through an agent it is not usual that either the landlord or letting agent will try to gain access to the property outside pre agreed times. For example, the agent will want to inspect the property at least twice during the tenancy. They should give you reasonable notice of this. This area is normally covered in the tenancy agreement signed by you and agent. Does it matter which letting agent I rent through?
Yes and no. To ensure you receive a professional service its best to choose an agent who is a member of RLA (Residential Landlords Association). They ensure that the let is handled properly. An RLA agent works to professional standards that work well for both landlord and tenant. For example, the tenant renting through an RLA agent can expect that the Landlord will carry out safety checks e.g. gas, electricity etc. The correct tenancy agreement will be used, ensuring that responsibilities are clearly set down and privacy of the tenant is adequate. An RLA agent will also have proper procedures for reporting and dealing with repairs. How long is a let?
Most lets are for 12 months. However some letting agents are now offering shorter periods or longer periods. Lets of less than 12 months can be harder to find. If I want to leave can I give notice at any time during the tenancy?
If you leave earlier than the agreed end date you'll be liable to pay the rent until the end of the tenancy. Please note that 1 months notice is required. Can I stop paying rent if the landlord does not carry out repairs needed?
This is a dangerous tactic because you would be in breach of the tenancy agreement and the Landlord could take you to court. However, it would be worth taking advice if an important repair is not dealt with. Some agents ask for repairs to be reported in writing - this avoids ambiguity. When do I get my deposit back?
Usually after the property has been inspected at the end of the tenancy. If there are any damages the tenant and landlord will have to agree what sum is deductible. There is no set law on when deposits have to be returned. Letting agents encourage landlords to make the process as fair as possible by having a professional inventory agent examine the property. A inventory is prepared by the landlord at the beginning of the tenancy recording the condition of the property, and then again at the end of the tenancy. You should check the inventory very carefully. What type of agreement is used? Can I add things I want agreed? An assured shorthold tenancy is used for the majority of tanancies. This is normally a standard contract between Landlord and Tenant. If you agree that the Landlord will provide extras such as furnishings like a bed you should ask that a 'rider' be attached to the agreement to this effect. Who do I deal with - the letting agent or landlord?
The letting agent will deal with the property viewings, references, agreements and getting you moved in. From that point on contact depends on whether the Landlord pays the agent to manage their property. If the property is managed you will normally report any repairs or queries to the agent - otherwise you will deal with the Landlord direct. What is the agent's role?
The agent acts for the Landlord. Therefore their powers are limited in helping you. However the accepted guidelines in the letting industry mean that you should be able to rely on a professional letting agent taking any of your concerns seriously during the tenancy, and advise the Landlord accordingly.
More information:
To get an idea on the steps involved in renting see the how to apply guide - useful notes for customers

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