Considerations Before Renting A Home

If you’ve decided to rent a home rather than buy one [link to pros and cons], the next step is finding the right rental property. There are a number of things to consider before making your final decision.

Is it in the right location?

No matter how great the property is, are you sure it’s in the best location for you? What’s in the immediate area and within easy reach? Are the shops, amenities and transport connections you need within easy reach? Are these things too close – will you be disturbed at all hours by other people using these things? Do you want to be close to parks and open space? Is it a safe place – it’s worth checking the crime figures and whether there’s a reputation for antisocial behaviour.

Can I afford this property?

The Office for National Statistics says renters on median income (£2,076 per month, according to official figures in April 2022) could expect to spend around 30% of that income before tax on the average price of a rented home in England. The basic rent figure is a starting point but don’t forget other things such as council tax and utility bills. Older properties may have high ceilings, poor insulation and single glazing; modern homes are likely to be much more energy efficient with high-performance kitchen appliances and boilers, underfloor heating and double glazing. Some landlords offer a rent that includes the running costs but always check exactly what is and isn’t included.

What are the charges?

It could be very straightforward, requiring you to pay a tenancy deposit [link to definition] and a few weeks’ rent in advance before moving in. But ask about whether there’s a refundable reservation fee to pay upfront and whether there are extra charges for things like agency fees and credit checks.

How long do I want to live there?

There are pros and cons to short- and long-term leases [link]so think seriously about which, on balance, is the one you’ll go for. The rent may be cheaper – certainly worth negotiating – on a long-term tenancy but see what options the landlord is prepared to give you. Weigh up the convenience of flexibility of a short-term contract with the stability and potential savings of a longer-term agreement.

What condition does the property come in?

There are potential risks with older properties, such as windows and doors that are drafty and/or hard to open/close, damp and mould, or poor insulation and soundproofing. Make sure you’re aware of these issues, and happy to live with them. Even with a brand new home, make sure it’s in the tip-top state it should be and not in need of repairs or the fixing of ‘snagging issues’ [link to glossary]

Does the property come furnished?

Find out whether the rent you are being charged is for a furnished or unfurnished home, and if there is an option to have furnishings provided for you, what are your options and what will it cost?

Is the property safe and secure?

There are minimal standards that rented properties have to meet to meet regarding gas and electrical equipment and smoke detectors. Check the level of security in terms of your individual property and, if in a large development, general measures for access into and around the building.

Is this the right time?

While it is often a good idea to allow some crossover between your current tenancy and your new one, to give you time to move your possessions, don’t be persuaded to start your new lease too soon, as you’ll just end up paying two rents for far longer than you need to. Ask about flexibility to the start date at your potential new place.

What’s the previous tenant like and why are they leaving?

Whether it’s currently occupied or empty, if someone has rented this property before you, what can you find out about how long they were there and their reason for leaving? Someone staying there for a long period is a sign that it’s a good-quality and affordable property, whereas a serious of short-term tenants suggests that there could be issues with things like the condition of the home, troublesome neighbours, an unpleasant landlord – or simply just not a nice location to live. Find out what you can about it and comparable properties.

Does it have everything I need?

Many things that used to be considered luxury are now expected as standard – things like fitted kitchens, en suite bathrooms and private balconies. You might be prepared to live without these things but you should be sure that this home provides what you really need. Is there enough storage space for your possessions? Is it accessible by lift, not just flights of stairs? Does it come with a parking space and/or bicycle storage? If you don’t own much furniture or kitchen equipment, do these things come with the property?

Is it pet friendly?

If you’re a dog or cat owner, you’ll want to check that your pet will be welcome at your new property. Some landlords simply won’t allow it, others may be more flexible, although they may want an extra ‘pet deposit’ to cover any potential damage, or charge a higher rent. Some landlords happily welcome your valued companions.

Can I make changes to the property?

To what extent will the landlord let you ‘customise’ your home? Some won’t even let you hang a picture on the wall, let alone paint it, which can be a frustration in an older property in a ‘tired’ state of decoration. Even if it’s a beautifully finished brand new property [link to search], are you happy to live in it as it is? You’ll need to find out to what extent you would be able to personalise it.