renting a home

Looking for a home to rent? There are many ways of finding one - from cards in newsagents, adverts in the local press and of course, websites. How do you decide which way to go? Renting directly with a landlord may seem less expensive but will your tenancy be secure? If you rent through an agent will your rent and deposit money be safe?

There is one way that you can be sure of security - both in your tenancy and with your money. Ashton Burkinshaw is a professional, dedicated letting agent who is a member of ARLA - The Association of Residential Letting Agents.

Ashton Burkinshaw will help you find the home that will suit you and because we are fully bonded your deposit and your rent will be safe. Your deposit will also be safeguarded by our membership of the Tenancy Deposit Scheme which provides a dispute resolution service in the case of disagreement at the end of a tenancy.

Over the years we have encountered many questions from tenants and we have met the challenge of making the renting process simpler! Here are some of the most frequently asked questions. Naturally, if you have questions specific to your needs and circumstances, we would be pleased to assist.

Q What sort of properties can I rent?

A We have a wide selection of houses and flats in towns, villages and more rural locations. These vary in size and we are fully au fait with services and transportation, along with schools, in each locality. Together we can match your personal requirements and budget to the property.

Q What is the difference between a Fully Managed property and a Let Only?

A Full Management means that Ashton Burkinshaw will be looking after the property throughout your tenancy. Tenants report any repair or other problem to us who will act on behalf of their client, the Landlord. The majority of our properties are fully managed.

Let Only means that Ashton Burkinshaw finds tenants for the property and arranges the paperwork, then the Landlord takes over the management and the tenant contacts the Landlord direct. Fewer Landlords want this responsibility or involvement.

Always check with an agent as to who will be looking after your tenancy and who will be holding your deposit.

Q What can I expect in a fully furnished or an unfurnished property?

A Properties do come with different levels of furnishings. As a guide, unfurnished means carpets, curtains and white goods only. Fully furnished includes sitting room furniture, dining table and chairs, beds, etc, and, in some cases will extend to crockery and cutlery and other household equipment. If you have special requirements, i.e. a dishwasher, gas cooker etc, always ask your negotiator to check if these things are included in the tenancy, as sometimes you will be viewing a tenanted property, where the furniture belongs to the tenant. Do not take for granted that the things you have seen on a viewing will be there when you move in.

Q What kind of commitment am I entering into?

A A Tenancy Agreement is a legal and binding document. You will be committed to paying rent until the end of the term. Please do not enter into a contract if you think you might wish to break it, as this could result in costly legal action. Explain your circumstances fully to our negotiators; they are trained to give you the best advice.

Q What do I pay you as an Agent?

A Our one-off Administration Fee is 25% of the monthly rent, subject to a minimum £200. This is payable when you have decided to proceed with the property of your choice and it is to cover our costs in the referencing and administration of your application. Ashton Burkinshaw WILL NOT charge you further fees during your tenancy, provided you abide by the terms of your agreement.

It is important to ask any agent this question, as many do charge for renewals, check-outs and may have other hidden fees during the tenancy. We do not.

Q Do I need insurance?

A Yes. Your contents need to be insured, as the landlord's insurance covers the actual property/goods, but not tenant's possessions. We offer low cost insurance to our tenants in a block policy, which also gives cover for accidental damage to the landlord's property/goods. This helps to protect your deposit and long-term welfare - for this reason insurance cover is a condition of your tenancy. Also, the cover will give you public liability cover; an essential to avoid a claim potentially being made against you by a third party. Should your visitor trip over a trailing wire to your stereo, our tenants' block policy would give you the necessary cover and peace of mind.

Q Can I have a pet?

A Unfortunately, many Landlords are not keen on pets in their properties. Some, however, will give permission as long as a non-refundable pet charge is made by the tenant to cover the additional cleaning process on vacating the property. Always discuss any such request with your negotiator before looking at a property. We will certainly do what we can to help and direct you towards a property where pets might be permitted.

Q Who do you contact for references?

A We access, online, the data held on one of the largest credit referencing agencies in the UK, Experian. This highlights your credit worthiness and any history of judgments against you. We also contact your employer to verify your salary and, if appropriate, a previous landlord. Please be thorough when completing your application forms, including e-mail addresses, etc. This helps to speed up your application. It is always advisable to discuss with your negotiator any potential problem areas, as they are experienced in such matters and can often overcome them if brought to their attention from the outset.

Q When might I need a Guarantor?

A If your financial reference is weak for any reason, we could ask for a guarantor to support your tenancy. This is a serious commitment, as the guarantor will be as responsible as the tenant for all monies due and obligations agreed for the tenancy. Guarantors need to have strong financial references to show that they will not suffer hardship should they be called upon to pay on your behalf.

Q How much is the deposit and how secure is it?

A This is a sum equal to one and a half month's rent. So a rent of £800pcm will require a deposit of £1200. This is held by Ashton Burkinshaw as Stakeholder in a bonded client account. This means we keep it safe throughout your tenancy and then assist you and the Landlord reach agreement as to its return once you have vacated.

Ashton Burkinshaw holds these deposits to rules laid down by the Tenancy Deposit Scheme. This is very important for your peace of mind, as many landlords and agents use deposits as cash flow! The TDS provides free adjudication in the event that Landlord and Tenant cannot reach agreement to the settlement of the deposit at the end of the tenancy. Always press an agent for information on exactly where your deposit will be held and by whom. Applicants have often told us that they now wish to rent through an agent as they previously had problems over the deposit return, when renting directly from an unscrupulous landlord.

Q How long will it take from choosing a property to moving in?

A Try to allow 14 days for the process. This allows time for references and the preparation of the property although, in many cases, the timescale can be much shorter. However, it may be that the previous tenant has yet to move out, in which case more time may be required. We will keep you informed all along the way.

Q How do I pay my rent?

A Rent is paid monthly by standing order/direct debit from your bank. This is set up to be withdrawn from your account 3 days before your rent day so that it arrives on the due date. This is a worry-free way of ensuring you never fall behind in your rental payments. Be sure to tell us if your circumstances change, such as your bank or loss of employment, as we can then help you to protect your tenancy. The last thing we want is for you to fall into debt.

Q How much money do I need to move into a property?

A Before your tenancy begins we need to receive your first month's rent, deposit and insurance premium in cleared funds, such as a bankers' draft or building society cheque. Personal cheques can only be used if they are paid seven days in advance, in order to clear. You will be given details in writing before taking up the tenancy.

Q Who pays the council tax and other bills?

A All utility accounts at the property will have been closed in the Landlord's name. In all fully managed properties we will let the companies know that you are moving in and you will be responsible for opening an account in your name. We will agree the meter readings with you at check in and at check out, so that there is no confusion over liabilities.

Q What about service charges if I rent a flat?

A Generally, service charges are paid by the landlord.

Q Why should I choose to rent through Ashton Burkinshaw?

A We value good tenants and have the experience and reputation to meet your expectations and needs. You will have a property manager, based at your local branch, looking after you throughout your tenancy. He or she will meet you at the property to go through the inventory on moving in to make sure you are happy with all the detail. The property manager will visit you regularly throughout your tenancy, giving plenty of notice and will meet with you when concluding the tenancy to check the inventory again. A team dedicated to the smooth running of each tenancy backs-up this very personal approach.

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