Renters - advice needed (student particularly)

Deposit should be a deposit protection scheme. There should be an allowance for reasonable ware and tear. So when they move out it doesn't need to be as they moved in but over a year you would not expect anything major. Things like significant carpet satins by door because people have just not taken dirty shoes off would not be ware and tare o er one year.

Landlord would fix and take money out of deposit. They should go and inspect when picking up the keys and list repairs required. Regarding tenancy on hold maybe yes maybe no depending on work required I would ask for a discount on first month's if it means you can't live there (even if they were not planning on doing so) the agency will try to bullshit you and are the worst part of the private rental industry. Study your rights.

As usual with utilities take reading on day of taking "ownership" and immediately Inform untility company.

It's more usually for you to be guarantor for your daughter only I believe.

Re 28 day thing. One night would be sufficient but I get you will find that frequently they will leave a few days after term end and come back early or some may get a job over summer so it may not be the issue you expect.

Cleaning, decorating, repairs - absolutely the landlord's responsibility before new tenants move in. Not sure how they handle that with the short handover time but maybe go check on it first before moving stuff in as it will be easier to sort any issues while it's empty.

Utilities - entirely tenant's choice and responsibility if they aren't included in the rent. Make a note of meter readings when you get there in case of any issues but generally the tenant can arrange with a new supplier without talking to the old one. My rental agreement just says to notify the landlord and arrange for the account to be transferred back when I leave.

Deposit should be a deposit protection scheme.

Deposit is legally required to be in a deposit protection scheme.

Landlord would fix and take money out of deposit.

They'd have to justify it though, AIUI. They can't just help themselves, that's the point of the protection scheme.

When my ex ****ed off from her rental property I had all manner of ****tery with the holding company. They were whining about things like a tub of ice cream left in the freezer. Good luck, take photos of everything.

Deposit is legally required to be in a deposit protection scheme.

Doesn't mean it is hence should ruel are broken, it's something to check.

hiya

similar gen-xer here, I’m 53, but did rent for several years at uni, doing medicine, a lot of short term contracts. It’s very different now… I remember signing 3 post dated checks for the day after the grant came in each term…! And certainly no guarantors, it was all on us. The houses were shit tips though that wouldn’t be rentable now.

my kids are coming out the other side of uni renting. Daughter in Newcastle and son in manc. They both did one year in halls, 2 years private rented and I signed up as guarantor. Daughter’s rentals all went off ok, got their deposits back, had the odd thing fixed. No issues.
Son is coming to the end of two years in a rented 7 bed house in withington this month. They’re all art students. I’m anxious about the deposit. He’s the only one that seems to put the bins out etc etc.

When they moved in they were offered half rent for the first couple of weeks to delay moving in as the landlord was doing some work, basically fitting a new kitchen. This was a minor pita as he had to come home with all his stuff for a period of time and then go back. The two weeks became 4 though so they all got some money back. He also managed to get a rental with bills included so no issues with meter readings, and signed up to year 2 just before the energy price shit hit the fan so has had an excellent deal for the last year. They had someone who dropped out of uni and stop paying rent for a few months and the landlord made it their responsibility to find another tenant. I was waiting to be told I was liable for some of this rent but that never happened. Luckily the landlord’s agent was a decent bloke who treated them like adults and they seem to have been able to sort out any issues in the way. My lad even got gifted an electric guitar and amp as the agent needed to get rid of some stuff.
Regarding delaying moving in for a month- I expect your offspring are still liable for the bills so no advantage there, unless the landlord wants it empty like ours did.
My advice- let the kids sort this stuff out themselves. They both soon got very good at knowing their rights around rental contracts deposits etc. As long as your kid’s rent is paid I wouldn’t sweat the rest of it.

It should be in a clean and tidy state when they arrive. The most important thing for their deposit is TAKE PHOTOS THE MOMENT THEY WALK IN THE DOOR. Without that, if there are any issues at the end of the tenancy they'll have no evidence to prove they're in the right.

They'll need to take meter readings when they arrive, and will sign up with the existing provider. They can then change to whoever they like.

Lastly – particularly student related – the house mustn’t be unoccupied for >28d.

It depends where that requirement is coming from, if it's just the landlord's (or agent's)  terms then you'd need to check with them if a 24 hour (or less) occupancy every 28 days is sufficient. However it might be due to house insurance terms and in that case you'd need to know the insurer's T&Cs (which might be via the landlord/agent anyway), mine has a minimum duration stay (24 hours isn't sufficient)

The most important thing for their deposit is TAKE PHOTOS THE MOMENT THEY WALK IN THE DOOR.

So important. Do it with as much light as possible, and move any furniture so that the state of carpets can be properly recorded - we got stung for discoloured carpets underneath a sofa. Document every chip/mark, even ones you wouldn't normally be bothered about.

I am fair with my tenants and I advise them to do the photos thing.

Also check the deposit scheme is properly done - it offers good protection for the tenants

all good and useful advice. Not so worried yet about deposits / when they move out, more about the moving in bit (which Docrobster answered) - if house was uninhabitable at the point they move in, what happens?

Please keep it coming!

Certainly agree that I'll be getting my daughter to actually do this stuff, I'm just advising / a safety net...... haha, given I know SFA about it currently.

She's also talking to the student housing advice people too, who have 'approved' landlords and letting agents so hopeful we're not about to get into some horrific Rachman-esque situation!!

Ditto on the photos (and a video walkthrough is also good, as you can add commentary on things that dont always seem that obvious in photos).

I would also use the opportunity to make the landlord/agent aware you have done this, by sending relevant photos of the things that are not right at move in (trust me there will probably be some - the worst we had was a locked garage (supposed to be included in the tenancy) which contained an old chest freezer and fridge full of food, but with electricity turned off and doors open.... the smell in side the house was awful and it was a detached garage!)

Its a rental, it will be an absolute tip when you start the contract (even though they will claim it is cleaned) and at the end they will expect it is spotlessly clean. (even though this is not legal).

Im 100% convinced cleaning fees are just pocketed by letting agents and no-one even visits the property!

if house was uninhabitable at the point they move in, what happens?

document it, report to the landlord / agent, negotiate a rent reduction or it to be rectified by the landlord / agent ie if it just needs a decent clean then a few hundred of the first months rent might be reasonable, if there is broken stuff then thats on the landlord to fix it

It depends where that requirement is coming from, if it’s just the landlord’s (or agent’s)  terms then you’d need to check with them if a 24 hour (or less) occupancy every 28 days is sufficient. However it might be due to house insurance terms and in that case you’d need to know the insurer’s T&Cs (which might be via the landlord/agent anyway), mine has a minimum duration stay (24 hours isn’t sufficient)

Sounds like the landlord's problem if they haven't made the terms clear!  Presumably the aim of such a clause is: 1. to spot any leaks (whether roof of pipes) - can be done in a day visit but if you just pop in worth actually looking rather than dashing through; 2. to deter thieves/squatters - presumably coming and going at random is better than a pattern where its only ever occupied on a sat night; 3. to make sure that stuff gets aired/smells/rotting food/damp etc are avoided (having come back from holiday to a failed freezer after <1 week I dread to imagine what a month or more would be like!) -  again you can pop in for a few hours and air the property or stay all weekend and do SFA.   I think the OP is overthinking this - treat it like you would if you owned it and you will not go far wrong.

My advice- let the kids sort this stuff out themselves. They both soon got very good at knowing their rights around rental contracts deposits etc. As long as your kid’s rent is paid I wouldn’t sweat the rest of it.

I 100% agree with this, however worth remembering that the OP is guarantoring the tenancy (which is not that unusual these days) and probably putting up the deposit (which some students treat as disposable!) also GenZ children don't like talking on the phone to strangers and have no patience for waiting in customer service queues so:

Utilities – entirely tenant’s choice and responsibility if they aren’t included in the rent. Make a note of meter readings when you get there in case of any issues but generally the tenant can arrange with a new supplier without talking to the old one.

This is a potential problem point - because utility companies are shite to deal with, and likely the teenager in question has never dealt with things like it before.  You may find the utility companies don't actually want your business either (young student, no credit rating) - times have changed since I was renting but it was a lot easier to cut you off if you didn't pay then!  If its a pre-payment meter make sure you are not still paying off previous tenants' debts.

Is it a HMO? Multiple contracts with 1 landlord? Just be careful around who's name the utility bills are put in if they aren't included in the rent.

https://www.splitthebills.co.uk/advice-centre/landlord-utility-bills-responsibilities/#:~:text=If%20you%20are%20a%20landlord,responsible%20for%20paying%20the%20bill.

Landlord, but not students, check the inventory carefully and that includes any furniture that’s been left by previous tenants who cba’ed clearing it up. If it’s not on the inventory either add it or tell agents to get rid of it.

Photos as suggested, don’t forget the garden if one is included as upkeep is often part of the contract and any sheds.

My rental property is pretty much immaculate but the house next to my home is a rental and every year the agent does a bodge clear up / decorate so make inspection more than superficial.

Tenants at mine supply their own mattress (it’s easier for me and nicer for them especially as mine is always a minimum two year contract ) so check in case you need an IKEA run

Actually having typed the bit about my lad’s half rent thing I may have misremembered. I think he could move his stuff in on the first day of the contract but not sleep there- hence the rent reduction. To have a tenancy agreement but no access on day 1 I would have thought they’d need to refund the whole rent for that period. He was a bit peed off cos he wanted a few weeks in manc partying and was deprived of this. My tiny violin got used quite a bit. Anyway he’s back in a few weeks and I’m looking forward to going riding and bouldering with him. He’s a different person to when he went in the first covid year, got locked in his halls all that rubbish.
If anyone has any interest in art student degree shows and is in manny before the 21st of this month, pop in to the benzie building and go up to the 8th fooor and tell me what you think it all means…🤔😂

https://degreeshow.mmu.ac.uk/2023/

https://degreeshow.mmu.ac.uk/2023/profiles/william-farmer/

The proper process is not "take photos of everything" it is to do an official inventory on the move in day which is agreed with the landlord/agent. Your daughter should be as picky as possible because the landlord definitely will be at the end of the tenancy. Note EVERYTHING. Of course, take pictures too to back up daughters view. If there is a dispute at the end of tenancy and the landlord didn't facilitate an official inventory then the DPS will find in your daughter's favour and return the full deposit no questions asked, as due process wasn't followed.

You may want to do an inventory on both the move in date and after any work is done since the handover date is so fast.

Also the 28 day thing is total bullshit imo, if they want paying for the full year then they (the landlord) should take on the responsibility of maintenance in the times when it's clearly going to be empty. I never saw that on any of my student rentals, but it's always there on private rentals

Is it a HMO? Multiple contracts with 1 landlord? Just be careful around who’s name the utility bills are put in if they aren’t included in the rent.

One contract, four signatories, but then we each have done a guarantor agreement separately. No bills, all for them to sort out hence the questions.

We did look at the 'Split the Bills' type arrangements, that's where the comment in the OP comes from - of course we can only estimate the gas/elec/water currently but the bill paying firms don't seem to actually really do very much (nws issues with actually dealing with the energy cos!) - although they say they bill each student individually the small print then says that if someone doesn't pay then they will increase the cost to the others; the fixed monthly bill isn't a fixed bill, and can be adjusted if the price changes / you use way more than you said, etc.   And then looks like they want about 20% extra for providing that service - £500 /mo for four people. I run a 4 person house here and my bills for utilities plus broadband and TV licence are more like £325 /mo so even allowing for them being feeble Gen-Zers who can't put an extra coat on, there's  a big hike for what seems like SFA in the end.

On the utilities. Hopefully my daughter who does have a CC and hopefully a bit of a rating as a result can get other than a prepayment meter arrangement, once that threshold is sorted is she likely to be able to get a monthly DD or is it better to pay each bill monthly. A lesson in budgeting, if so......

Of course there should be an official inventory but take the photos as well as an inventory does not cover everything

If deposit is not in DPS I believe there are swingeing penalties for the landlord.

I moved out of my previous place in December, having been there for 6 years. The landlord claimed over £1200 of "damages" from the deposit re dirty carpets, filthy fridge, etc...

The DPS ruled that while it was doubtless grubby when I left, it was also grubby when I arrived...

Landlord was awarded £50...

however worth remembering that the OP is guarantoring the tenancy (which is not that unusual these days) and probably putting up the deposit (which some students treat as disposable!) also GenZ children don’t like talking on the phone to strangers and have no patience for waiting in customer service queues

indeed- I made sure to remind my kids I want all the deposit back and any shortfall is on them. They don’t like phoning people up but landlords prefer email anyway and it’s also got an audit trail so seems the way to go.
they aren’t children though are they?

just gone throuigh this with daughter in Edinburgh.

move in was all fine - we (and letting agency) took photos on moving in.  no damge during so no queries re-deposit.  the LA was determined to get something so made something up abaout damage to a cupboiard but couldnt prove it from move in photos so when we went to the ombudsman (after disputing it) they were forced to return that porion of the deposit they'd held on to.

they were awarded £35 for a 'sparkle clean' which is complete bollocks as me and the daughter spent a day cleaning it from top to toe, however iut wasnbt worth fighting for £35.

as folk have said, photgraph everything, make sure deposit is in the correct place and them make sure its clean on exit.

good luck!

Record a slow video tour of the property on your phone before tenancy and again on exit.

That could prove invaluable evidence in the event of a deposit dispute.

The whole cleaning / maintenance thing when tenants change over the summer is an arse. We pragmatically went with it as every landlord in the city did it, so you could either kid yourself you were paying £170/week for 30 weeks, or £100/week for 52, it didn't matter.

If it's actually uninhabitable on day 1 (and do move in on day 1, if nothing more than to check the inventory, 3 months later on the 1st October when people have been in and out, a few meals cooked, stuff moved in then they'll deny everything) then argue the point because then they can't do anything about it once you're moved in. Argue it beforehand and they'll just rent it to some one else as there's usually a shortage of reasonably priced and not awful student accommodation.

One contract, four signatories, but then we each have done a guarantor agreement separately.

Check the wording, some put "joint and several" in which means everyone is liable for everything. If one person decides uni isn't for them at Christmas and stops paying rent / bills etc. Simply if something goes wrong the Landlord can go after any one person for the whole amount. Pick your housemates carefully.

I once lived in a HMO where the Landlord had that clause! He was an arse though, the whole contact was full of unenforceable / illegal clauses. Highlights were you couldn't end the contract early, but if you started smoking it was immediately canceled and you'd be evicted. Meaning you were both sorted for getting out of the contract, and he was in trouble for illegally evicting.

they aren’t children though are they?

Earlier Gen-Z 'children' are mid-20s. I did think that was an odd turn of phrase to refer to University students.

Generation Z (or more commonly Gen Z for short), colloquially known as Zoomers,[1][2][3] is the demographic cohort succeeding Millennials and preceding Generation Alpha. Researchers and popular media use the mid-to-late 1990s as starting birth years and the early 2010s as ending birth years.

so a first year Uni student, born 2003/4 is slap in the middle of Gen Z. And some are children from what I've seen, and this is part of the growing up / independence learning process.

(see also - my daughter's HoR door lock doesn't work, I'm going up there to punch the maintenance team's lights out 😉 and other top threads)