Q: I’m looking for a home to rent and - as well as finding the right property - I want to make sure I choose the right letting agency as I have heard some horror stories. What questions should I be asking letting agents to make sure I choose the right one?
Carole Reader, branch manager of JSM Lowestoft:
You are right to be cautious about choosing your letting agent since there is currently no formal regulation of letting agents in place, despite the many regulations that govern residential letting. As a tenant, your letting agent has a number of legal and moral responsibilities towards you, which unfortunately not all agents are aware of or carry out. The most vital of these is ensuring the safety of the property, but all their responsibilities are important and should be carried out conscientiously.
To ensure your rights and interests as a tenant are protected, here are the top 10 questions to ask your letting agent:
1) Will you receive a copy of a Gas Safety Certificate, issued by a Gas Safe Engineer, before moving into the property? This proves that all gas appliances have been checked within the last 12 months and are safe.
2) Will all furnishings at the property comply with fire safety regulations and all electrical equipment comply with electrical safety regulations?
3) Will the agent have concerns for your safety in the property beyond their statutory obligations? At JSM we look out for any potential safety hazards in all properties and advise our landlords if necessary on how to make them safer, for example, covering ponds, installing safety glass, putting fencing around swimming pools, fitting banisters, etc.
4) Will you receive a copy of the Energy Performance Certificate (EPC) before viewing properties so you can make an informed decision?
5) Will the Tenancy Agreement you sign be written in plain English and contain no unfair terms and conditions, as determined by the Office of Fair Trading (OFT)
6) Will your deposit be protected and held in one of the approved Tenancy Deposit Protection schemes such as My Deposits, Deposit Protection Service (DPS) or Tenancy Deposit Scheme (TDS) and does the agent have a client money protection scheme in place so you can be sure your rent payments are safe? Is your agent a member of the SAFE Agent scheme?
7) Will you be given a copy of the Inventory & Schedule of Condition at the start of the tenancy and have the opportunity to request changes if you find any inaccuracies? This document is key to determining whether you get your full deposit back at the end of the tenancy or whether any deductions need to be made to cover loss or damage.
8) Will the agent ensure that your rights as a tenant are protected during your tenancy? You have the right to quiet enjoyment of the property as your own home during the tenancy and must be given at least 24 hours written notice before a visit by the letting agent or landlord, except in an emergency.
9) Will the agent be managing the property during your tenancy and if so, do they have a dedicated, in-house property management department with access to reliable contractors to sort out any maintenance issues or problems that may occur during your tenancy?
10) Is your agent a member of a professional body such as ARLA, RICS or NAEA? If so they will have to follow a strict code of conduct and you will have a means of recourse should they fail to do so.
A resounding ‘YES’ to all the above questions is the least you should expect from any letting agent that you are trusting to look after your safety, your rights and your money during your tenancy. Don’t settle for anything less.
JSM are members of ARLA and the SAFE Agent Scheme and have been established for more than 20 years. For advice you can trust on all aspects of renting or letting in East Anglia please contact
your local JSM branch:
Lowestoft – 01502 500922
Norwich - 01603 630671
Ipswich – 01473 214441
Woodbridge – 01394 380218
ENDS
Posted 21-02-2012
