Bristol rents buck the trend and continue to fall

According to recent figures released by Rentright the rents in Bristol continue to fall, bucking the trends in other parts of the country. Rented property in Bristol, continues to be in short supply and Letting agents continue to offer competitive fees to Landlords to attract business. 


Property Type: All Property Types in Bristol
Average Rental Prices for October 2010: £744
Average Rental Rates for November 2010: £634
Average Rental Prices for December 2010: £577


Property Type: 1 bedroom homes and apartments in Bristol
Average Rental Prices for October 2010: £542
Average Rental Rates for November 2010: £537
Average Rental Prices for December 2010: £538


Property Type: 2 bedroom houses and apartments in Bristol
Average Rental Prices for October 2010: £683
Average Rental Rates for November 2010: £679
Average Rental Prices for December 2010: £663


Property Type: 3 bedroom properties and flats in Bristol
Average Rental Prices for October 2010: £789
Average Rental Rates for November 2010: £743
Average Rental Prices for December 2010: £687

The Landlord keeps coming into the property what can I do?

In all of my years as a letting agent in Bristol, one of the most frequent questions i have been asked is ‘What can I do about the landlord who keeps coming into the property unannounced and without notice’

As a Lettings Manager for various agencies in Bristol and now principal partner in Igloolets, I have always regarded tenants as people who rent a home not just a box, and that they have rights just as well as obligations.

For me one of those tenants rights is 24 hours notice of entry. I would have to say that, if you have an agent looking after the property on a landlords behalf, it should not happen, as it’s a fundamental part of any agents education to know this part of Property Law.

However, in the real world I know it does happen, especially with Landlords who look after properties themselves. Often Landlords are Landlords and do not appreciate the many aspects  of law they should be aware of and comply with. That’s why more often tenant opt to go through a letting agency that actually manages a property.

So what to do if you find yourself in this type of situation.

It’s quite simple really, ASK HIM TO STOP! But make the effort to follow this up by a letter. Stating that all further visits to the property by him or his agents (ie workmen) must be agreed in advance by at least 24 hours. MAKE SURE THE LETTER IS DATED and keep a copy.

If the situation continues, complain to the tenancy relations office at your local council, who will contact your landlord and notify your landlord of his obligations.

Dont forget however, that your Landlord is entitled in law to enter the property to inspect it and carry out essential repairs. BUT only after giving you notice, as to when and roughly over a certain time scale, if the works are not a short term project.

It is in your interests tho often to co-operate, especially with regarding matters of Health and Safety such as the annual Gas Safety check

There is never a time you should feel intimated by your landlord, and if you do you should insist that all future visit and inspections are at a time of your choosing so that you can have someone with you

As a last resort and I do mean as a last resort 6. If your landlord (or his agents) continue to enter the property without your consent after you have asked him to stop, consider changing the locks, particularly if you are a woman living alone and are frightened. Many tenancy agreements will prohibit this, however it will be difficult for the landlord to complain about it (eg in court proceedings) if the locks have been changed because of his conduct.

If you are considering making a complaint, start keeping a diary of events. Write things up as soon as possible after they have happened and try to quote the actual words used in conversations.

Sadly, If your agent is the guilty party, and they are a member of a professional body such as ARLA, you can report them to their respective professional organisation. You could also consider contacting the landlord direct to complain as he may be unaware of his agent’s conduct.

When all is said and done, its easier to discuss this matter, and find a common ground to move forward. It is often in everyone’s best interest.

Rents in Bristol fall in the final quarter 2010

Despite the overall price rises of rented accommodation through the UK, caused by the current economic situation, and first time buyers having to rent instead of pruchase, because secure realistic mortgage funding is still currently unavailable.  Bristol as a whole according to recent figures released by RentRight.co.uk show that overall rents have fallen slightly. With the exception of 2 bed properties. As can been seen from the figures set out below.


Property Type: All Property Types in Bristol
Average Rental Prices for September 2010: £758
Average Rental Rates for October 2010: £744
Average Rental Prices for November 2010: £668






Property Type: 1 bedroom homes and apartments in Bristol
Average Rental Prices for September 2010: £547
Average Rental Rates for October 2010: £542
Average Rental Prices for November 2010: £542












Property Type: 2 bedroom houses and apartments in Bristol
Average Rental Prices for September 2010: £680
Average Rental Rates for October 2010: £683
Average Rental Prices for November 2010: £687












Property Type: 3 bedroom properties and flats in Bristol
Average Rental Prices for September 2010: £782
Average Rental Rates for October 2010: £789
Average Rental Prices for November 2010: £775

9 Great tenant tips

Renting your home can be full of potential pitfalls so we've rounded up nine things tenants need to know to help avoid a financial disaster.

Having spent most of my adult years as a tenant, I've had my share of bad experiences - landlords snooping around my bedroom, flatmates breaking contracts and worst of all, a mice infestation!

On top of all that, there are insurance and gas and electricity bills to consider. Here are our nine tips that should make life a little easier for tenants.

1. You can save before you move in

Once you have decided on a property, it might be worth negotiating to see if you can get a better deal on your rent.

Remember, the landlord may be keen to fill the property and accept a lower offer than the advertised rate. In fact, I once got £100 knocked off the monthly rent by trying my luck.

If you're using an estate agent, remember to ask about their fees. If you don't, you could end up with a whopping expense on top of your moving costs. I've forked out as much as £300 in the past.

2. Bills are everyone's responsibility

If you're renting with other people, it's a good idea to have a system in place to manage household bills.

If one person is constantly paying more than their fair share or chasing other people for money, it probably won't take long for resentment to set in.

You might want to thinking about setting up a current account dedicated to your bills and having each tenant transfer a set amount of money each month.

If you pay your bills by direct debit, you should always keep a healthy balance in the account in case a bill is higher than expected. If you go overdrawn, you could be hit with a fee. Otherwise, you might want to open an account with an overdraft facility so you're prepared for unexpected costs.

3. Don't rely on your landlord to insure you

You should never assume you will be covered by your landlord's existing insurance policy. Landlords are usually responsible for insuring the building and any fixtures but the tenant will need separate cover on items that belong to them.

Without contents insurance, you could lose everything you own should your home be flooded or broken into. You should check out Endsleigh Insurance can for a really competative quote on student and professional contents 

4. Switch and save

When you move into your new digs, it could be a mistake to stick with the same gas and electricity providers the previous tenants used.

Utility companies' tariffs can vary enormously and you could potentially find a much more attractive deal elsewhere. In fact, you could save a massive £430* a year by finding a better deal on your gas and electricity suppliers. One of the easiest ways to shop around for gas and electricity suppliers is with an online price comparison site.

Remember you should always check the gas and electricity meter readings when you move in so you don't end up paying for a former tenant's usage.

In addition to utilities, it's also a good idea to hunt down the best deal on broadband and digital TV packages when you move into your new home.

5. Your deposit is protected by law

Some unscrupulous landlords seem to think they have a right to keep your deposit when you move out by pretending you have damaged the property when you have not.

To learn more, visit the Directgov website.

6. Inventories aren't always what they seem

It's crucial you make a thorough check of your landlord's inventory before you move into the property or shortly afterwards.

If something isn't in the condition your landlord has described, you should point this out as soon as possible. If you don't, your landlord could claim that you have caused the damage and attempt to deduct the cost of the repairs from your deposit.

It's also a good idea to take photographs to prove the condition of the property when you move in. These could be invaluable if you and the landlord have any disputes about damage to the property in the future.

7. Flatmates can let you down

A joint tenancy can be a huge commitment so you should make sure you trust the people you're sharing with.

If you have a joint tenancy, you will share responsibility for the rent. This means you could be left liable for the entire amount if your flatmate suddenly decides to move out or defaults on their share.

Before you move in, it's sensible to go through the contract with a fine tooth comb and find out what would happen if your flatmate did let you down.

8. You don't have to put up with nuisance landlords

Under the law, a tenant is entitled to 'quiet enjoyment' of the property without interference from the landlord. This means your landlord can't constantly come round without giving you suitable notice (usually 24 hours).

And if your landlord behaves in a threatening or aggressive way, you are entitled to report him or her for harassment.

9. There are people who can help

If you are having problem with your landlord or any aspect related to your tenancy, there are organisations that can offer you help.

The Citizens Advice Bureau can be an invaluable source of support and there are groups dedicated to helping people resolve their housing problems such as Shelter. Furthermore, many local councils have a support service for private tenants.

If you have any great tips you would like to share, that would be brilliant, why don't you leave a comment on the bottom. We will publish them on the next blog

STUDENTS - Why you need to take out insurance NOW!!

Surfing the net the other day, I came across this article and thought that I should share with all Students renting property in Bristol. Sadly as a Bristol Letting Agent, renting to 1000's of student over many years. I have seen many a nice laptop and priceless possessions stolen.

The Telegraph has published a financial guide for students who have started university for the first time this term. The guide says that taking out contents insurance is an essential part of moving away from home for the first time.

All landlords should have full landlords insurance, but this rarely covers tenants’ belongings should there be a break-in or a fire or flood that damages property. These days, most students have valuable electrical equipment such as laptops, iPhones, flat screen TVs and games consoles. In fact, the average student has £4,500 worth of belongings with them at uni.

A third of students become victims of theft while living away from home at university, according to Home Office figures. Students are also advised to take pictures of the equipment they own and note down any serial numbers to speed up insurance payouts.

Some students will be covered on their parents' contents insurance but many will not, so it is always worth checking – the message is to never assume.

Accommodation costs for students are no longer as cheap as they used to be and getting their contents insured is an expense students are unlikely to regret.

If  you would like a really competitive quotation for insurance from Endsleigh Insurance, one of the biggest and most student friendly of insurers in the market place contact me directly. 0845 652 1428

Top 10 rental excuses you can use

Trawling through the internet the other day I thought I would just share these top 10 rental excuses (13 actually) with you. Some are a bit cheesy I know, but hey if your a tenant of mine, no good using them on me! I have the list!!. But hey they might give you a smile. They did me.

1. I have to spend on my food this month, so unable to pay your rent

2. I am sorry I can’t pay my rent because I don’t have any money!

3. I am so sorry that I am late paying my rent this month. I fell in the shower, hit my head and subsequently forgot what month it was.

4. I can’t pay my rent this month because I have more important bills to pay.

5. I will be late on my rent because my check was a little short this week. I will pay next week.

6. I can’t pay your rent because my sister past away this weekend.

7. My payment was late for this month because I send my check through mail and the weather’s been bad so work has been slow.

8. I am a sick old person, I need money for my medicines this month so I goanna be late on my rent.

9. I will not pay my rent because the knob on a closet door is not working well.

10. Reason for not paying rent is that my big screen TV is ruined because the bathtub overflowed.

11. I can’t pay my rent because my bank closed my account and didn’t inform me.

12. We are just back from our honeymoon…so can’t pay rent.

13. My ex-husband wiped out all of my accounts…sorry I can’t pay rent this month.

Can landlords pass on inventory clerk fees?

So you have finally found your ideal home, such a relief, money in hand you rush off down to your agency. Fill in the application form then pay their fee, then maybe a referencing fee, yeah yeah thats all fine, then just as your about to sign the tenancy agreement, WHAM out of the blue comes the CHECK IN FEE!!

Its a great idea that you have someone totally independent carrying out the inspection when you move in, but should YOU be expected to pay for it. Isn't it the Landlord who pays.

Well that depends, first check out your tenancy agreement. DID you honestly ead it carefully, ah! i thought not. As you were so excited right!

With a lot of agencies it is now quite common to employ an independent clerk, and to include in the tenancy agreement a clause providing for the tenant to pay for the inventory check in charges. But this should be shared equally with the Landlord, otherwise is an unfair clause. Often the tenant pays for the check in and the Landlord pays for the check out. This would be deemed to be fair, and generally cant be challenged. Providing that the charges are reasonable.

If the inventory clerks fee is not mentioned in your tenancy agreement and the demand for payment is the first thing you have heard about it , you may be justified in refusing to pay.

However, at the end of the day, if you have a large deposit, and it totally avoids any disputes at the end of the tenancy, its money well worth spent.

Renting Property in Bristol - the rents continue to rise

Tenants are facing steep increases in rents as landlords push prices back to levels not seen since the start of the economic slowdown.

The south east in just one month have seen landlords push up rents by 2.8%, London has also seen a rise during August of 2%

Letting property in Bristol has itself on an average of all properties from studios to 5 bed houses seen rents decrease by 2.4% in the last quarter. So if your a tenant you have been lucky.

Average rents are below

                                                September                  August                         July

Studio                                      551                              516                              477

1 Bed                                       554                              548                              534

2 Bed                                       685                              688                              676

3 Bed                                       793                              776                              768

All types average                    766                              768                              784

Behind the increase in rent is supply and demand – which is currently strongly in favour of landlords. "accidental landlords" who put their properties up for rent when the market froze during the financial crisis has now fallen back, decreasing the supply of properties on to the market.

Meanwhile, first time buyers squeezed out of the purchase market as they cannot stump up sizeable deposits demanded by lenders, are switching to renting, instead.

Rents are jumping up as more and more potential home buyers opt to rent. People are wary of a crash in house prices and concerned over the effect of government cuts on their own ability to meet long-term financial commitments. Additionally, many can't get a mortgage at an affordable rate.

As more people are forced to rent, campaigning group Shelter says more are also becoming the victim of landlord scams. Its research found almost one million Britons have fallen victim to a scam involving a private tenancy or landlord in the past three years.

The private rented sector has increased more rapidly than any other tenure, with three million households now privately renting and predictions that one in five people will be living in the sector by 2020.

I didn’t sign an agreement, so I can walk away right? Or wrong?

As a Bristol letting agent, having dealt with thousands of students over the last decade, I sometimes came up on dare I say calculating, the defaulting and the fleeing tenant, who said ‘well I didn’t sign a tenancy in the beginning, so I don’t have any obligations as a tenant’  Often this was through no fault of the agent.

Sadly for the said tenant, not signing an agreement does not exonerate you from your liabilities as  a tenant. Its a myth, unfortunately for them. You can actually have a proper legal tenancy without there being any paperwork at all.
These are called oral tenancies, not to be advised or recommended to either the tenant or Landlord.

If you move into someone’s property, and start paying rent, you will most likely have a tenancy.

The reason it is a big no no for tenants and landlords alike is that often memories fade, and what was agreed verbal often get forgotten or misinterpreted.  With no agreement, it’s not possible to use the accelerated possession procedure, if you should need to get rid of the tenant. Also for the tenant especially in uncertain economic times, if they need to apply for any form of benefit they will need a tenancy agreement.

So whether you are either a tenant or Landlord you are better off with a properly drafted agreement.

Mould and Mildew - Prevention

Mould & Mildew...

There are two types of mould and mildew that can develop during a tenancy:

1) Low level damp penetration to outer walls normally creeping up the walls from the bottom.

In most cases this indicates a maintenance issue for the landlord.

2) High level mould normally seen on ceilings, silicone sealant around bath fittings and

window frames. This is almost certainly caused by a combination of high humidity and

lack of ventilation.

In either case, the problem should be kept under control or even eradicated by using a good

quality proprietary treatment readily available from retailers. In our experience, the most effective

brand is Hagesan Mould Spray which can be purchased from www.amazon.co.uk

Here is what one satisfied user said about the product.

This is honestly the ONLY product to successfully remove black mould. I live in a very hard water area and have a large corner shower with beautiful uneven tiles and large white lines of grout between them. Since the bathroom was decorated nine years ago, I've fought a losing battle against horrendous black and orange mould. Having tried every other product on the market I picked up a bottle of this in my local supermarket, assuming it wouldn't make any difference. The instructions say spray on the affected area, leave for half an hour, then clean off. I sprayed on a generous amount and forgot about it! A couple of hours later I went back to the bathroom and the shower was gleaming white - no mould, looking absolutely brand new!!! I couldn't believe it. After years wearing out toothbrushes, brillo pads (?!)and every other cleaning utensil and product out there, not only does this stuff work but you hardly need any effort. Be warned - it is STRONG. It smells like a swimming pool that has just been clorinated and it's best to open a window, spray the area, and leave, closing the door behind you. If you can't do that, I suggest you wear a DIY mask.
There are warnings and useage instructions on the bottle. To be frank, I don't care what's in it (not very 'green' I know) as long as it does the job. After use, the grout stayed perfectly white for about three months, and the tiles had a fabulous sparkle. I'm just about to re-do a few small patches where the black is creeping back. I bought a 750ml bottle which should keep my very large shower enclosure mould free for a whole year.

A cheaper alternative can be diluted bleach in a small spray bottle, add a few tablespoons of white vinegar. The combination works a treat.

10 great tenant finds by inventory clerks

A survey of UK inventory clerks compiled by TVIA (The Video Inventory Agency) has revealed some eyebrow raising incidents involving UK property tenants in the last 12 months.

Structural damage to a ceiling when installing a pole dancing studio in her front room in Birmingham.

Two storey extension had been built without the landlord's knowledge or planning permission.

Tenants had moved back in to a supposedly empty property.

Cannabis plants being grown in a cupboard by a doctor who claimed they were for "medicinal purposes".

Attempt to bribe an inventory clerk not to report damages.

Whip and other sex toys left by tenant who said they were for "horse riding".

Medical students claimed doctors were exempt from having to tidy up after themselves.

Denied carpet was dirty and needed vacuuming because she'd "only been here for six months".

10 year old cherry tree stolen by tenant who'd lived in the property for six months claimed he "planted it myself".

Several illegal immigrant families revealed by an interim inspection to be living in a two bedroom property, including one in the attic.


info kindly from propertywire

Are you Protected by your Landlord

Tenants 'should ask landlords' for proof of registration

Tenants are not aware of the mandatory safeguards that are in place when they are renting a property, one expert has indicated.

A spokesman for the Tenancy Deposit Scheme said those who are leasing a domicile should always ask for proof of registration.

"If for any reason you are not going through an agent, which can happen, you always have that first line of defence regardless of how you actually find the property," he added.

The representative explained the document will ensure the deposit is protected, as this is likely to be the largest amount of money a resident will have handed over.

He noted proprietors who have not registered their tenants will be liable for a fine worth three times the amount they put down to secure the deal.

According to Shelter, almost one million people have been the victim of a scam involving a private tenancy agreement in the last three years
 



info by kind permission of houseladder.co.uk

5 Dodgy Landlord scams

Shelter has put together the top five scams which are most prevalent among dodgy landlords, so if you are a renter be sure to be on your guard against these:

1) Let and run

This is a particularly scary scam. Con-artists break into an empty property, and then attempt to rent it out as their own. They’ll convince the unsuspecting tenant to hand over a stack of cash in the deposit and initial rent payments, at which point they’ll disappear.

2) Duped into debt

This ruse is where the landlord takes huge sums of money for hidden costs (fees for a tenancy inspection for example) without the tenant’s knowledge. The dodgy landlord will then ‘forget’ to inform the tenant about this cost, putting them immediately into arrears.

3) Receipt rip-off

Here, the fraudster will ask for money to be wired from the tenant as a sign of good faith that the tenant is committed to letting the property. However, this money won’t be wired to the fraudster – it will be sent to a friend of the tenant or relative. All the scammer will ask for is a receipt of the transfer.

Sadly, that’s all they’ll need to get away with your money, and they may even be able to get their hands on your entire account.

4) No need for a deposit                                                            

Here’s an awful scam that targets not just the tenants, but their loved ones as well.

Rather than ask for a deposit, the dodgy landlord will instead request the details of guarantors. Then, when the tenancy agreement comes to an end, the guarantors are then liable for very expensive, and generally unnecessary, ‘repairs’.

 5) Unprotected deposits

Since 2007, landlords have been required to protect the deposits their tenants hand over.

Before that, there were often disputes between landlords and their tenants about whether the deposit should be returned – the landlord may claim the property was damaged, and so should keep the deposit to cover the repairs, for example, even if no repairs were actually necessary.

Now though, landlords must keep the deposit in an official protection scheme to ensure that tenants do indeed get the deposit back so long as they have kept up their end of the contract, rather than the whole thing relying on the mood of the landlord.

However, according to Shelter’s findings, many landlords are still avoiding complying with their legal requirements, and then keep hold of the deposit at the end of the tenancy for no good reason.

Igloolets are pleased to say that as a Bristol Letting Agent, we do not condone any Bristol Landlords, using sharp practices against tenants. As a Letting Agency we pride ourselves in walking away from unprofessional Landlords or unprofessional practices. We use the DPS to protect all tenant deposits, and check in and check outs are carried out by independent inventory clerks. If you would like further help, advice or support in renting a property in Bristol, feel free to call us on 0845 652 1428 or 0117 230 5056 or send us an email  at admin@igloolets.com