Tenants

INTRODUCTION

At Smiths Residential we let and manage a variety of furnished and unfurnished properties throughout Barkingside and Redbridge for rent. As members of The Dispute Service all security deposits are held in a designated Clients Account and fully bonded.

Our site contains a constantly updated register of rental property. CLICK HERE www.smithsresidential.co.uk to see our latest list. In order to receive a regularly updated list of our available rental properties, please register [REGISTRATION FORM LINK] and we will contact you with details of new properties to suit your specified requirements.

For more detailed information or appointments to view please contact us on 020 8551 9933.

Please keep in mind that a range of rigourous checks on all prospective tenants will be carried out and we will require at least one full month’s rent as a deposit and one month’s rent paid in advance. Should you be uncertain as to your suitability or have specific requirements, please contact us.

TENANT’S GUIDE

Although Letting Agents have different procedures, this guide is intended as a general overview to assist you when renting a property. We have set out below a few significant pointers to assist you.

YOUR OFFER

Once we have found your suitable property, you will be in a position to make an offer to the Landlord for consideration. Please note that any offer you make would be subject to you fulfilling our reference criteria.
Once your offer has been agreed by the landlord, we will explain your obligations, our obligations and the landlords obligations, using our 'Guide Notes for Tenants' should you agree with these terms then we will ask you to sign the 'Guide Notes' and at this point ask you to pay a holding deposit, which secures the property for you (subject to references).Should you fail to return the required references or should your references prove unsatisfactory, the holding deposit would be non-refundable.

REFERENCES

We shall then apply for references and draw up a draft tenancy agreement for your consideration and approval.
All tenants and guarantors will be expected to provide:

IDENTIFICATION - Copy of passport or Photo Driving Licence
PROOF OF RESIDENCY - Copy of Bank Statements
PROOF OF ADDRESS - Only the following forms of identification are accepted:

We will also contact your employer and your landlord (if you are in rented accommodation already) If you are self employed we will need to contact your accountant. A credit check will also be conducted.
To assist us in collating the necessary references, it would be advantageous for you to warn the above individuals in advance that references are required as these can be return to us within a matter of a few days, barring any delays.

Occasionally, a GUARANTOR will be required if, for example the tenant is unemployed or on a low income and claiming housing benefit or other benefits or that the tenants income falls short of the set criteria.

Please note that the same criteria applies to the guarantor and, furthermore, the guarantor must earn the equivalent of 3 times the yearly sum of the rent, be in full time employment or be able to prove by bank statements that they have “independent means”. All tenants if required should be able to provide a guarantor and should the tenant be unable to provide one, we will decide that the tenant has withdrawn their application. The tenant will therefore forfeit their deposit.
The guarantor must be aware that they will stand as guarantor for you, (and your partner if you are moving in to the property with someone else), for the entire occupancy of the property, not just for the period of the initial tenancy term.

HOW MUCH DO I NEED TO EARN TO BE CONSIDERED FOR THE PROPERTY?

Having had your offer agreed by the landlord (subject to references) you will need to meet the following referencing criteria to be considered for the property and, subject to the Landlord’s decision, if unemployed or on a low income and claiming housing benefit or any other form of benefit you will require a guarantor, they must earn at least 3 times the yearly rent or if you are employed you must earn at least 2.5 times the yearly rent either individually or jointly if more than one tenant.

TENANCY AGREEMENT

An appointment will be arranged with you to visit our offices to sign the Tenancy Agreement when all references have been received. The Landlord will also be asked to sign the agreement.

RENT AND DEPOSIT

You will be required to provide the agreed sum of rent and deposit before taking possession of the property.
The deposit is required for the full tenancy against loss, damage or charges payable at the termination of the tenancy. Whilst this is usually the equivalent of one month’s rent, this may vary therefore we suggest that the actual amount is verified via the property description as found on our letting list. If Smiths manage the property or the landlord on a let only requests, the deposit will be held by Smiths Residential as stakeholder in their designated clients’ account and is fully bonded and Smiths will register the deposit with the TDS (Tenants Deposit Scheme).The deposit is returned in full at the end of the tenancy subject to final inspection of the property and it should be noted that deductions will also be made for cleaning should the property (and garden areas) not have been left in a satisfactory condition. Should the tenant disagree with any proposed deductions, then Smiths will endeavour to negotiate between the two parties to reach an agreement, however, if no compromised can be reached then the undisputed amount will be returned to the tenant and Smiths will forward to the TDS all the relevant documentation and the TDs will decide whether the landlord should retain the disputed amount or whether it should be returned to the tenant.

Rent is to be paid monthly in advance commencing on the first day of the tenancy and then on the same day each month thereafter. The preferred method is by bank standing order.

OTHER POINTS OF INTEREST:

1. The Tenant will be responsible for insuring their own possessions
2. The Tenant will take over all utilities such as Gas, Electricity, Water/Sewage charges, Council Tax & Telephone upon moving into the property and will be responsible for contacting the relevant suppliers accordingly prior to commencement of the tenancy.
3. The Landlord is responsible for any repair/maintenance problems to appliances etc. but the Tenant is responsible for any breakages which should be reported immediately.
4. Decoration of the property must only be done with your Landlord’s permission
5. No pets are allowed unless the Landlord has given consent
6. Reasonable notice should be given in the event that the Letting Agent or Landlord wishes to inspect the property outside pre-agreed times. It is usual for the Agent to inspect the property at least twice during the term of your Tenancy and the Tenancy Agreement should cover this eventuality.
7. Most lets are for 12 months, although some Landlords may consider shorter terms of say 6 months.
8. Should you wish to quit your Tenancy earlier than the agreed term, you will be liable for all rent until the end of the agreed Tenancy. However, it may be worth considering negotiating a BREAK CLAUSE with the Landlord which, for example, could entitle you to give notice after 6 months.
In this case, you would only be liable for the rent for the notice period of 1 month, releasing you from the remaining 5 months of a 12 month Tenancy.
9. The most common type of Tenancy Agreement is the assured short hold used for 6-12 month lets and usually takes the form of a standard contract between both parties.
However, should any “extras” be agreed such as certain furnishings to be provided by the Landlord, you should ask that an extra clause be added to the agreement to this effect. It should be noted that the landlord is not obliged to carry out promises so it is important that your requests are documented.
10. The Letting Agents will deal with the property viewings, references, agreements and getting you moved in. If the agent has been instructed to manage the property then you will normally report any repairs or queries to them. If not, then you will deal directly with the Landlord.
11. The Letting Agent, whilst acting for the Landlord, operates within accepted guidelines in the industry to ensure that you are able to rely on a professional letting agent taking your concerns seriously and advising the Landlord if they are being unreasonable. In this regard, you should be assured that the property conforms to all safety regulations and is fairly priced.
12. You require a professional service and, as such, Smiths Residential is a member of ARLA, NALS & The Property Ombudsman. This ensures that professional standards are met, for example, the correct Tenancy Agreement is used; proper procedures are in place for reporting and dealing with repairs; safety checks are conducted and a bonding scheme is provide to protect your deposit.

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