Stags Residential Lettings has produced this guide to inform Tenants of the procedures and requirements relating to a typical tenancy taken through Stags. If you are unsure, then please contact your local Stags Lettings Office for further explanation prior to arranging any viewings.
Tenancy Applications/References
When a letting of a property has been agreed, all persons over the age of 18 will need to complete a Tenancy Application form and will be named in the Tenancy Agreement. We will then take up references on behalf of our clients, the Landlord, which usually will include a credit check, current employment details, previous Landlord/Letting Agent, and if self-employed, accounts and income details A payment to indicate your commitment to the tenancy is required and to cover administration costs. This payment is non-refundable should your references prove to be unsatisfactory or you withdraw from the property. If the Landlord withdraws the property, or your application does not proceed because of other circumstances out of your control, then the administration fee will be refunded in full. Please note, this money in advance does not constitute a Tenancy, or offer of a Tenancy.
Tenancy Agreement: Prior to a Tenancy commencing you will normally be required to sign a standard Assured Shorthold Tenancy Agreement, which is usually for a period of six or twelve months. A Tenancy Agreement will fully explain and detail the terms and conditions on which you are taking the Tenancy plus any other special conditions that relate to that specific property.
Security Deposit: Before the Tenancy commences you will be required to pay a security deposit usually equivalent to one month's rent plus £100. This deposit is held by Stags as Stakeholder on behalf of the Landlord. No interest is payable to either party. The deposit is held against any damages or expenses arising during your tenancy and will not be released until you have vacated the property, all rent has been paid up to date and an end of tenancy inspection completed.
Tenancy Deposit Scheme and The Dispute Service: All deposits taken for Assured Shorthold Tenancies must be protected by a Tenancy Deposit Scheme. Stags operates an insurance based scheme as members of ARLA and RICS, through the Dispute Service (TDS) and hold deposits as stakeholder on behalf of Landlords and Tenants. For more information visit the website www.tds.gb.com
Deposits and Non Housing Act Tenancies: The majority of Tenancy Agreements are Assured Shorthold Tenancies within the Housing Act and therefore deposits are covered by the Tenancy Deposit Scheme. However, deposits taken for Non Housing Act Tenancies i.e. Winter Let Agreement, High Rent Agreement or Company Let the deposits will not be covered by the Tenancy Deposit Scheme. We as Agents will hold the deposit as Stakeholder and administer it in the normal way.
Rental Payments: The first months rent is payable in advance along with the deposit either by cash, Bankers Draft/transfer or cheque. If you are paying by personal cheque please allow at least 10 working days for clearance. All future rent is payable in advance by standing order either directly to the Landlords or Stags Client Trust Account. Please note that all standing order payments should be made three days prior to your rent due date to allow for clearance.
Schedule of Condition and Inventory: A Schedule of Condition/Inventory of the property will normally have been prepared. This will be provided to you at the commencement of the tenancy requiring you to check it, sign and return back to Stags within 3 days. It is important that you take care in agreeing the Schedule of Condition/Inventory at this stage, as it will form the basis of any claim for damages by your Landlord at the end of the tenancy.
Tenants Obligations: You should be aware that responsibility for the property rests with the Tenant during any tenancy. It is particularly important that any gas or electrical problems are reported immediately and the property is fully secured when you leave it unattended at any time. During the winter months, necessary steps must be taken to prevent the freezing of the water and heating systems. In addition, you will be liable to maintain the interior décor of the property to include carpets, and any fixtures and fittings that are included plus gardens and outside areas.
Stags Obligations: The obligations of Stags will vary dependent on which of the following services we provide for the Landlord. A.Let Only (no management) B.Letting the property and receiving rent C.Letting and fully managing the property. You will be notified which of the above services applies to your tenancy and provided with details of who to contact.
Property Visits: All properties Fully Managed by Stags will be subject to regular visits. The purpose of these is to check the condition of the property and that you are conducting your tenancy in accordance with the Tenancy Agreement.
Utilities: Once you have signed a Tenancy Agreement you are usually liable for the service utility charges relating to that property to include gas, electricity, and water. These companies will have been notified of your impending occupation of the property along with appropriate meter readings. You may wish to check with the appropriate utility company to ensure that this has been set up. With regards to telephones, it is British Telecom's policy to carry out a credit check on all potential customers before activating a line and therefore you will need to contact them directly.
Television Licence/Signal: You are responsible for the television licence regardless of whether or not a television is provided by the Landlord. Landlords cannot guarantee quality of signal or availability of signal at any let property.
Telephone Connections: Tenants will need to make their own investigations as to the availability of a suitable B.T/Broadband connection at the let property and will be responsible for any connection costs.
Council Tax: It is the Tenants responsibility to pay the Council Tax direct to the local authority unless agreed otherwise.
Insurance: The Tenant is responsible for insuring their own personal effects and furnishings. It is important that as a Tenant you are adequately protected and covered for any damage you may cause to Landlords buildings or contents. Stags can provide cover through our local association with Rentshield Insurance Services.
Tenancy Renewals: Approximately three months prior to the end of the initial fixed term Stags will write to you asking for information concerning your intentions and whether you would like to remain in the property. If a Tenancy Renewal is agreed this may be for either a further fixed term or on a Statutory Periodic basis. There will be a charge to cover the administration costs each time the Agreement is renewed.