Renting a home

It's the most popular way of getting your own place. So, how do you go about it?

Finding a place:

Word of mouth

Ask friends or relatives if they know of anywhere. A friend of a friend of a friend will often know about a place that someone is just about to move out of.

Shop windows, the local paper and magazines

A lot of people advertise vacancies in shop windows or in local newspapers and magazines. Notice boards in supermarkets and colleges are worth a look too. So check all these regularly.

Accommodation agencies

There are lots of accommodation agencies and estate agents around the country that have lists of places to rent. Be careful, it is illegal for them to charge you anything unless they actually find you a place and you take it. They are the most expensive option. Check with your local housing advice agency - for example CHAC (Cheltenham Housing Aid Centre) who keep an up to date register of properties available and whether the landlord will accept benefits/deposit bond.

Is the place right for you?

People have different needs. Some people are prepared or more able to accept less privacy or facilities than others.

• Are you prepared to share with others?
• Are you prepared to share with people you don't know?
• What if there's no central heating?
• Is the flat in a good state of repair (such as free from damp)?
• Do you need a place with furniture and cooking equipment provided?
• How long can you stay there?
• What can you do if you move in and can't afford it or don't like it?

What else is there to think about?

Transport and safety are two very important things to consider. And it's better to think about them before you move in. So...

• What's the transport like in the area?
• Is there a bus stop or train station nearby?
• Can you get to work, college or the shops fairly easily?
• What time is the last bus home, or can you walk it?
• If you're coming home late at night is the street well lit?
• Do you feel alright about walking down the street at night?
• Are the doors secure, with good locks?
• Is the landlord sound?

Also, does the landlord seem to have a problem with:

• young people?
• gay men or women?
• people from different ethnic backgrounds?
• people with disabilities?

It can help to take a friend along to get a second opinion.

If you decide to rent

In some areas where there is a shortage of accommodation you may feel you have to accept a place as soon as you find it. But try to wait until you are sure, as living somewhere you are not happy with, or cannot manage is difficult. There are still a few things that you can do before committing yourself.

Rent in advance/deposits

When you find a place to rent, you will almost always be asked for money in advance. Ask if this is -?rent in advance' or a -?deposit' or both. If you are asked for rent in advance, find out how long it covers. If it's to cover four weeks, for example, make sure you don't pay any more rent until the four weeks are up. When you hand over money, get a receipt and keep it safe. If possible pay by cheque.

A deposit is a sum of money to cover damages/breakage or in case you leave without paying up. You get this back when you leave, less the cost of any damage. Landlords can ask you for a returnable deposit equal to two months' rent as well as the four weeks' rent you may have to pay in advance. They may ask for a fee as well, sometimes called -?key money' or a premium. There is no limit as to how much the landlord may ask for - if the amount appears unreasonable the only option is to not take the accommodation.

Before you pay your deposit/rent in advance, ask for an inventory - a list of everything in the place that belongs to the landlord (though the landlord does not have to give you one). Check it carefully. Point out anything that is missing or damaged and get the list altered if necessary. Check the list again when you leave. If the landlord won't do this, do one of your own with a friend or another tenant, date it and send a copy to them.

CHAC operates a deposit bond scheme which is a paper guarantee of the deposit (up to £400). The landlord can claim on this bond if you leave the property owing rent or you have damaged the property in any way. You would then owe this sum to CHAC. Other districts also operate bond schemes.

Some local authorities, housing associations and charities offer loans to pay a deposit or your first month's rent. You can find out more information from the National Rent Deposit Forum. www.nrdf.org.uk

Agent Fees

Many letting agents will ask for non-returnable administration fees for arranging the let. They will make credit checks and take up references on behalf of the landlord. These changes can amount to almost £200 per person.

Guarantors

Many landlords and letting agents will require a guarantor for young people under the age of 25yrs. This is a legal contract promising to intervene in any rent damage dispute between the landlord and the young person. Usually it would be your parent who you would ask to be your guarantor, but if renting goes wrong, it may end up costing a lot both in financial terms as well as in terms of your relationship with your family.

Rent and Tenancy Agreements Find out what the rent covers. Are other bills (such as phone rental, Council tax, water rates, gas and electricity) included in the rent? You may be given a written agreement. Ask for a copy early, read it and check that you understand it and that it is as the landlord says. You might want to check how much notice you will have to give if you want to leave. Your landlord is legally bound to give you a rent book if you pay your rent weekly. It should contain their name and address, your address, and details of how much rent is payable each week or month. Never hand over cash, cheques or a giro until you get a receipt. If the landlord doesn't collect rent or won't take it, put it in a bank or post office account. Tell them by letter you are doing this, and keep a copy. They may be trying to get you out for non payment of rent.

Furniture

If the landlord is providing furniture, make sure everything in your flat is listed in the inventory, and check that if anything is damaged it is noted on the inventory.

And once you move in:

In an emergency, your landlord is entitled to immediate access to carry out repairs, etc., but if your landlord is coming to inspect a repair or empty a meter, for instance, they must give you 24 hours notice.

Insurance

You should insure the contents of your property, wherever you live. Possessions bought over a period of years will cost a lot to replace if damaged by fire or stolen. If you get a council or housing association place, check if they offer any insurance offers.

Repairs

The law says that landlords have to make sure that their building is wind and water tight. They are also responsible for making sure that basic services like gas, electricity and water are in good order. If there are problems, let the landlord know straight away. Arrange to meet and agree a plan for putting things right, make a note of all the steps you take and the plans made. If problems persist, get advice early.

Tenants Rights

When you are about to rent accommodation you should sign a Tenancy Agreement. This is an agreement between you and the landlord and it will outline you and your landlord's obligations while you stay in their flat or bed sit. A landlord is not obliged to supply a written tenancy, although they should supply some particulars on request.

A verbal contract is also legal - it may simply be based around the conversation that you and the landlord had when you first agreed to let the house or flat. Also, having no contract does not stop you having rights. There are rights that the law gives you while you are renting. A word of caution though, don't sign anything unless you under stand what it means.

If you need any further in formation contact one of the agencies listed at the end of the chapter.

Eviction

It's a criminal offence for anyone to evict you without a court order or to attempt to force you out by threats or harassment. Even if there are problems like getting the rent paid or complaints against you, it's a criminal offence. In most cases you cannot be turned out without the land-lord giving you notice to quit and getting a court order. If you're threatened with eviction or harassment go to your local district council housing department or social services department and report it. A Citizens Advice Bureau or an advice and information centre can also help. See the end of the chapter for contact details.

Paying the rent

How much money you have affects the choices you have about where to live. Most landlords ask for rent in advance and a deposit. Rents can be high and your wages or benefits may be low. On top of the rent there are bills to pay - gas, electricity, phone, council tax, food and so on. And then if the accommodation is unfurnished there's the table and chairs, the fridge, the TV to buy, your bus fares etc.

It's important to be realistic about what you can afford to pay, but there are some things you can do to increase your chances of being able to pay for somewhere to live.

Benefits

If you are unemployed or on a low income you should be able to claim:

• Benefits to help with your living costs

Most 16 or 17 year olds can't get jobseekers allowance (JSA) or income sup-port. If you're 16 or 17 and unemployed or don't have a training place you might get these benefits, but it can be difficult. Normally you have to show you will suffer severe hardship without benefits. If you're 18 or over and unemployed you should be able to get JSA or income support.

You should provide evidence of your identity to get benefits. To sign on, go to the Benefits Agency office or Job Centre nearest to where you live (see the Benefits chapter for addresses).

For more information about the different types of benefits and how to claim them, take a look at the Benefits Chapter

• Benefits to help pay the rent

You can claim Housing Benefit, whatever your age, to help pay your rent if you aren't working or you have low wages. Housing Benefit is claimed from the housing benefit department at your local district or borough council. The Council will work out how much Housing Benefit you can get by taking into account how much money you have coming in, how much savings you have, your personal situation and how much your rent is. If you get Housing Benefit it will not necessarily cover all your rent. If you're:

• single
• under 25
• with no children
• paying rent to a private landlord

You are normally only entitled to what you'd pay for a single room in a shared house, even if you've got a place of your own. If you were given accommodation by social services, or you were in care when you were younger, this might not apply.

The Housing Benefit paid can be less than the rent you pay for other reasons as well. The rules about Housing Benefit are complicated so it's worth getting advice from your lo cal district or borough council or one of the agencies listed at the end of this chapter.

If you have a place in mind, you can find out if the Housing Benefit will be restricted by asking the housing department for a pre tenancy determination. This is an assessment that can be made before accommodation is taken up, which will provide details of the maximum housing benefit payable on a property.

• Other help: Help to pay for a deposit or rent in advance

Most private landlords will ask for a deposit and a month's rent in advance before they let you move in. You can sometimes negotiate with the landlord to pay a smaller amount, or to pay the deposit in easy stages. The council and housing associations will not ask you for a deposit.

If you're getting benefits you may be able to get a loan from the Government's Social Fund to help you pay your first month's rent, but it is difficult to get. For more information about the Social Fund, search for Benefits.

You can't get any benefits to help pay a deposit. But in some areas there are rent deposit or rent guarantee schemes to help people get into private rented accommodation. These schemes sort out the deposit on condition that the landlord rents you the place. Check with the agencies listed at the end of this chapter for more detail about local schemes. In particular, your local council may be able to help.

What if I need furniture?

If you're moving into your own place it might be unfurnished. If it's a council or housing association place, it is likely to be unfurnished.

Start with charity shops, furniture recycling projects and second hand shops, as they often have cheap furniture for sale. If you're getting benefits you may be able to get a grant or a loan from the Social Fund to help you buy bedding, a cooker and other essentials.

If you're disabled

...and looking for rented housing, then finding somewhere suitable is going to be even more difficult.

A small number of houses may have been specifically designed or adapted for disabled people. Those will only be available through housing associations and the district and borough council housing departments. You could have a long wait before you are housed. To find out what's available, contact a Citizens Advice Bureau, social services or the housing department.