The House

Hunting Guide
 Useful Contacts Contents When to Look
Students’ Union Advice Centre It’s best to start looking in the second or third term to allow yourself plenty of
0121 331 6801 When to Look 02 time to find somewhere you like. There are many more houses than there are
www.birminghamcitysu.com/advice students so remember you are the customer and can walk away from a bad
Where to Live 02 deal. There are plenty of houses available so don’t think you need to take the
Birmingham City University first house you look at.
Accommodation Services Who to Live With 02
0121 331 5191/2 Give yourself plenty of time to look around but be realistic – you might not find
www.bcu.ac.uk/accommodation Where to Look 03 the ‘perfect’ house so consider what you can afford (remember there may be
extra costs such as deposits and bills) and keep your options open.
Shelterline
What to Look For 05
0808 800 444 NEVER take a house without viewing it first and get your
www.shelter.org.uk contract checked out at the Advice Centre before you sign to
Costs 06
avoid problems later!
West Midlands Housing Aid Centre
Deposits 07
0121 236 6668 If you are offered a good deal by a prospective landlord, get it in writing to save any
misunderstanding later. This is particularly important if a landlord is promising
Legal Standards 08 that repairs or improvements will be done before you move in.
Birmingham City Council
0121 303 5341
www.birmingham.gov.uk/housing.bcc When You Move In 09
Where to Live
Gas Safety Action Line Checklist 10
0800 300 363 Student housing is spread all over Birmingham so there’s
www.hse.gov.uk/gas/index.htm plenty of opportunity to decide which area suits you the
best. Many students like to live as close to the City Centre
Transco Introduction... as possible, with Edgbaston proving very popular. You might
0800 111 999 prefer to live closer to your place of study and travel costs might
www.transco.uk.com The Students’ Union Advice Centre, with also be a factor. For information on local crime rates in an area see
assistance from Birmingham City University www.myneighbourhood.info.
TV Licensing Enquiries Accommodation Services, has produced
08705 763 763 this guide to make house hunting as hassle- Popular student areas include Aston, Perry Barr, Erdington and Selly
www.tv-l.co.uk free as possible, and also to outline some Oak. Detailed area guides are available at:
things that you need to look out for. http://icbirmingham.icnetwork.co.uk/students/neighbourhoodwatch/
Citizens Advice
0121 248 4950
www.citizensadvice.org.uk
Looking for accommodation can seem
daunting but don’t panic! Be realistic about Who to Live With
what you’re looking for and take your time
to do some research. Use this guide for Before looking for accommodation, you need to decide who you want to live
ideas on when and where to look for with… or if you want to live on your own. The most common type of student
accommodation, what you can expect and accommodation is for groups of between three and five tenants (although
the legal issues involved. If in any doubt, sometimes more). They say you only truly know someone when you live with
contact the Advice Centre. them: so think about people’s habits, hobbies and personality before you move
in together.

01 02
Where to Look
Word of mouth
This is perhaps the
best way to find
somewhere that you
will be happy with. Ask
friends about vacancies for next
year and if they have had any problems
with the property or landlord. To see what
other students have said about landlords or
agents contact the Advice Centre and ask to
see our housing feedback folder.
Accommodation Services
As well as dealing with applications for halls
of residence, Accommodation Services
also have a list of private rented property.
They are based in Howes Building at Perry
Barr and can be contacted on 0121 331
5191/2. The list is also available on-line at:
www.studentpad.co.uk/bcu.
All landlords of properties on the list have to
comply with a Code of Conduct which covers
problem areas such as repairs and safety.
Contact Accommodation Services, the Advice
Centre or the housing advice section on the
Union website (www.birminghamcitysu.com/
advice) for a copy of the Code. If you have
problems with your landlord and he or she has
breached the Code, the Advice Centre can
help you make a complaint.
The Advice Centre
‘RoomsforRent’ Service
This service enables students to advertise
vacant rooms or advertise that they are looking
for a room. It can prove especially useful to
individual students looking to share with other
03
students. For details of vacancies or how to
advertise, ask at any Union office or contact
the Advice Centre on 331 6801 or online at
www.birminghamcitysu.com/roomsforrent.
Agencies
These vary a great deal in quality so it is worth
checking to make the agency is part of a
recognised body such as the Association of
Residential Letting Agents (www.arla.co.uk).
They will normally charge for their service, for
example for drawing up tenancy agreements
or reading the meter. The landlord, as part of
the letting and management service, may pay
some of these, but they could also be passed
onto the tenant in the form of higher rent.
The Accommodation Agencies Act (1953)
makes it illegal for letting agencies to charge
you a fee for simply registering with them.
They also cannot charge you for providing
you with a list of addresses. If you are charged
wrongly then you should report the agency to
the Council. Ask the agency what charges
it makes before accepting accommodation
(i.e. administration costs) and compare such
charges with other agencies. If you have any
doubts get help from the Advice Centre.
Shop windows/
Notice boards
The smaller shops
near to each campus
often display postcards with adverts for rooms
and houses. Keep an eye on notice boards
at your campus especially towards the end
of the summer term and during the summer
vacation when groups are trying to find extra
people to fill houses.
Newspapers Door Knocking
You can find accommodation adverts in the
Birmingham Mail (daily but best on Thursday),
and the Bargain Pages (Tuesday and Friday). The Advice Centre does not
Also check the local free papers. recommend door knocking as a
way to find a property!
Be wary when using notices and newspapers,
as it is difficult for properties advertised in However, if you do end up door knocking,
these ways to be properly regulated in terms remember to be safe! Some helpful tips to
of gas safety, etc. The areas to look out for are bear in mind if you do end up knocking on
covered later in this guide. doors are:
• Never go alone!
Internet
• Never go at night, apart from safety
There are a variety of issues, you will also see a lot more
websites that allow problems with a house in daylight!
students to advertise
their spare rooms • Remember that not all houses are
or look for potential occupied by students, only knock on the
housemates. Many door if you are sure it is a student house!
letting agencies and
landlords also advertise on the internet. Make • Avoid exam times: as students will be too
sure you view the accommodation thoroughly busy studying to show you their home.
and know how to contact the landlord or agent
before you sign anything. Useful websites
include:
www.torent.co.uk
www.accommodationforstudents.com
www.gumtree.com
www.rightmove.co.uk
http://uk.easyroommate.com
Short Term Accommodation
The tourist office may be able to help with
bed and breakfast accommodation (see
www.birmingham.org.uk) and you can also
try the YMCA who have three centres with
accommodation in Birmingham (see www.
ymca.org.uk).
04
What to Look For
If you’re landlord agrees to carry out
repairs or make improvements before you
move in make sure you get this in writing
with a date it will be done by. When you
agree to rent a property, you are creating
a contract between yourself and the
landlord, whether or not you sign a written
agreement. You will have certain statutory
rights as a tenant that nothing in your
agreement can take away.
If you are given a written contract, make
sure you read this carefully and have it
checked at the Advice Centre if there is
anything you are unsure about. Even if
you don’t receive a written contract you
are legally entitled to a written statement of
terms, detailing the basics of the tenancy.
It is a good idea to ask for one of these if
you are not given one, so that you know
what your obligations are. It is important
to get the actual landlord’s name and
address as well as the agency details.
The main types of tenancy agreement are
explained below:
Assured Shorthold
Tenancy (AST)
All new tenancies are
automatically ASTs,
unless the parties
agree otherwise.
You are advised not to
sign any agreement
that does not cover
the minimum period
you expect to be in
the property, as this
05
type of tenancy allows the landlord to evict
you at the end of the period specified in the
tenancy, as long as s/he has given you two
months notice. This is regardless of whether
you have kept the terms of your contract.
You will have security of tenure for the period
agreed in your contract but it is extremely
difficult to get out of an AST within the fixed-
term unless you get the agreement of the
landlord or can find a replacement tenant.
Excluded Lettings (Resident
Landlord/Lodgings)
If the landlord lives
in the property and
shares the facilities with
the tenant then this
tenancy is excluded
from the protection
given to other types of
tenancy, and the tenant
has NO security of tenure. The landlord only
has to give ‘reasonable’ notice to quit, usually
determined by how frequently rent is paid.
The landlord does not need a court order.
Joint or individual?
If you will be sharing accommodation with
other tenants you may have individual (each
person signs a separate contract) or joint
(all tenants sign on the same document)
contracts. If you have a joint contract you will
be considered jointly and individually liable for
rent and any damage to the property. For these
reasons it’s important to be sure about who
you want to live with and make sure all tenants
know what they are signing up to.
Costs
to cancel should you leave the property. A
It’s important to find out what costs may be
standing order from your bank is much easier
involved in the tenancy. It’s likely you will be
to control and cancel if necessary.
paying the utility (and possibly water) bills
so find out how much these are likely to be.
Before you hand over any money, check
Premiums and Retainers
what you are being asked to pay and
A premium (also called key money) is a non-
make sure you get a receipt, which you
returnable lump sum paid to a landlord to
should keep in a safe place.
secure a property. Not many landlords ask
If you are responsible for the gas or electric for a premium, but it is not illegal to do so
bills for your property always make sure and there are no restrictions on the amount a
you take the meter readings at the start landlord can request. If your landlord requires
of your tenancy, otherwise you may find a premium think very carefully whether you
yourself paying the previous tenants’ bills! should pay it given that they are not often
required.
Rent A retainer is a non-returnable sum of money
paid in lieu of rent in order to reserve a property
Generally it’s cheaper to rent as a group in a while you are not living there (usually to cover
shared house. Rents are set by owners who the summer vacation). Again, get a receipt for
take into account ‘market forces’. In theory, this. If you pay a retainer that is less than the
the better the quality of the property and the full rent, your access to the property and right
better the location of the house, then the higher to occupy will probably be restricted. Not all
the rent should be. But this is complicated by landlords charge retainers, so shop around.
the fact that there are always some bargains
and there are always some houses which are
overpriced. It’s also worth remembering that if
you’re paying rent monthly this is slightly more
than four weeks’ rent. For example, a weekly
rent level of £42.00 will cost you £42.00 x
52 (the number of weeks in the year) which
equals £2184. Divided by 12 (the number of
months in the year), the monthly level works
out at £182.00 (not £42.00 x 4 = £168.00).
Landlords ask for payment in various ways:
by monthly cheques, standing order, or post-
dated cheques. Ask for receipts and/or pay
by cheque in order to have proof of payment.
We do not recommend that you give post-
dated cheques, as these may prove difficult
06
Deposits
A landlord will usually ask for a deposit
to safeguard against damage caused
to property or contents. Amounts vary
and there is no legal maximum but if it
looks too high, e.g. over 2 months rent,
try somewhere else. This is a returnable
sum and a receipt should be obtained. If
at the end of the tenancy there has been
no damage beyond reasonable ‘wear and
tear’ and no bills remain outstanding, then
the deposit should be returned in full.
Tenancy Deposit Scheme
Since 6th April 2007 all deposits taken by
landlords in relation to assured shorthold
tenancies (AST) have to be covered by a
Tenancy Deposit Protection scheme. This law
was introduced to ensure that when a tenant
pays a deposit, he or she is entitled to get all
or part of it back.
There are two types of scheme: a custodial
scheme and insurance-based scheme. Your
landlord will have the option to choose which
scheme they use. A landlord will have 14
days to safeguard a deposit from the day
he receives it and will have to provide you with
information about the scheme safeguarding
the deposit within this time. In both schemes
you will pay the deposit directly to your
landlord.
If using one of the insurance based schemes
your landlord will keep the deposit but pay
a premium to an insurer. At the end of the
tenancy, if you and your landlord agree how
the deposit should be divided, the landlord
returns all or some of the deposit. If using the
custodial scheme your landlord will pay the
deposit into the custodial scheme. At the end
of the tenancy, if the landlord and tenant agree
07
how the deposit should be allocated, they will
tell the scheme, which will pay out the money
as agreed.
If you think your landlord has failed to protect
your deposit you can apply for a court order
requiring the deposit to be safeguarded or
to get the information about the scheme in
which the deposit is safeguarded. If the court
believes that the landlord has failed to comply
with these requirements, or the deposit is not
being held in an authorised scheme, the court
will order your landlord to return or protect
your deposit and must also order the landlord
to pay to the tenant a fine of three times the
deposit amount within 14 days of the order.
To avoid disputes over the
return of your deposit:
• Agree with the landlord in writing BEFORE
signing the agreement exactly what the
deposit will cover.
• Obtain a receipt for the deposit.
• Insist that the landlord agrees an inventory
with you before you move in.
• Take photos as evidence of the condition of
the property when you move in and out.
• Before asking for your deposit back at the
end of the Letting ensure that you replace
any broken or missing contents, repair any
damage and clean up. Your landlord may
legitimately spend part of your deposit on
professional cleaning services if the property
is left dirty and untidy.
• At the end of the letting your landlord will
inspect the property. Be there! Check each
item against the inventory and agree a date
for the return of the deposit.
Always get receipts for money
you pay and keep them safe.
Legal
Legal Standards
Standards
All tenants have a legal right to live in safe
All tenants have a legal right to live in
and healthy housing conditions. This section
safe and healthy housing conditions. This
looks at the standards and facilities to which
section looks at the standards and facilities
you are entitled. It is always best to hear the
to which you are entitled. It is always best
comments of existing tenants if possible,
to hear the comments of existing tenants if
rather than those of the landlord or agency.
possible, rather than those of the landlord
or agency.
Houses in
Multiple Occupation
If the house you are looking at has 3 storeys
and above and has 5 or more tenants, the
landlord may be legally required to have a
mandatory licence that ensures appropriate
health and safety standards are met on the
property. It is a criminal offence for a landlord
not to register a licensable property and they
face a fine of up to £20,000. If you suspect
a property requires a licence but the landlord
does not produce one, don’t sign up to it and
contact the Council on 0121 303 4009 or the
Advice Centre on 0121 331 6801. You can
also check for yourself at
www.birmingham.gov.
uk/housing.bcc
Gas Safety
Carbon monoxide kills
between thirty and
forty people in their
homes every year. Preventing these deaths
requires the regular servicing of gas appliances
and the maintenance of sufficient ventilation
to the rooms containing them. Landlords
are required by law to have both appliances
and flues inspected every twelve months by
a CORGI registered installer. They are also
obliged to give tenants a copy of the gas
certificate both when they move in and when
the certificate is renewed. If it is not inspected
every year, contact the Advice Centre or ring
the Health and Safety Executive’s Gas Safety
Advice Line on 0800 300 363.
If an appliance malfunctions (e.g. it soots up,
the flame turns yellow or if after using it you
experience symptoms including headache,
chest pains, sickness or dizziness) stop using
it straight away and seek medical advice. Do
not use the appliance again until it has been
checked. Never block up airbricks or window
vents in rooms containing gas appliances.
In the case of a suspected
gas leak, turn off the supply,
open the windows and call
Transco’s 24 emergency line
on 0800 111 999 immediately!
Electrical Safety
This is not regulated in the same way as gas
but landlords are under a duty to maintain
electrical sockets and wiring. Signs that
everything is not well include sparks coming
from switches, frayed insulation and plugs
which heat up. Never overload circuits using
adapters.
Fire Safety
Proper means of escape must be provided.
This does not necessarily mean external fire
escapes, but unblocked exits, fire doors and
fire protected stairways. If your house looks
as if it should have better fire safety, you may
want to bring it to the attention of the local
council who can check it out (ring 303 5341).
A working smoke detector on each floor of
the accommodation is recommended. >
08

If you don’t have this,
contact your landlord.
Check regularly that all
your smoke detectors
are working properly.
Your chances of surviving
a fire are three times
greater if an alarm is fitted
and working.
When You Move In...
Find out which companies supply gas and
electricity. If you’re not sure who your
suppliers are you can contact Transco (gas)
on 0870 608 1524 or MPAS (electricity) on
0845 603 0618. Make a note of the meter
readings. Let the utility companies have the
names of ALL tenants. Read the meters
every three months so you don’t go into
arrears. Make sure you know where the
water stopcock, mains electricity switch,
fuse box and gas isolator valve are in case
of emergency. Make sure the telephone
company has your moving in date and
all the tenants’ names. Check with www.
uswitch.com to check that you are getting
the best deal for your utilities.
Your landlord may give you a copy of
the property’s inventory – this is a list of
everything that is in the property when
you start the tenancy. This may be used
to check the property’s condition at the
end of the tenancy so make sure you read
it carefully and make a note of any items
that are missing or damaged so that you
cannot be held responsible for them later. If
the landlord does not give you an inventory,
09
Furniture
All upholstered furniture, whether new or
second-hand, supplied in the course of letting
any accommodation to a tenant has to comply
with fire safety standards. Both coverings and
fillings should pass ignition resistance tests. If
in doubt, check any labels and be suspicious
of any obviously old items. For further advice,
contact the Trading Standards Department of
the Council on 0800 413 381.
write it yourself and ask an independent (like
a friend) witness to sign it. Taking photos of
the property may also be helpful.
Don’t get caught without a television
licence, you risk paying a fine of up to
£1000. Council Tax is usually non-payable as
long as all the tenants are full-time students
and occupy the property as their main or
only residence. If you are unsure, contact
the Advice Centre. Exemption certificates
are available from faculty offices.
Possessions insurance is a good idea as
parents’ policies don’t always cover student
accommodation. Premiums vary from area
to area so check first and shop around for
the best deal.
Certain students can still claim Housing
Benefit e.g. single parents and students
with disabilities. For more information
contact the Advice Centre.
Checklist
When looking at accommodation try to avoid
visiting a property alone – take a friend for
safety and to notice anything you might miss.
Visit the property during the day and in the
evening to check how safe the area is. Use this
checklist, it has been designed to answer the
essential questions before signing a contract.
The Essential Questions
Location
Convenient for campus?
Bus stop/train station nearby?
Local shops, pubs, laundrette, etc.?
Does it feel safe.
Contract
Is there a tenancy agreement?
Do you understand it?
Do you get a copy?
Fixed term? How long?.......................
Can you leave before the end?
Is it joint or individual?.........................
Money
How much is the rent?........................
How and when is it payable? (monthly,
weekly, termly)…...................……...…
What is included in the rent?
...........................................................
Are rent books or receipts available?
Retainer payable? How much?...........
How much is the deposit?..................
Is there an inventory?
Which deposit protection scheme is your
landlord using?...................................
Will you be paying the water charges?
Are local insurance premiums affordable?
Safety
Is it a HMO?
Has your landlord got a HMO licence?
Is there a CORGI gas safety certificate?
When does it expire?..........................
Have you checked gas appliances for
sooting and discolouration?
Are there working fire detectors?
Is there adequate fire safety equipment
(fire blankets etc)?
Are there clear escape routes?
Wiring checked in the last 5 years?
Do doors and windows have good locks?
Does your room have its own lock? Who
will have a key?...................................
Have previous tenants returned keys?
Furniture
Enough space for you and belongings?
Is there sufficient furniture?
Is there an inventory of all furniture and
fittings?
Is their relative state of repair listed?
Are all soft furnishings fire resistant?
Heating & Plumbing
Heating adequate and in good repair?
Is there enough ventilation (do windows
open properly)?
Does all plumbing work, e.g. toilet flush?
Are there any signs of leaks or damp?
Repairs
Do any repairs need doing?.....................
Will these be done before moving in?
Have you got this in writing?
Is the property clean and decorated?
What are your responsible for? (e.g.
gardening)
Does all kitchen equipment work?
Landlord
Do you have a record of their name,
address and phone number?
Problems relating to renting? Call the
Advice Centre on 331 6801.
10
More Publications from the Advice Centre...

The The Nursing

Advice Centre Money Guide Students Guide

International Rooms for Rent

Students Guide BIRMINGHAM CITY CITY NORTH, GOSTA GREEN,
EDGBASTON CAMPUS, MARGARET STREET, BOURNVILLE,
MILLENNIUM POINT, CONSERVATOIRE, VITTORIA STREET

The Advice Centre

Birmingham City Students’ Union,
The Union Building, City North Campus,
Birmingham B42 2SU
www.birminghamcitysu.com/advice
union.advice-centre@bcu.ac.uk
Tel: 0121 331 6801

The House Hunting Guide is produced by The Advice Centre,

Birmingham City Students’ Union.

While every effort was made to ensure that the information in this
guide was correct at time of publication, no liability can be accepted
for omissions or inaccuracies.