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Old House vs. New Build?

When talking about investing in a property, some people are immediately drawn to newly-furnished, modern houses, and some yearn for the charm of old houses. If you are considering investing in a property in London or in the UK, then this is the article for you! This article breaks down the pros and cons for both newer and older homes to help you decide which one is more suitable for your investment.

The benefits of buying a newly built property are quite straightforward – nothing can compare to buying something brand new, being able to customise and decorate the house into your dream home.

  • It is satisfying to live in a newer home, especially if you are a neat freak – being the first to take a shower and sleep in the bedroom. And suppose you are a first-time buyer, with the government’s help-to-buy scheme. In that case, the financial burden on you is much more comfortable, the new-built house is such a perfect blank canvas to start your new life in.
  • Another advantage of new builds is they are a lot more energy efficient than older properties, often having better insulation and double-glazed windows and doors. This saves you a vast amount of money in bills and potentially the need for further improvements to make your home more environmentally friendly. 
  • Most new builds come with a guarantee from the builder company. The ten-year warranty and protection scheme helps reduce maintenance costs and stress, particularly suitable for investors who are thinking of letting out their homes.
  • If you are a young professional, part of a young family or plan to rent out your property to these groups, then new builds are suitable for you as they are specifically designed to fit for modern families. Most new houses have spacious open-plan dining-living-kitchen areas with fewer walls which provides greater accessibility for the occupiers and usually more desirable for families with young children. And an open-plan design allows natural light to flood into the room and make space seem more extensive and comfortable.

New-build sounds just perfect for you, right? However, apart from these great benefits that new builds can offer, there are also some disadvantages you need to consider:

  • Although new builds are designed to conform with the lifestyle of modern families, bedrooms and gardens are reduced in their sizes to accommodate a bigger for kitchen-living spaces. This is because developers believe, due to the change in people’s lifestyle, that younger generations would prefer to go out for fun other than have a sunbath and relax in the garden. 
  • Adjustments in regulation standards put new builds in a disadvantageous position when compared to old houses. The walls of most new homes are thinner: lightweight walls finished with plasterboard, meaning that you might be facing noise issues in the future with thin and hollow walls. Furthermore, the ceiling heights tend to be lower than period houses, so some have complained that they feel space-constrained in these homes because of this.
  • New builds usually cost, on average, 20% more than older properties and some benefits may be lost upon purchase. Its value depreciates on the day you buy the house as it is no longer considered ‘brand new’ and other buyers may choose to buy another new build over a second-hand new home. If you are thinking of holding the home for only a few years, it is essential to consider its future values.

Now, let’s talk about the charm of period houses! People have various opinions about purchasing old homes as an investment: some worry about the quality of these homes that were potentially many years ago, and others about whether there is any room for an increment in the value. In the UK, the market for older homes is enormous compared to newly built houses. For sure, you will reconsider your views on older homes after reading this section.

  • A significant strength of an older home is space. According to BBC: “the average size of a UK home – including both older and new-build properties is 85 sq. m. and has 5.2 rooms” whereas the average size of new homes “is 76 sq. m. and has 4.8 rooms”. As space can be such a scarce resource nowadays, for the same price, an older home is usually much bigger, including both internal and external areas (gardens, garages, etc.)
  • Older homes are a lot more suitable for car owners who live far from a central city. They have ample parking space and driveway.
  • Another charming feature of a period home is the uniqueness – in comparison to all similar-looking new-builds, period homes always bring some individuality,  like the symmetrical look of Georgian style and coloured bricks of Victorian style homes. The mixture of architectural styles in London attracts many people to live in London.
  • When comparing a new-built with an older home, which are both similar in size and location, then the older home has more potential to increase in value in the future.

If you think an older property sounds great to invest in, remember that there are also some drawbacks that you have to be careful with.

  • A common downfall of older homes is the need for renovations. You can always find yourself with some houseworks that might need to be done: cracks on the ceiling, or changing a timber under the floor, or even refurbishing the whole house as the design and decorations are usually old-fashioned. 
  • On top of repair and refurbishment, many old homes are much less environmentally friendly than new-builds; the old heating systems and thinner insulation layers can lead to higher energy bills and carbon emissions. 
  • Costs of renovation are high. For example, changing the central heating system for a 3-bedroom house will cost around £4000. From an investment perspective, although the old homes cost less upon purchase, they usually cost more in repair and maintenance.

There is no obvious winner between new-builds and period properties, it is all down to own personal preferences. It is best to stay open-minded to all options on the market, conduct thorough research and make accurate financial calculations before deciding to place an offer!

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Step-by-step guide to buying a home in London (and the UK!)

Are you a first-time buyer looking to buy a home in London? The process of purchasing property might sound complicated and daunting, especially during this particular COVID-19 period. Don’t worry, SearchSmartly has you covered. Here is our seven-step guide to buying a home.

Is buying a property worth it? Although 63% of people in the UK own property, nowadays, more and more young people believe residential property may not be a good investment anymore. People tend to have the misconception that you must own a house to ‘settle down’ or to have a family. But, is purchasing a property really the best option for you? 

Before you start your research, your occupation and commitment need to be considered. If you are a student or young professional, will you stay in London a few years down the line? Investment horizons must be taken into account whether you want to live in the property only for a few years, or decades, because the needs for them will be completely different. 

Commitment: will you do all the repairs yourself? Do you want to live in the same place for years or perhaps decades? For most people, purchasing a property is their biggest investment, so if you think the property market is not as stable as you’d like it to be, it is always a good idea to wait.

Having a clear understanding of your financial position is also essential. There is no harm in speaking to a financial advisor before you make a decision, especially if you want a mortgage loan. You don’t want to be looking for houses that are over your budget. It is a big financial commitment with ‘hidden’ costs such as stamp duty and solicitor fees, which can easily go beyond your budget. By setting a clear budget goal, you can find your dream home quicker and easier.

Think about where you want to live. There are 1000s of properties on sale in the 32 London boroughs, so how do you find your ideal property? SearchSmartly’s smart score system finds the property that matches all your preferences – no more stress from the enormous amount of information online about London areas. SearchSmartly generates recommendations based on your daily commute destination and what matters the most to you. And your time horizon of investment is the crucial factor in finding your dream home – if you are a young student and only thinking of holding your property for five years, factors like grocery stores and greater accessibility are more pivotal than infant and primary schools. If you are planning to stay in the same place for ten years or longer and ready to have a family, then the level of importance of schools near your property will be greater. 

You can always add the properties you like to create a ‘favourite’ list to share with others or come back another time. Remember, always be quick to request a viewing as properties go quickly!

Once you find your dream home, you will need to place an offer. Making an offer sounds very straightforward, but there are always more buyers than sellers. You need to make sure you are the most attractive buyer and here are some tips for that:

  • Build a good relationship with estate agents – it’s never a bad idea to have connections with estate agents, the more they know you, the more likely they will help you.
  • Get your finances in place before making an offer – you are in a more advantageous position when your finances are ready or if you’re a cash buyer especially if the seller is in a chain. 

After an agreement is made between you and the seller, a solicitor or conveyancer is needed to handle the legal process of transferring the ownership of the property to you. Some choose to find a conveyance firm before they put in an offer which can speed up the whole process, but it’s not a must. Conveyancing fees vary from firm to firm but they are typically between £850-£1500. Be aware that if you purchase a leasehold property, the cost is more than freehold properties. Leasehold is a form of legal ownership in which you have a lease from the freeholder to use the home for a number of years from 10 to 999 years. In contrast, with a freehold property, you own the building and the land, in perpetuity and never worry about paying annual grant rent or maintenance and service charges.  Your conveyance solicitor can also carry out some optional searches, for example, local authority searches, drainage searches and environmental searches. In total, these searches would only cost approx. £300; it is worth to get them all carried out before you encounter any pitfalls. 

Finding a surveyor to conduct a property survey for your house is not essential but advisable. If you need a loan, then your mortgage lender will do a mortgage valuation which provides the lender with independent confirmation of the property’s value. However, a property valuation is much less in-depth than a property survey as it only exams on the value of the house and is solely for the use of the mortgage lender. On the other hand, a property survey provides everything you, as a buyer, need to know about the property, from structural problems to small cracks on the wall and it highlights any potential issues in the future after you move in. The cost of a property survey varies from £500 to £2,000 based on the company, the size and the location of your property. Usually, the cost of a new-build property is much lower. With your survey, you can ask your seller to make reasonable adjustments to the price, for example, if there is a major structural problem, you can ask the seller to reduce the house price or request they fix the problem before you purchase the house.

Finally, the last step! The final step is coming to an agreement on a completion date with the seller. A completion date indicates the date you receive the keys. You should always check with your solicitor on a projected completion date before confirming an exact day with your seller. The completion date must be agreed before exchanging the contracts. And, finally, exchange contracts with your seller and become the legal owner of the property!

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How to record the perfect video viewing

Thanks to improvements in technology and the increasing popularity of video, property walkthroughs have become a popular way for prospective renters and buyers to learn more about a property before deciding to rent or buy it. Unfortunately, it isn’t always possible for estate agents to gain access to a property in order to record a video viewing, so existing tenants and homeowners can sometimes be asked to record these tours themselves.  

To help make you capture a great video viewing the first time around, the team here at SearchSmartly have put five simple tips to follow:

Start with a quick tidy

Before shooting, spend a few minutes to ensure the spaces are as tidy as possible with minimal clutter. This will help provide an accurate representation of the property and floor space. 

Open the curtains for lighting

Ensuring your property is well-lit can have a great impact on the quality of video, so keep your curtains open! The best time of day to shoot is in the afternoon, when the natural lighting will help to show a true representation of the property with clearly captured footage. If any rooms do not have access to natural lighting, such as the bathrooms, make sure you turn on the lights as you step into the room. Your smartphone’s flashlight should only be used as an absolute last resort.

Watch your camera angles

In order to provide an accurate and authentic perspective, videos should be shot with the phone held vertically at shoulder height. If you hold the phone too high, it will make the room look much smaller than it really is. Similarly, if you hold the phone too low, things will look larger than they really are. Finally, make sure your phone is zoomed as far out as possible, using a ‘wide angle’ setting if your phone has one.

Keep things slow and steady

When shooting video it’s important to maintain a steady hand, and walk through the property at a consistent and deliberate speed. This will provide a smooth recording that will allow viewers to see all the details they need. When turning around, try and keep your movements slow and deliberate, too. Finally, rather than zooming digitally, take a couple of steps towards the item you want to show. 

Details matter

When shooting, it is important to remember that the viewer won’t be in the room. Be conscious of this and try to capture as much footage in one shooting. Features such as storage, dishwasher, washing machine, and boilers are all important to viewers, so make sure you capture them on your tour! Explore storage spaces by opening them and showing how much space they offer. As an extra bonus, turn on the taps to show water pressure, and maybe even provide a short narration of each room you are walking into.

Need more help?
Here’s an example of a recent video your conducted by our team for a client. You can use this as an example of what to aim for.

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The SearchSmartly Guide for Tenants during COVID-19

Amidst the ongoing COVID-19 pandemic, it’s become increasingly difficult for potential and current tenants to know what they can (and can’t) do in a variety of challenging situations that they might find themselves in. Here, we’ll be shedding some light on the latest government guidelines around issues such as moving home, keeping things running, and for those who are having difficulties in paying rent – evictions.

We will be updating this post with any new official guidance as it comes in. And if you have any questions that aren’t covered below, do reach and we’d be happy to provide any guidance that we can!

I haven’t started my search yet, but need to move soon. What should I do?

The advice we’re hearing from the government outlines that whilst emergency measures are in place to fight coronavirus, home buyers and renters should delay moving to a new home unless they’ve already started the process and are close to exchanging contracts. So, if you have just started your search, strongly consider delaying your move until emergency restrictions are lifted.

I have a move coming up soon, can I still move in?

If for contractual reasons your move is unavoidable, the government’s advice is that all parties should try to work to reach an agreement to delay the move. If a delay isn’t possible, then all parties must follow advice on social distancing to minimise the spread of the virus, keeping at least 2 meters from one another, for example. With limitations in place on non-essential services, this will also mean that you may have to move in without the usual pre-move professional clean and inventory checks.

My home needs maintenance – can essential repairs be carried out?

The government has announced that maintenance on rental homes can still be carried out. Services, delivered by tradespeople concerning repairs and maintenance can take place providing that the tradesperson is well and has no symptoms. In addition, they must comply with the Public Health England guidelines of maintaining a 2 metre distance from any household occupants. 

I’m struggling to pay my rent because of the virus. What are my rights?

In order to protect tenants who may be affected by the Coronavirus, the government has increased the standard eviction notice period from 2 months to 3 months. This currently means that no court proceedings can begin earlier than 3 months from the date the notice is served.

Although not legally binding, the government has pledged to introduce a complete ban on evictions and additional protections for renters affected by COVID-19. The Ministry of Housing, Communities and Local Government stated that after the 3 month period, landlords and tenants will be expected to work together to establish an affordable repayment plan, taking into accounts tenants’ individual circumstances.

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COVID-19: How to prevent your property search from stalling

Moving home can be fraught with challenges in the best of times. Unfortunately, the global spread of the coronavirus has only added to the stress of this experience. Although some may consider deferring their move, many don’t have this option for various reasons, be it having served notice on their existing home, starting a new job imminently, and so on. Here at SearchSmartly, we’ve been getting enquiries asking for advice for what to do in this situation, so here are three tips that we’d like to share for anyone not sure about how to manage their property search in these uncertain times. 


Don’t hang around

With recently government advice on social distancing and the restriction of gatherings or public movement, it is possible that in efforts to curb the spread of the virus, stricter rules may get imposed. We would advise that should you be in the midst of a property move or thinking about it, then it would be better to act sooner with conviction in order to prevent these limitations from affecting your search. 


You’ll have less competition


As restrictions limit the number of people conducting viewings, there will likely be less competition for the right home. Here at SearchSmartly, we’re committed to finding the most suitable homes for our users and will ensure that we continue to deliver on a customer-first property search and move experience. 


Do video viewings from the comfort of your home


Agents are still available for in-person viewings, but in some cases they are operating with reduced staff. It may be easier and safer to conduct viewings via video on FaceTime, Skype, WhatsApp, and most agents will be happy to support such viewings. In some cases, the agents may also have a 3D tour available for the property, too. At SearchSmartly, many of our users have found their next home via video tours, often when relocating internationally, so why not give this a go?
If you’d like to arrange video viewings for any of the properties available on SearchSmartly, simply let us know and we’d be happy to help!

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Daisy’s smart property search in London

On our mission to transform the property search experience for renters and buyers, the team here at SearchSmartly often come across property search requirements that are often as unique as the individuals that use our service. Here, we’ll be highlighting noteworthy case studies of some of the most interesting user requirements we’ve recently come across.

In this week’s case study, we have Daisy.

Daisy is a recent graduate from Exeter University, and is originally from the North East. She is about to join the graduate scheme at a government agency based in St. Paul’s and is looking to find an apartment with her partner; a trainee solicitor based in Liverpool Street. 

Together, Daisy and her partner have a maximum budget of £1,700 per month and would like a cycle commute that is no longer than 45 minutes each way. As avid foodies, they would love to be close to a high street with a variety of eating options, and perhaps a few hidden gems that they could ‘wow’ their friends with. Daisy’s partner is a keen runner, and having a park nearby would allow him to keep up his hobby.

This insight led to SearchSmartly’s smart matchmaking tool providing a number of quality options of available properties in London that all met the couple’s varied requirements.

Below are three examples that caught Daisy’s eye:

  1. West London Studios, SW6 – £1,582 pcm This property stood out because of the locality of great eateries. Located just off the Fulham road, Daisy would be spoilt for choice on new places to try. With King’s Road also within walking distance, she knew the options available would be endless, including the likes of The Butcher’s Hook (where Chelsea FC was founded!) and Chimayo . Complemented by the existence of 5 local parks, weekend cycling was certainly on the cards.

2. West End Lane, NW6 – £1,599 pcm Within the confines of the lifestyle-centric, leafy West Hampstead neighbourhood situated close to central London. This option left an impression on Daisy and her partner largely thanks to the availability of green space. With the added benefit of great restaurants located nearby such as The Gallery and Pham House, this open plan apartment they found was worthy of a viewing. 

3. Dalston Square, E8 £1,690pcm The final property, located in the trendy Dalston district of London offered Daisy the opportunity to be in the heart of the action whilst having a pretty short commute to work; ideal for the days when London’s brilliant weather isn’t on her side. Within close proximity to an endless option of dining and evening entertainment, this popular location certainly caught the eye of the pair but with a higher price point, there was a potential compromise to be struck given the much shorter commute offered by the Dalston location. 

Using SearchSmartly, our users discover uniquely tailored, bespoke properties in the finest corners of London. If you are looking to relocate why not uncover your matches and find a place perfect for you

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Guide to Renting with Pets in London

The Ultimate Guide to Renting in London with Your Pet

Finding somewhere to rent in London is hard enough as it is. For owners of pets, this is made several times harder because of the difficulty in finding pet friendly landlords and properties. SearchSmartly decided to find solutions that will put any London pet-owner at ease when looking to rent in the city

Guide to renting with pets

Renting a property as a pet-owner depends on the willingness of the landlord to accept pets in their property. Landlords are concerned about damage to the property, noise, and fouling. In order to put your pet’s best paw forward, we have assembled a few steps you can take to help you secure a lease.  

Step One: Prepare a Pet CV. Use the CV as an opportunity to talk about your pet’s behaviour and personality. You should also mention any training your pets have received and how they behave inside of the home. Include details of your pet’s last vaccinations and flea & worming treatments. Here is a Pet CV template that you can use to address any concerns your landlord may have regarding your pet. 

Step Two: Be prepared to pay a higher deposit, have less flexibility on the asking price or pay for any professional end of tenancy cleaning services. But hey, if your landlord is impressed with your pet CV, and if you maintain the property correctly, you may not have to! A reference from your previous landlord addressing those points would add leverage to your offer. 

Step Three: Search for properties matching your lifestyle. 

  • Use the SearchSmartly filter to find a list of properties suitable for your budget, commute, and lifestyle requirements. 
  • Book a viewing with the property that is of interest to you, completing the registration form when prompted to do so. 
  • Fill in your contact details, move in date, and add a comment about your pet in the notes section. 

Keep in mind that newbuilds don’t generally allow pets, but unless it’s a strict building association policy, having your pet CV at hand, would help you negotiate with the property landlord. 

We hope you find this information useful. Do let us know in the comments or feel free to get in touch via our website. 

To start your search click here

To download a Pet CV template, click here

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What do I need to secure a property?

For many first-time tenants, it can be difficult to know what is needed to secure a rental property. 

After speaking with many of our customers, we’ve decided to answer some frequently asked questions on what financing and documentation is needed. 

What documents do I need to secure a property?

In order to legally rent a property, there are several documents that are required in order to go through this process. These include:

  • Proof of Identity: A valid passport/driving licence (UK residents only)
  • Proof of employment/study: This will need to be an official (typically on official institution letterhead paper) letter confirming your place of employment/studies 
  • Proof of employment: For some agents, they require prospective tenants to be able to provide pay slips for their previous three months of employment as proof of ability to pay; this can also apply to students so always be sure to have it prepared in any case that it is requested
  • Proof of funds: In addition to this, some agents may go as far as requesting bank statements in order to clarify that potential tenants have the ability to pay the rent 
  • Proof of address: More applicable to UK-based residents, agents may also request a proof of address. This will usually be in the form of an official letter dated within the last three months. This can be a tax/utilities bill. 

What if I’m not employed, or don’t have a stable income?

Do I need a UK bank account to secure a property?

No – for most agents, the ability to pay the deposits required from foreign accounts is totally acceptable. However, this may vary from agent to agent so be sure to ask about this early in the process

What deposits are required to secure a property?

Once you have agreed on a property with an agent, there are two types of deposits that are required, these are:

  • Holding Deposit: This deposit is typically asked for once an agreement has been made but not confirmed in contract. It’s important to note that once this has been paid, you have agreed to rent the property and the agent has agreed to rent it to you. This will be worth 1 week’s rent. 
  • Security Deposit: Once paperwork has been signed off, agents/landlords will ask for a security deposit. This is to ensure that rent is paid whilst also acting as protection against damage to the property caused by the tenants. This will be worth an additional 4 week’s rent on top of the Holding Deposit. 

Can a non-UK citizen be used as a guarantor? 

As the UK continues to be a popular destination for international students and young professionals, the question of a guarantor being a non-UK citizen remains ever-relevant. Generally, due to the enforce-ability of having a guarantor, they need to be a UK citizen, which can range from being an extended family member to a friend. In the circumstances where a guarantor can’t be provided, agents/landlords will offset this by asking for six months’ rent upfront. 

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Introduction of the Tenant Fees Act

Tenants across England from June will be relieved to hear that the upfront costs of renting will be considerably reduced. Thanks to the Tenant Fees Act – which puts a ban on lettings fees, tenants from June 1st will no longer be expected to make payments for services provided by agents and landlords such as:

  • Administrative fees
  • Credit check fees
  • Viewing charges
  • Reference fees
  • Tenancy agreements

The act pertains specifically to any new agreements signed from June 1st 2019 whilst tenants currently in agreements that precede this will get the rights to this from June 1st 2020.

By eliminating such costs, it’s expected to save renters up to £800 off fees that have historically stifled a proportion of the market. As a result, the government estimates that these new fee bans will save 4.8 million renters around £240m a year.

This ban does however exclude the following payments/costs which landlords and agents can be expected to charge for:

  • Refundable deposit capped at five weeks’ rent (six if the annual rent surpasses £50,000)
  • Refundable confirmation deposit capped at one week’s rent
  • Changes in tenancy agreement for occupancy changes, pets, or subletting capped typically at £50 but can be variable (with evidence provided)
  • Early termination fee
  • Default fees for late payment of rent or replacement of lost keys or door fobs

For agents and landlords, charging illegal fees could cost fines up to £5,000 for first-time offenders whilst an unlimited fine can be expected for repeat offenders within a five year window.

Here at SearchSmartly, we work strictly with reputable agents who abide by the new acts implemented, ensuring that all proposed tenancies exclude illegal or unscrupulous behaviour that do not benefit potential tenants. If you are looking to move, why not start your search with us and our trusted agents.

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Tenants’s rights, responsibilities & tenancy agreement

What you need to know about your rights and responsibilities as a tenant, as well as key points you need to be mindful of when reviewing your tenancy agreement.

In this article, let’s look at the rights and responsibilities for tenants, as well as how to review your tenancy agreement carefully.

First things first, you should always make sure that there is a written tenancy agreement between you and the landlord. The most common agreement in the UK is called Assured Shorthand Tenancies or AST. ASTs are superseded by the law, so in the event of a dispute, the law takes precedence over any wrongly drafted clauses in the agreement.

Key points you need to watch out for in your tenancy agreement

  • Agreed rent per month and mode or payment.  This is an obvious one – just pay attention to the rent amount that it has been calculated accurately, especially the conversion from per week rent (that’s how rents are often advertised) to per month (there are more than 4 weeks in a month).
  • Tenancy start and end dates, and the process for ending the tenancy early. There should ideally be a notice period of 1 to 2 months depending on the tenancy period.
  • Break clause. It is common to have a break clause in long-term tenancy agreements. We recommend having this clearly spelled out so that you have the flexibility to move out easily in the event of a change of circumstances for you.
  • Process for periodic rent review. We have seen agreements that have an inflation-linked rental price increase every year.
  • Deposit amount and how it will be protected, along with details of when the deposit can be fully or partly withheld (e.g. to repair the damage you have caused, deducted when you are vacating the property). The landlords are now required to put the tenants’ deposit into a Tenancy Deposit Protection scheme and provide the receipt to the tenant within a few days of giving the deposit account. The landlords lose some rights (related to tenant eviction) in case they do not put the deposit amount into a tenancy deposit scheme.
  • Property managementThis can be a topic of contention during the tenancy, so pay special attention to this. It’s not uncommon for landlords to hand over regular repairs and maintenance work to private agencies – make sure you have their full contact details, including emergency phone numbers. If your landlord plans to take care of property management, make sure to talk to him/her in advance on how quickly he/she can respond to emergencies – for example, if there is a water pipe leakage in the middle of the night, or there is a major issue when the landlord is living abroad or away on holidays in a remote location.
  • An outline of the bills you are responsible forTypically all utility bills and council tax are payable by the tenants, while any building management fee is paid by the landlord. Occasionally, gas heating in the flat may be covered by the landlord if there is a central heating system in the building.
  • Pets. Most landlords are adamant that they will not allow pets to reside in their property. Sometimes, if the property is part of a purpose-built apartment block, this can be dictated by the regulations of the building, leaving no margin for discussion. Make sure you are fully aware of the rules that apply to the property regarding this matter.

There are various public sources available for information on tenants’ rights and responsibilities that you may want to review…

Understand your rights & responsibilities:

Understand the tenancy agreement (Assured Shorthand Tenancies or AST)

Understand the Tenancy Deposit Protection