Your guide to finding a home to rent in the Private Sector and The Tameside Bond Scheme

Your guide to finding a home to rent in the Private Sector and The Tameside Bond Scheme

Welcome This booklet can help you decide if private rented accommodation is right and affordable for you. There s information and advice on how to find a home, rental costs in the area and housing benefit. It also tells you about deposits on property, your rights as a tenant and has a helpful list of questions to ask landlords. If you need more information, just ask us, we re here to help. Contents Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 12 Page 13 Page 14 Page 18 Page 19 Why choose private rented? Finding a home Viewing a property Can I afford it? Rent in advance & Furniture Useful information During your tenancy Important things to remember The Tameside Bond Scheme Tameside Housing Advice Training and support for tenants

Why choose private rented? Social housing is currently in high demand and often people can wait a long time before being offered a suitable property. You may be able to find a private rented property to live in much more easily. Advantages of renting privately can include: You may be able to find accommodation in the area of your choice; as there will be more areas to choose from Available homes could be near to schools, family and friends It s often quicker to find a private rented home than wait for a social-rented home, due to demand If you need help and/or support with finding a new home or if you are worried that you might become homeless; Tameside Housing Advice can provide advice on different housing options. Facing homelessness can be very difficult, but we can support you and help you in finding the right accommodation quickly or to help you to stay in your current home. 3

Finding a home There are several places you can look for properties, including: Local newspapers - Tameside Advertiser, Reporter, MEN Adverts in windows of local shops Look around the areas you d like to live - some landlords put up their own signs Word of mouth - tell people you know that you re looking for somewhere to live Online - search for housing providers/estate agents in the area Useful websites: www.loot.com www.rightmove.co.uk www.fish4homes.co.uk www.homesonview.co.uk www.homes4rent.tameside.co.uk www.globrix.com www.gumtree.co.uk www.spareroom.co.uk www.easyroomate.com www.home.co.uk We recommend contacting the landlord by phone to arrange a viewing so that you can have a good look around and ask any questions. 4

Viewing a property Knowing the right questions to ask a landlord can avoid confusion and problems later on. Here s some questions we recommend you ask: How much is the rent, what s included and when is it due? Would the rent be covered by the Local Housing Allowance (Housing Benefit)? If not, how much extra do I have to pay? How long is the tenancy and what happens afterwards? Is a deposit, fees or rent in advance required? Is the heating gas or electric? What type of hot water system is there? Are gas/electric and water included in the rent? If not, is there a payment meter or quarterly bills? Do I need to arrange these myself? Do I have to share cooking facilities? Are washing and toilet facilities shared? If so, with how many people? Will the property come furnished or unfurnished? Are there suitable locks, smoke alarms and/or a property alarm? Who is the landlord or estate agent and what are their contact details? 5

Can I afford it? Most private rented landlords set their rental prices to the Local Housing Allowance rate, this is the maximum that you can claim for housing benefit. In some circumstances you will have to contribute to the monthly rent, for example: If the rent is more than the maximum local housing allowance If you re not entitled to housing benefit If you are entitled to less housing benefit than the monthly cost If you re single and under 35 you will only be entitled to the shared room rate - not the one bedroom flat rate. This means that your maximum housing benefit could be around 250 per month as you are expected to house-share. You can find out what the local housing allowance (LHA) is for any property size and area at: www.tameside.gov.uk/benefits/localallowance You can also work out how much Housing Benefit you may be entitled to at: https://tamesideclaims.teamnetsol.com Most landlords will ask you to pay a deposit and one month s rent in advance when you sign for a new tenancy. You may be able to get help with these payments or advice on how to afford them. Some lettings agents charge fees at the application stage and to carry out checks. Ask about any charges straight away and make sure you can afford them. Remember, if a property is unfurnished you may also need to arrange to buy furniture. 6

Rent in Advance Landlords will usually ask for one month s rent in advance. You should save for this before you move in by using your bank/savings account, post office account or with help from the Cash Box credit union. If you don t have any savings you may be able to: apply for a loan from the DWP/Jobcentre, if you re on certain benefits approach the Council to apply for an emergency loan apply for a Discretionary Payment from Housing Benefit ask your support agency or us to speak to the landlord to negotiate on your behalf ask your support worker (if you re in supported housing) if they have any funding available to assist you in moving-on. Furniture If the property is unfurnished, there are several ways you can get affordable furniture for your home, including applying to the council for essential furniture and items such as a bed etc. Some charities may also help with low cost furniture: Emmaus Mossley. Tel: 01457 838608 2nd Generation Furnishings. Tel: 0161 303 0083 Mustard Tree. Tel: 0161 228 7331 You could search on www.gumtree.org.uk or www.freecycle.org.uk 7

Useful Information If you re looking to rent a private property, there are a few things to remember before you go ahead. Finding housing in the private sector is often much quicker than waiting for social housing but it can still take some time to find the right property. Depending on your credit or housing history you may find that some landlords will not accept you without an extra deposit for security or a guarantor (someone who offers to guarantee your rent). Some landlords and lettings agents will accept tenants without credit or checks on housing history and these can seem a simple option if you re having difficulties, but be aware that these landlords and agents may not meet the right standards and it could lead to difficulties later on. There are many things you should consider and important information you should know before accepting a property from any landlord/estate agent. The following information in this section will help you in understanding what to be aware of regarding: Landlord/Estate Agent fees Deposits and rent in advance Rent Your rights as a tenant 8

Useful Information Landlord/Estate Agent Fees: Don t pay fees up-front until you re sure the property is right for you and you are likely to be accepted. Paying for credit checks or to hold a property doesn t always guarantee you will get the property you have viewed, in some cases it will be up to the owner of the property rather than the landlord/estate agents that is letting it to accept or refuse you based on your circumstances. If you fail any checks through the landlord/estate agent it is a possibility that you may lose the money you have paid, with no chance of getting it back. Don t feel rushed to accept a property or to pay a fee after a viewing. There may be other properties available in the private rented sector that are available immediately which may be similar or better suited to your needs. Unless you re renting your home through a scheme such as the Bond scheme there may not be an agreement on what condition the property should be in when you move in. Make sure you make a list of any faults or damage already in the property and give a copy to the landlord and agent. If not you may be charged for these at a later date. It is always best to report all repairs needed before you sign the tenancy agreement. Most tenancies are set at a minimum of six months, this does not mean you have to leave when it ends, it just means they cannot serve a standard notice to leave before then. Normally a tenancy will then be like a rolling monthly contract (periodical). 9

Useful Information Deposits and Rent in advance: The deposit you will pay is normally the same price as a month s rent. If you provide a deposit it is illegal for the landlord to keep it as cash. They must put it into one of the government approved deposit protections schemes (online) and then provide you with the details. If the landlord accepts a council bond certificate instead of a deposit (see Tameside Bond Scheme pg. 14) they should not then ask for a cash deposit. Make sure you ve got a list of the items in the property (inventory) agreed with the landlord or agent. You may be responsible for the costs of any missing items when you leave. Try to keep a log of all your contact with the landlord and always ask for a receipt and a copy of any documents. Housing benefit pays in arrears, this means they will pay you (four weekly) for the period you have already been living there, this is why landlords normally ask for rent in advance. If you do pay rent in advance remember that when you leave your tenancy and if your rent is up to date you will not have to pay for the last month. Remember to keep your receipt if you paid rent in advance as you will always be one month ahead with your payments to the landlord. 10

Useful Information Rent: If you are on housing benefit, rent is normally paid directly into your account and it is your responsibility to arrange payment to the landlord. If you would like your housing benefit to be paid directly to your landlord please contact an advice agency and ask for information about this. Housing benefit is normally paid every four weeks, if your landlord is charging you monthly you may have to make up the rest of the monthly rent in the first few months of your tenancy. Check online with the Housing Benefit Calculator to see how much benefit you will be eligible for before you sign a tenancy agreement. You may not receive the full amount of housing benefit to cover all of your rent. Make sure you have at least two forms of ID and proof of your income. You may need to show these to the landlord or agent and will need them if you need to apply for Housing Benefit. It is also always helpful to have your child benefit number if the property has more than one bedroom, it helps establish your property size eligibility and process your claim quicker. Try to negotiate on the rental price and any rent in advance if you can. You will need to keep as much money as possible for when you move into the property. Furniture is not always included in the property. You should try to budget for this or approach the council to see if they can assist with this (if you do not have any furniture of your own). 11

During your tenancy Remember to always keep in contact with your landlord. Report any repairs immediately, failure to do so may cause further damage to the property. Your landlord is responsible for all major repairs, they may ask you to deal with any minor issues, in both circumstances you should not incur any cost if the problems are due to wear and tear rather than damage. The quality of some private rented properties and the service you receive may be different to the standards you expect. If you have serious concerns about the standard of the property you can contact the housing standards team at the Council who can force landlords to carry out repairs/responsibilities if necessary. If you are having problems with paying rent, contact your landlord to inform them straight away as they may be able to negotiate a temporary solution based on your circumstances. Landlords are more likely to take action towards helping you if they are aware of your circumstances. There are specific services already in place to help assist you with any financial problems you may have, such as MINT, Welfare Rights, Citizens Advice Bureau and the Cash Box Credit Union Other types of services can also help you whilst in your tenancy. You can contact charities like Shelter and local advice services for support. Don t leave it until you need to leave the property to get help, if you think you may need assistance once you have moved in please mention this to your officer or contact us for more advice. 12

Important things to remember You have a legal right to feel safe, secure and healthy in your home. Support is available from different agencies and services. Talk to your landlord if you have any problems and keep records of any contact. Try to find a home through recognised lettings agencies or support services. Make sure you get a copy of your valid tenancy agreement. This will normally be called an Assured Shorthold Tenancy. Try to make a list of emergency numbers you may need, such as landlord, boiler repair etc Never withhold rent because of a dispute with the landlord as this can lead to you being evicted. If you do not pay your rent or abide by the terms stipulated in your tenancy agreement, such as behaviour, you may be at risk of losing your home. Familiarise yourself with the terms and rules in your tenancy agreement, such as who pays for the council tax, are pets allowed in the property? etc. 13

The Tameside Bond Scheme If you need a deposit, Tameside Housing Advice may be able to help you with a bond. Whether we re helping you to find a new home or you re looking to rent a private property yourself we can help you prepare for your tenancy, and in some cases help with a guarantee to secure it - this is a bond. We call this the Tameside Bond Scheme. If the landlord agrees to take a bond instead of a cash deposit we will promise to cover the cost of damage up to an agreed amount. This information tells you how the bond scheme works and if you would be eligible to apply. How does the bond scheme work? You ll need to sign an agreement between you, the landlord/letting agent and Tameside Housing Advice to say that we will pay your landlord if you cause damage to the property. The agreement will show the maximum value of the bond and will also state that you will have to pay us back for any damage to the property. The guarantee will last for a set period, usually 6 months, and starts on the first day of the tenancy. After this time has passed (e.g. 6 months) you ll need to pay a deposit to the landlord - the same amount as the bond. Start saving for this now. 14

The Tameside Bond Scheme Who qualifies for a bond? To qualify for a bond scheme you must be: At risk of losing your home; In a property that is really overcrowded; or Under-occupying your current home Before we can accept an application, you ll need to speak to a Tameside Housing Advice officer who can assess your housing need. Your housing officer will ask you some questions to help us decide if we can approve a bond for you. We need to be satisfied that you, or someone in your household: Has a local connection to Tameside Has no history of eviction for rent arrears (from either social housing or private sector housing) Has no history of eviction for Anti Social Behaviour Can t afford to pay a deposit yourself Are not related to the landlord Haven t been approved for a bond before, where the council has had to pay a claim Haven t become homeless or at risk of homelessness as a result of carrying out violence, harassment or domestic abuse. In some cases we may be able to offer a bond to people who do not meet all of the rules above. We will usually do this for people who are in serious housing need and have very limited housing options. 15

The Tameside Bond Scheme How do I find a property? Once you ve been approved for a bond we ll help you with where to look for a suitable property and may recommend a landlord. You can also look for a property yourself. If you find a property yourself we need to check the property is affordable for you and then verify it is suitable before we agree to a bond. You ll need to contact the landlord or lettings agency and arrange to view the property. If you have a support worker, it s a good idea to ask them to come with you. How do I apply? Once you ve found a property to rent you need to ask the landlord or agent if they can accept the bond. Ask us if you want us to help you, sometimes we can speak to the landlord or agent on your behalf. We ll give you a pack of information (once you are eligible) to complete at the property with the landlord. What happens next? Once one of our officers have established you are eligible for the bond they will issue you the self-assessment documents to complete at the property. On return of the documents to our office, they will be checked and if they are completed in full, correctly and meet all of the requirements we can provide a bond certificate and a tenancy start date can then be arranged. 16

The Tameside Bond Scheme When can I move in? Once you, your landlord and a Housing Advice Officer have signed the bond certificate and tenancy agreement. Keep them safe as they are legal documents. Anything else to remember? We will need a copy of your signed tenancy agreement to confirm that you have taken up the tenancy to complete our records. You will need to start saving up for when your bond will expire and have to provide your own deposit. Bond Scheme Checklist It is your responsibility to speak to the landlord and make sure that they meet these requirements before we arrange a bond. To apply for a bond, you must be able to answer Yes to all of the questions below: The landlord is willing to accept a bond instead of deposit The landlord accepts housing benefit (if appropriate) The property is large enough for you and your family The property is affordable for you The landlord is offering at least a 6 month tenancy The landlord will provide you with a tenancy agreement The landlord is not a housing association If you have any questions about the bond scheme or information in this section please speak to a housing officer 17

Tameside Housing Advice Tameside Housing Advice can give you help and support on all aspects of housing, whether you need help finding a new home or advice after you ve moved into your new home, we re here to help you. We will endeavor to help anyone who contacts us and advise on what options are available to you, depending on your circumstances. We can: Help you keep your existing home Help you find a property to rent Give you advice to help you get out of housing difficulties Provide advice on council benefits and services Put you in touch with other agencies who can help If you re facing housing difficulties contact us as soon as possible. Don t wait until you ve left or about to leave home. Call, email or visit us at: Tameside Housing Advice, 119/125 Old Street, Ashton, OL6 7RL. The office is open to the public for drop-in advice without appointment needed between 10am and 3pm. Our working hours and telephone lines are Monday to Thursday 9am - 5pm and 9am - 4pm on Friday. Telephone 0161 331 2700 or email info@tamesidehousingadvice.org If your situation is an emergency and you need to speak to someone outside of office hours, please call 0161 331 2888. 18

Training and support for tenants Here in Tameside we offer free training and on-going support for tenants living or moving into private sector accommodation. Housing Rights and Responsibilities. There are free training sessions that can help you understand your rights and responsibilities, you can learn about: Your responsibilities as a tenant Notices and the possession/eviction process Protecting your deposit What is your landlord s responsibility (such as repairs) Floating Support Tenancy sign-up How to set up your utilities (water, electric, gas) & council tax Housing benefit and claims Budgeting in your home Pre-tenancy training and further floating support is delivered in Tameside by both Shelter and Adullam. If you re interested in attending a course or wish to be considered for a referral for ongoing tenancy support, contact your support worker, housing officer or a member of staff at Tameside Housing Advice. 19

If you would like any more information about renting a home in the private rented sector or to speak to a housing advice officer, contact us: Tameside Housing Advice 119-125 Old Street Ashton-under-Lyne OL6 7RL Map Data 2012 Google Telephone: 0161 331 2700 Fax: 0161 339 1728 Email: info@tamesidehousingadvice.org 20