Rent
Rents for whole flats and houses:
How is my rent set?
Rents in London are high. There is no rent regulation in this country so prices are set at a "market rent". This is the amount the landlord could get for the accommodation on the open market.
You can try to negotiate a lower rent before you accept accommodation, but once agreed that will be the rent for the duration of the tenancy or letting. Rent does not normally cover bills for fuel, taxes etc if these are included in your rent you must have this in writing.
When can my landlord increase the rent?
Most tenancies for whole flats or houses are now "Assured Shorthold Tenancies" and for a fixed period which must be a minimum of six months. The rent should be specified on the contact and cannot be increased during the initially fixed period (i.e. a minimum of six months). Once the fixed period is over if your landlord agrees to allow you to stay for a new period he can also put up the rent as part of negotiating a new agreement. (Some tenants may have an "Assured Tenancy" these may have rent increases written into them as they are longer term agreements; if not the landlord can increase the rent once a year and must give you one month's written notice)
Can I challenge my landlord's proposed rent increase?
A RENT ASSESSMENT COMMITTEE (RAC, appointed by the government) can review the rent to see if it is a reasonable market rent BUT BE WARNED:
- a "reasonable market rent" may actually be higher than your landlord has set and may go up
- If your tenancy is an Assured Shorthold Tenancy you have no long term security and your landlord will probably not renew your contract of you go to the RAC.
Very few tenants go to the RAC for these reasons, but if you would like more information contact:
Central London RAC
London Rent Assessment Panel
Whittington Hse
19 - 30 Alfred Place
London WC1E 7LR
Tel: 020 7446 7700
If I share with other tenants who is responsible for paying the rent?
Normally all tenants will be jointly liable for the rent. This means that if one person leaves or stops paying the rent the others will be legally obliged to pay his share or run the risk of eviction for his rent arrears. It may be possible to find a replacement if someone leaves.
If only one person is named on the contract they will be solely responsible for the rent and will have to collect others shares from then to pay to the landlord.
Occasionally, your landlord will issue separate contracts for different rooms in the same property. In this case each tenant is only responsible for their own rent and it is up to the landlord to find a new tenant of someone moves out.
Living with a resident landlord
What are my rights?
Your rights are extremely limited if you share a property with your landlord and you will have no long term security to stay (see information on tenancy agreements etc). You and your landlord will agree how often you pay your rent. If it is weekly you have a legal right to be provided with a rent book. This must show:
- The name & address of the landlord
- Rent payable
- Your protection form eviction (this is normally limited to one weeks notice)
If you do not pay weekly you do not have a legal right to a rent book so it is essential that you have receipts and records to show that your rent has been paid and what period it covers. If your landlord refuses to give receipts keep bank statements if you pay by cheque or get a witness if you pay cash and write to the landlord asking for a receipt and keep a copy of the letter as your own record.
When can my resident landlord put up my rent?
At any time the landlord can put the rent up and your only hope of influencing this is by negotiation. If you have agreed a period of notice to leave, you should be given at least the same period of notice that your rent will be increased. Always try and get these details in writing before or when you move in.
Are there any special rent arrangements for students?
In most cases your landlord will expect full rent during vacations even if you are away, but this is open to negotiation.
If you are expected to vacate your room during vacations you should not pay rent for that period but will probably have to arrange storage or any belongings you wish to leave behind.
How much rent in advance can my landlord ask for?
Your landlord may ask for as much as a terms rent in advance. We strongly advise against paying this much rent in advance if you live with a resident landlord as you are not legally protected against eviction for an equivalent period.
Postdated cheques or Direct payment from your bank?
It is inadvisable to write post-dated cheques in advance because if you need to leave the property and stop the cheques your landlord can sue you for dishonouring the cheque. A bankers order is much safer as it can be stopped at any time but reassures your landlord that money will be transferred at a fixed date each month.
Important
Never pay any money to a landlord or agent without getting a receipt detailing what it covers, and ensure that you have a valid address for your landlord.
