The Advice Service has been busier than ever at the start of this new academic year with students coming to us with housing issues. Those of you who have been unlucky enough to have been looking in the private rented housing market this year will undoubtedly be aware that the supply/demand issue for student housing is fast becoming a national crisis. Not only has this led to some students not being able to find housing at all, but we are hearing increasingly that it has also led to a drop in standard of student properties, as students are forced to sign up for sub par properties out of desperation.
However, it’s not just the national issues. For many students this is their first time living independently and with groups of other people who they didn’t know a few weeks ago. It is perfectly understandable for some problems to crop up for some. Therefore in our blog this week, we’ll be looking at how to deal with early problems in properties.
Repairs and Health & Safety
It is important to remember that both landlord and tenant have responsibilities for repairs and the overall safety of the property. As a rule of thumb, the landlord is usually responsible for repairs such as the structure of the property, its heating, hot water and sanitary installations, whereas the tenant is responsible for any damage caused by themselves or their guests. If you are unsure as to who should be responsible for a repair, consult your tenancy agreement and you will find the answer in the small print!
Make sure to tell your landlord about any repairs/health & safety changes that are needed. Your landlord only has to do the repairs when they know there’s a problem and it is your responsibility to inform them in a timely manner. Also, it is important to keep reasonable. The landlord should be given around 28 days to fix minor repairs, so be patient if it is not a major issue.
If your landlord is being unresponsive and ignoring your requests, take the below steps:
-
Take pictures of the repair needed. This could prove useful down the line if things escalate.
-
Put the repair request in writing. The shelter website has an excellent template for this. In the letter, ensure to give the landlord a reasonable timeframe to complete the repairs. Send the request to your landlord via email and post.
-
If the landlord continues to ignore the request, send a further letter, this time detailing the landlord's obligations under section 11 of the Landlord and Tenant Act 1985 and/or the tenancy agreement and asking for immediate action. Again, the shelter website has a good template for this.
-
If this further request is ignored, you will need to seek legal advice. The University of London Housing Service is the place to go for LSE students to get free legal housing advice. Book an appointment with them as soon as possible.
Noisy Neighbours
There’s nothing worse than finding what you think is the ideal place, moving in and then realising on your first night that it is impossible to sleep due to noise. If this has been caused by your neighbours, you will often be able to resolve problems just by talking to them. Often people don't know they are causing a problem and most will be glad to take action to reduce the disturbance.
If this doesn’t work or if you feel uncomfortable doing the above, then discuss the problem with your landlord. Most tenancy conditions include a requirement that tenants do not cause a disturbance to neighbours. Your landlord may take action if a serious disturbance is happening.
Noise can also be caused by other things such as construction work happening in the area. We do live in London so unfortunately this is something we have to live with to an extent, but it is also important to know the law around this. Construction noise is considered to be a nuisance outside of these hours: Monday to Friday 8am to 6pm, Saturdays 9am to 2pm, and Sundays and Bank Holidays should see no work. If you are experiencing construction noise outside of these times then tell your landlord who has an obligation to deal with this.
Housemate Problems
Don’t sit on it and let it get worse! Raise issues early, but keep it neutral and polite. Regular house meetings where you sort out bills, admin and issues is a good start. Simple compromises – such as wearing earplugs or gifting headphones to a noisy housemate – can work wonders, too.
Many students don’t read their contract, but take time to get familiar with it. For instance, the type of tenancy agreement you’ve all signed could indicate whether you can ask a problem tenant to leave, or if your landlord can arbitrate. In halls of residence, seek out the caretaker or welfare rep.
If you get stuck with the Bills or Rent
If you share a property with friends you’ll probably sign a ‘joint tenancy agreement’, making you jointly liable for any breaches of the contract, including damage to the property or rent arrears. So if one of your flatmates unexpectedly moves out, you may find yourself left to pay more than your usual share of the bills or rent.
Although this can be frustrating, keep calm. Speak to your landlord - and if possible the absent flatmate - to discuss any unpaid amounts owed. Before you replace your flatmate, speak to your landlord about the terms of your tenancy. If they are unwilling to allow a replacement, you may be able to seek redress for unfair contractual terms.
Money Issues
Housing in London is expensive, there is no getting around it and the cost of living crisis continues to rage on. Should you experience money issues that impact on your ability to pay rent or bills, it is important to do something quickly and not let it spiral. Please find some suggestions below.
-
Budgeting Plan - Yes, boring I know, but budgeting and keeping track of your finances is a vital skill. Follow the recommended steps from Save The Student to ensure you are spending within your available budget.
-
Part time work - Many LSE students take on part time work to help fund their studies. Look on job boards or if you want something closer to campus, try LSE Jobs or jobs at the Union. Remember you can only work 15 hours per week during term time.
-
Student Discounts - See our blog on student deals available to save you some money!
-
Hardship Funds. Both LSE and the LSESU run student support funds for students who are experiencing unexpected financial hardship.
Getting Help
There are numerous services that can help if your individual efforts do not work with all of the above:
Shelter
Shelter is a UK based housing charity and its website should be your first stop to read up on your rights as a tenant.
The LSESU Advice Service
Our Advice Service provides free advice and support to LSE students on a range of housing issues from dealing with landlords to checking contracts.
LSE Residential Life
If you are in LSE ran Halls of Residence, there is a support and welfare team in place who can help on a range of pastoral issues. If you are in private halls then there will be a similar service. Ask at your Halls front desk for their details.
University of London Housing Service
University of London Housing Services offers a range of services to assist and support students who are living in private accommodation in London. They have a specialist legal advice team that can advise you should your issue be of a more serious nature.
Citizens Advice
Every London borough has at least one Citizens Advice Bureau which provides free advice and guidance to residents.
Local Borough Councils
Local councils can support private renters in their respective borough.
Blog written by Laurence Mackavoy. Laurence is an Advice Caseworker with the LSESU Advice Service.
The LSESU Advice Team
Impartial. Supportive. Confidential.
The LSESU Advice Team is based on the 3rd floor of the Saw Swee Hock Building and we provide free, independent and confidential advice to all LSE students on academic and housing matters. We also administer the Hardship Fund, the Childcare Fund and the Graduation Gown Support Fund (GGSF).
The Advice Service can be accessed by emailing su.advice@lse.ac.uk. You can also book a telephone or Zoom appointment with an adviser through Student Hub.