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Students guide to renting: What you need to know

If you’re searching for student housing, it may be your first time living away from home and navigating the world of renting alone.

If you’ve no previous experience renting or dealing with a landlord, the process may feel a little daunting, and you could be unsure of what to look for in a landlord, letting agent, or student housing.

Making sure you’re clued up on the process and know what a landlord’s obligations are, can help you to ask the right questions and make good choices when you rent student accommodation.

Here at Mistoria Estate Agents Salford, we have a team of specialist student letting agents who help students across Salford and Manchester to find safe and comfortable housing let by trusted landlords.

We’ve put together this article to provide students with some advice and guidance on what they need to know before they begin their search for rented student accommodation.

Budgeting for student accommodation

Before you begin searching for the perfect student pad for you and your mates, you’ll need to figure out the price range of the accommodation you can afford.

Don’t forget that you’ll need to pay for more than just your rent. Other bills you’ll need to factor into your budget include:

  • Gas and electricity
  • Water
  • Internet
  • TV licence
  • Insurance

With the price of gas and electricity currently soaring, it may be useful to take note of the energy efficiency ratings for the houses you view. Generally, the higher the rating, the cheaper your energy bills will be.

Some student rental properties will have bills included, and you should check with your agent to see if the property you are looking at has this as part of the rent.

The Save the Student website has a handy online rent calculator that you can use to work out an estimate of how much you can afford to spend on rent each month.

Students have the same rights as any other tenant

Just because you’re renting an apartment as a student, it doesn’t mean you have any fewer rights than a regular tenant renting a house from a landlord.

Make sure you’re clued up on what your rights are to prevent unscrupulous landlords from taking you for a ride. Your landlord’s obligations include:

  • Provide adequate fire safety equipment.
  • Check all electrical equipment provided is safe.
  • Ensure gas appliances are safely installed, maintained, and check annually by a Gas Safe registered engineer.
  • Give at least 24 hours’ notice before entering the property.
  • Repair and maintain the structure of the property.
  • Repair and maintain any problems with water, heating, plumbing, and major gas and electrical appliances.

Understanding HMOs

Many student houses are HMOs, (that’s a house in multiple occupation to me and you!) A rented property is classed as an HMO if it houses three or more unrelated people who share facilities, so many student houses fall into this category.

If your landlord is letting an HMO then they must have an HMO license and meet the legal requirements for an HMO.

The tenancy agreement is legally binding

Make sure you have read and understood your student tenancy agreement before you sign on the dotted line, as the contract is legally binding.

Student tenancy agreements are usually either joint or individual fixed-term shorthold tenancy agreements. A joint tenancy agreement gives all tenants in the property shared liability, and the contract will start and end at the same time for all tenants. Individual tenancy agreements allow students to start and end their contracts at different times if required and give each tenant responsible for their own actions.

You will probably require a guarantor

Most student landlords require their tenants to provide a guarantor, that’s someone who agrees to pay any outstanding debt for you if you’re not able to. Debt could be outstanding rent payments or amounts owed for damage to the property. In most cases, the guarantor is the individual’s parent or guardian.

The reason student landlords usually require a guarantor is because many students are living away from home for the first time, have not yet earned a strong enough credit history, and may not be in regular employment because of their academic commitments. This makes renting to students a higher risk for landlords, and a guarantor provides them with better security.

It’s important to note that if your tenancy agreement is a joint one, then guarantors are responsible for outstanding rent or damages caused by any of the tenants listed in the agreement.

You will be required to pay a deposit

Before you move into your student housing, your landlord will ask you to pay a tenancy deposit. Your deposit acts as security for the landlord, giving them something to fall back on if you break any of the terms of your tenancy agreement and fail to pay rent or damage the property.

The amount you are required to pay as a deposit depends on the property and your landlord, but it is usually somewhere in the region of one month’s rent.

Your landlord is required by law to put your deposit in a government-approved tenancy deposit protection (TDP) scheme. They should put the money into the authorised scheme within 30 days of receiving it and provide you with information about which scheme they are using.

Should you use a letting agent?

When you choose to use a student letting agent, like our team here at Mistoria Estate Agents Salford, you have peace of mind that there are a team of experts on hand to answer any of your questions surrounding renting student accommodation.

We act as a link between you and your landlord, ensuring that everyone understands their obligations and that all relevant rules and regulations are being respected by both student and landlord.

View our student accommodation available to rent in Salford or give our team of student letting agents a call on 0800 500 3015 for further help or advice with applying for an apartment as a student.

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Should parents invest in buy-to-let to help their children with university?

Salford student houses

A recent survey found a massive two thirds of parents are considering investing in buy-to-let Salford student houses to assist their child through university as fees and costs of living become more and more daunting.

The rising price of rent as well as high fees is making university a harder and harder prospect for many students who can often struggle to make ends meet with just their maintenance loan and a part time job.

The online mortgage broker Trussle found 66% of parents believe helping their child via purchasing a buy-to-let student property was a smart idea.

The idea is to let their child live in the property while they were at university for whatever in-house rent the family agreed, hopefully lowering their living costs.

Once their child had finished their course and were ready to move onto the next stage of their life the parents would then be able to rent out their house to other students and begin making returns on their investment.

The survey of 2,000 homeowners even found 53% of parents would consider downsizing their family home to help support their child through university.

Parents are not wrong that student buy-to-lets are a sound investment at the moment for the past few years they have outpaced the rest of the rental sector, with yields growing by as much as 17.86% larger than the rest of the rental sector.

The value of the private rental sector as a whole has also soared recently.

According to the Shawbrook Bank the total value of the private rental sector rose by 5.8% between August 2020 and August 2021 to a total of £1.4 trillion.

This is lower than the general rise of all properties which increased by almost 10% in the same period.

Shawbrook bank also found demand for rent was soaring with 42% of landlords saying they had more people than ever looking for a property, with a third of landlords adding they are looking to add another property to their portfolio in the next year.

Trussle did note in their survey that tax changes had skewed against landlords in recent years making buy-to-let investments not the super lucrative investments they used to be.

However, Miles Robinson, head of mortgages at Trussle said their data showed “that property is still seen as a safe and reliable way of generating extra income.”

The investments also make sense in the medium term through rental income and in the long term through the rise in property prices.

So, although the cost of entry may be higher than before, and the returns may not be as massive, there is still a huge demand for rental properties plenty of room to grow and huge amounts of confidence the rental market will remain strong.

One way to maximise your returns is to get the best advice on where to invest and how to manage the property.

The multitude of taxes and regulations that come with managing a buy-to-let student property can be mind boggling at first and this is where Mistoria can help.

Mistoria manages 1000 properties in the private and student rental sector and is a specialist in helping investors interested in getting involved in the market.

On top of this Mistoria can also give advice on where to invest, the dozens of university towns and cities across the UK present plenty of options but some offer vastly higher returns than others.

Rents may be high in London but property prices are even higher.

Whereas Salford student houses and other areas like Liverpool and Bolton, property prices are low but the ever-increasing student population means yields are only going to increase over time.

Call us on 0800 500 3015 or email info@mistoria.co.uk.

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Right To Rent changes from 30th June 2021

right to rent changes

Changes to Right to Rent legislation in the UK come into effect from 1st July 2021, ending the grace period put into place following the country’s exit from the EU. The change means that letting agents will move from checking nationality to checking the UK immigration status of all adult tenancy applicants.

Right to Rent is the legislation that requires landlords and agents to check the immigration status of prospective tenants to ensure they have the right to rent in the UK. The temporary changes meant that citizens of European Economic Area (EEA) countries and Switzerland only needed to prove their citizenship while applying for settled status in the UK. When the interim measures lift, it will mean that these people need to provide evidence of their UK immigration status too.

New guidance has been issued by the Home Office for agents and landlords to follow from 1st July 2021. The Home Office has been working with ARLA Propertymark, who says that “From this point, if someone is an EEA, EU, or Swiss national, you will need to see evidence of their UK immigration status rather than their national identification”. Anyone who has applied for and been granted settled status will have digital evidence of their application, and this should be shared digitally using the online Right to Rent services from the Home Office on the Gov.uk website.

Digital checks have been an option since December 2020 and involve the prospective tenant sharing a time code and their date of birth, which landlords use to check their immigration status online. However, not all applicants will use the digital service and may have other evidence of their immigration status, including physical documents.

Another change to Right to Rent checks is related to Covid-19. The way that checks were carried out was temporarily readjusted to make them safer during the pandemic. From 1st September, landlords and letting agents will be returning to face-to-face and physical document checks. This is in accordance with the easing of lockdown rules and social distancing measures, aligning with the roadmap for England set out by the Government. This change has been postponed twice, first set for 16th May, then 20th June.

Currently, Right to Rent checks can be made over video calls and tenants can send scanned documents or photos of documents using email or a mobile app. The online Right to Rent service can also be used during a video call if the prospective tenant has a current Biometric Residence Permit or Biometric Residence Card or has been granted status under the EU Settlement Scheme or the points-based immigration system. When these temporary changes end on 1st September, landlords and their agents must either check the applicant’s original documents or check their right to rent online if given their share code for the service.

Both landlords and EEA/EU/Swiss citizens applying for tenancies should be aware of these changes related to Brexit and to Covid-19. The situation regarding Covid-19 could also be subject to change, so it’s a good idea to keep an eye on what’s happening.

Mistoria Estate Agents Salford are Salford property experts and can help guide both landlords and tenants through any property related matter. If you need help and advice on the new Right to Rent checks and what is means for you, please contact our team on 0800 500 3015 or use our contact form.

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Two Views on the Ending of the Evictions Ban in the UK

salford letting agents

For the pandemic period, a “new normal” has been in place. This new normal has included an unprecedented financial package from the government to help individuals who have lost their incomes to support themselves and find new work. One helpful measure has been the “eviction ban” that prevents landlords from evicting tenants who can’t pay their rent. But as the pandemic nears its end this ban has been lifted prompting concerns on both sides of the divide. In this article our Salford letting agents look at the views of both landlords and tenants, each of whom has equally valid views on the government’s latest pandemic decision.

The view of tenants

As the Covid-19 pandemic draws to a close the government has decided to curtail the ban on evictions put in place during the pandemic to protect the homes of tenants. Under this law, tenants are not able to pay the rent due to pandemic circumstances – job loss or furlough – we’re not legally obliged to leave the property – that is no longer the case.

As of May 2021 landlords with tenants who do not pay rent or are in substantial arrears can be evicted from the property. This means that those who have suffered a loss of income as a result of the Covid-19 pandemic and were not able to pay rent, as a result, might now find themselves homeless.

Who is affected?

According to recent reports, the lifting of the eviction ban could affect up to one million people in the coming weeks and months. It’s estimated that 400,000 people have already been served with an eviction notice by their landlords as a result of unpaid rent or rental arrears. This could precipice a housing crisis.

The pandemic has rocked the country as a whole and uncertain times lay ahead, but for renters, with low paying work or zero-hours contracts, their position was already precarious. The eviction ban was a lifesaver for many people as it allowed them some breathing space after losing a job and going onto benefits. While many of those people now have paid work again, rent arrears still put them at risk of eviction.

A housing crisis

Those same people who are only now getting back on their feet now have to stress about whether they will have a bed to sleep in after their shift or if they have to find a way of securing a new property on a low-income wage. Up to a million people are expected to be affected by the lifting of the eviction ban, raising the thorny question of where they are expected to go.

The view of landlords

When the pandemic struck it is fair to say it affected everyone. It’s also fair to say that the response to the pandemic was fair to governments, individuals, businesses, and landlords. It’s hard to imagine a landlord objecting to the eviction ban in the first few months of the pandemic. But now things are different.

As the pandemic grinds on and things appear to be looking more promising with the rollout of several vaccines, the government has decided to lift the eviction ban and give landlords the power to demand their rent from tenants once again. This has not been easy for tenants with high arrears but there are good reasons for it.

The counter-argument

It’s easy to take the side of tenants who have been affected by the pandemic and can’t pay rent temporarily, it’s even easier to take their side when the landlords in question are portfolio landlords with many properties on their books. But that isn’t always the case, and in fact, the majority are single property owners.

Single property owners use the rent from their tenants to pay for their own mortgage, so when this isn’t coming in their mortgage stops. With the eviction ban in place, landlords were finding that tenants didn’t respond to letters asking for rent because they knew they were safe from eviction – some even told their landlords to take mortgage holidays.

The future

As we leave the pandemic and the eviction ban is lifted it would seem to spell the end of a difficult financial time for landlords – but that isn’t necessarily the case. If tenants don’t pay their rent the landlord will be forced to evict them and shoulder the weight of arrears there are owed. Under present circumstances, there is no guarantee of a new reliable tenant either. What is needed is a benefits package from the government to help tenants pay landlords in the short term.

Salford Letting Agents

As Salford letting agents, Mistoria Estate Agents understands the property industry in detail. We specialise in student accommodation but can offer expert help and advice on all forms of property letting. For more information on what we do, contact us on 0800 500 3015 or use the details on our contact page.

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How to Avoid Deposit Disputes as a Student Tenant

Salford student houses

Deposit disputes at student lettings can be stressful and time-consuming. Fortunately, with proper planning and preparation, most can be avoided altogether. As the new academic year begins, here are some things students should know about that reduce the likelihood of deposit disputes in our Salford student houses.

The Tenancy Deposit Protection (TDP) Scheme and Prescribed Information

When you have paid your deposit, the landlord must place it in one of three government-approved tenancy deposit schemes within thirty days of receiving it. This ensures that you will get your deposit back if you meet the terms of your tenancy agreement, don’t damage the property, and pay your rent and bills. The rule applies even if your deposit is paid by someone other than yourself, such as your parents.

Within the same timeframe of 30 days, your landlord must serve you the Prescribed Information, which includes the details you will need on the TDP scheme, including how the deposit is protected and how to apply to get it back.

If there is a dispute over how much of your deposit you will get back, it will be protected in the TDP scheme until the issue is resolved. When you have come to an agreement with your landlord, they have ten days to return the agreed amount to you.

The Tenancy Agreement

A tenancy agreement is a contract between you and your landlord. It can be written or verbal, though it is generally better to have a written contract so that everyone knows what is expected of them. It should lay out the important details and responsibilities relating to your tenancy, including:

  • Your name, the name of your landlord and the address of the property that is being let
  • The start and end dates of your tenancy
  • The rent amount and who is liable to pay it
  • What the rent includes, for example council tax or electricity bills
  • Cleaning and maintenance responsibilities. This should include the landlord’s obligations for making repairs to the property, and your responsibility to keep the property clean and tidy.

Sharing a house with other tenants

In addition to your tenancy agreement, it can be helpful to make a separate, informal agreement between yourself and the other tenants living at the property. It could be written or verbal, and might include the division of responsibilities like washing up and cleaning communal areas, and any rules to keep everybody happy, like not playing loud music after a certain time.

As well as maintaining good relationships between tenants, this could also benefit your relationship with your landlord by ensuring the house is kept in good condition and not disturbing the neighbours.

Helpful Tips

Know your landlord’s contact information

Your landlord must provide you with their name and address before they can charge rent. If you do not have this information, you can make a written request to the person who receives the rent for the full name and address of the landlord. They are then legally obliged to provide you with this information in writing within 21 days.

Start your search early for the next academic year

Landlords and student letting agents usually put their properties on the market early for the following academic year – often around mid-October. By taking advantage of this and finding your property early, you will have more properties to choose from and will be able to iron out all of the details with your landlord in plenty of time, reducing the risk of deposit disputes further down the line.

Further Information about our Salford student houses

Whilst following the advice here will significantly improve your chances of a dispute-free student tenancy, it doesn’t cover everything. To learn more about TDP schemes, tenancy agreements or anything else related to student lettings, contact us on 0800 500 3015 so we can advise you further.

Mistoria Estate Agents is one of the leading student lettings agencies in the North West, with offices in Manchester, Salford, Liverpool and Bolton. Our Comprehensive Property Protection means all properties go through our inventory service to include photographic or video evidence, protecting both landlord and tenant.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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The rise of virtual property viewings

salford student house share

Virtual property viewings can take various forms, but the most common is for the seller to show interested renters or buyers around the property via a video app such as WhatsApp, Facetime or Zoom. Their popularity has grown significantly over the course of the COVID-19 pandemic, enabling people to keep moving despite the circumstances, and many predict that they will continue to be popular once it is over. So, what’s their appeal? Specialists in Salford student house share, Mistoria Estate Agents explains…

They’re COVID-safe

Virtual property viewings remove the risk of infection entirely and mean that you don’t need to worry about safety measures such as masks, handwashing and social distancing which, although absolutely necessary for in-person viewings, can make them trickier and more stressful.

Quicker, easier and more convenient

By conducting virtual viewings of properties that initially appeal to you, you can quickly draw up a shortlist of those that fit what you’re looking for. This saves time and effort you’d usually spend traipsing around multiple properties that aren’t suitable, and not having to travel between properties saves money on fuel and reduces carbon emissions. Also, virtual property viewings offer more flexibility. You’re more likely to be able to book in for a time and date that suits you, and if there are multiple people searching together, they don’t need to be together for the viewing – internet access is all that’s required! In addition, in many cases an agent will participate in the viewing along with the seller, so you can get answers to all your questions about a property as normal.

In-person viewings are still possible

Before purchasing or renting a property, it’s natural to want to have a look around in-person at least once, and this shouldn’t be an issue despite the ongoing pandemic. Virtual property viewings haven’t overtaken in-person viewings completely; they simply offer a quicker, easier, COVID-secure way of determining which properties really appeal to you. Most sellers, landlords and estate agents are still happy to conduct in-person viewings for those who are serious about a property, and these should involve rigorous safety procedures including social distancing, mask-wearing and sanitised surfaces to minimise the risk of infection.

Virtually viewing a Salford student house share

The pandemic shouldn’t stop you from moving; it simply means that everyone involved must take extra precautions where possible, and virtual viewings are a great way of doing this. Mistoria Estate Agents specialise in Salford student house share and we are offering virtual viewings to help guide people in their property search. To find out more, or for help and advice in any other related area, call us on 0800 500 3015 or use the details on our contact page.

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How to let or rent a property during lockdown in England

houses to rent salford

In these difficult times, dealing with property-related matters, such as viewings and move-ins, can be very stressful, as there are additional safety considerations involved for all parties. With this in mind, Salford-based Mistoria Estate Agents will explain what falls within the rules in England whether you are looking to rent or let a property in lockdown, and how to minimise the risk of infection in the process.

Advice for letting in lockdown

In England, government guidance says that estate agents, letting agents and removal firms can continue to work. This means you can let a property in lockdown to new tenants

The rules state there should not be more than one household in any home at any time, so ideally yourself and existing tenants should be absent from a property during an in person viewing. You should also ensure all surfaces are thoroughly disinfected before and after the viewing.

You can still bring in a professional cleaner if needed before new tenants move in, and tradespeople can carry out maintenance and repair work on the property provided they follow the safety guidelines.

Advice for renting in lockdown

In England, you are allowed to look to rent a property in lockdown. Carrying out activities related to renting a residential property is considered a reasonable excuse to leave home. However, the government says you should carry out initial property searches online if possible, rather visiting your local estate agent.

If you are considering renting a particular property, you can still book to attend a viewing in person, though it is advisable to request a virtual viewing first. Many agents and letting services have taken steps to enable this.

Should you wish to view a property in person, you must abide by the rules and take measures to avoid spreading the virus. This will include wearing a face mask, staying two metres away from other people, and washing your hands before and after the viewing.

When you are ready to move into a new property, people outside your household or support bubble should not help with moving house unless it is absolutely necessary.

Available Mistoria houses to rent Salford

If you’re looking for houses to rent Salford based Mistoria Estate Agents has a wide range of impressive student properties available for rent and for buy-to-let agreements across the city. We have implemented measures to ensure the safety of our existing tenants and those looking to rent with us. If you’d like to know more, please use our contact page or call us on 0800 500 3015.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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Surviving Houseshare

student housing salford

Living with your friends in a shared house can be one of the best bits of your time at university. But maintaining domestic harmony can sometimes be a struggle, especially during stressful times like exam season. That’s why we’ve written this blog post – so that you know how to survive in a shared student house! 

Choose Your Housemates Wisely

Before you even start looking for a house, you need to sort out who you’ll be living with. This is not a decision to be taken lightly. A good idea is to live with the people from your halls in first year who you get on with and who you know can live without mess and drama. Alternatively, you could live with people from your favourite society, as that way you’ll have something in common (though that’s no guarantee they’ll be good housemates!). 

We find that the most popular months or house hunting are October to December, which gives you some time to get to know your friends before deciding to live with them. If there’s something you find irritating about a friend, remember that this will be much more noticeable when you see them all the time in your own home. You should also consider how many people you want to live with; in larger houses, there’ll be more chance of arguments and less chance of privacy, but if you’re a social butterfly, a large house might be perfect for you. 

Room Allocation

When you move into your new house, there’ll probably be a desperate rush for the biggest room. But to avoid arguments, deciding who gets which room should be a democratic process. Each room will have its advantages and disadvantages and you should consider what’s most important to you. If some rooms are considerably bigger than others you may consider splitting them by price, or you could allocate on a first come first served basis.  

Keep Things Tidy

To keep up good relations with everyone in your house, try and avoid conflicts wherever possible. Arguments usually start over the cleanliness of the house. It’s fine to have a messy room, but in communal areas, you should make sure your things are packed away after you’ve used them. Make sure you wash your dishes once you’ve used them. It’s really easy to let plates build up until you have a festering mess in your kitchen and nothing to eat from. 

It’s worth sitting down with your housemates to write up a cleaning rota. That way, every part of the house will be cleaned regularly and no one will be able to argue about whether it’s their turn later down the line.

Ask To Use Your Friends Things

If you’ve run out of cutlery because you’ve not done the washing up, it’s tempting to ‘borrow’ your friends’ things. If you come in drunk and have no food in, you may even decide to steal some of your friends’ food from the fridge. That can cause huge arguments, especially if someone comes down to find they have nothing for breakfast. It goes without saying that you should always ask before taking anything. It may also be a good idea to mark your things with your name.

Don’t Let Your Partner Move In

There is usually only enough space in communal areas for the number of occupants in your property. It can be really frustrating when someone you barely know spends all their time hogging the kitchen or taking lazy showers when you need to get ready to go to lectures. Your housemates will also get irritated that your partner isn’t paying rent or bills but is still using the house’s facilities. No one is stopping you having your partner over a few times a week, but if they’re there all the time, don’t be surprised when your friends get annoyed. 

Pay Your Bills

If your house has opted to pay their own bills rather than move into a bills-included home, it’s best to have one person responsible for collecting all utility payments. Make sure you pay them the right amount, on time. It’s unfair on the lead payer if you’ve not paid your share and they’re left covering for you. Remember that everyone is sharing the cost, so don’t turn up the heating just to walk around in shorts!

Looking For A House For Next Year?

Experts in student housing, Salford based Mistoria, have a wide range of student properties available to rent. Contact us now. 

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Your Guide to Guarantors

salford student lettings agency

When searching for your perfect student house, there’ll be many new terms and phrases you’ll hear for the first time. Renting is new territory and with it comes a whole load of new jargon to get your head around. One of them that will crop up all the time is ‘guarantors’. Before you dismiss the idea as no big deal, let us tell you a bit about the role of a guarantor…

What is a Guarantor?

A guarantor is someone who agrees to ensure that the tenant follows the terms of a tenancy and will step in to make up any shortfall if they don’t. This includes, but is not limited to, paying the rent if the tenant doesn’t. In short, if you decide to blow your student loan on an iPhone11 instead of your rent, your guarantor will have to cough up instead. Depending on the agreement, a guarantor’s liability can also include damages to the property.

A guarantor, particularly in the case of students, is often a parent or close relative of the tenant, but can be anyone that is prepared to take on the responsibility. The usual requirement for a guarantor is that they are employed, are a UK resident, have sufficient earnings to cover the tenant’s rent, or are a relative or family friend.

Why do I Need a Guarantor?

There are many different reasons tenants may be asked for a guarantor. Primarily, it’s down to their financial situation. If you have no credit history or a low credit score, are starting a new job, or are on a low salary, you’re paying rent via benefits, or if you’re a student, you’ll be asked to provide a guarantor.

Your new prospective landlord may wish to make the same checks on your guarantor as they will on you as the tenant to ensure they are ‘good for it’ and are able to pay, should they need to. Don’t underestimate the importance of a guarantor or the gravity of what you are asking them to do; you’re asking someone to lay bare their own financial circumstances, as well as be responsible for ensuring you stick to the terms of your lease.

The Process

When asking someone to be a guarantor for you, make sure they understand all that that entails. Provide them with a full copy of your tenancy agreement; don’t assume, or just ask them to sign it. In the worst case scenario, should you fall into rent arrears or cannot pay for any property damages that are your fault, you could be putting your guarantor in financial jeopardy. Be honest with your guarantor about what you’re asking of them and make the time to sit down with them and have a serious conversation about what it all means.

To make the process as easy as possible for all involved, and to build trust with your student landlord or student letting agency, following this sequence of steps will help:

  • Provide a reference for yourself as a tenant
  • Provide details and references for your guarantor
  • Send a draft, UNSIGNED, copy of the full tenancy agreement and the guarantor agreement to your chosen guarantor
  • Ask your guarantor to have their signing of the agreement witnessed, and dated
  • Send the signed agreements back to your landlord/letting agent in a timely manner
  • Sign the tenancy agreement in person, in front of the landlord or agent and ensure they do the same.

The Guarantor Agreement

Ensure the guarantor agreement includes the names of the landlord/letting agent and the tenant (you), as well as the address of the rental property.

It should also contain an explanation of exactly what the guarantor is liable for, as well as a description of the guarantor’s liability. This is especially important for student lettings. In some cases, if there is a guarantor for one individual in a joint tenancy, i.e. a shared house with a single tenancy agreement like that of a student house, then often the guarantor is also liable for the other tenants in the property, as this is a ‘joint and several liability tenancy’. You as the tenant, and your guarantor, should read the deed you are signing carefully, and ensure it is set up so that individual guarantors are liable for individual tenants.

Salford Student Lettings Agency – Mistoria

If you are unsure about any of the terminology used in your Mistoria tenancy agreement, or guarantor agreement, please make an appointment to come and see us to discuss it. We’d be happy to help you, and any prospective guarantor, to ensure everyone in the process understands their responsibilities when renting a Mistoria property. Please contact us by phoning 0800 500 3015.   

We are members of ARLA and NAEA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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Hutching Up

student homes in salford

The concept of ‘Hutching up’, which involves people, usually young professionals, living together in smaller accommodation to meet soaring rental costs, is typically associated with the London property market. But according to Mistoria Estate Agents, the trend has now expanded to the rest of the UK, and is prevalent in many cities, including Salford.

What Does Hutching Up Mean?

Across many cities in the UK, flats, houses and HMOs are filled with young people who can only afford to live independently if they share accommodation with affordable rental charges. Mistoria has seen a 17% rise in the number of young professionals in the North West renting rooms in HMOs to save money over the past year.

Tenants in the UK are now paying an average of £959 monthly rent. according to the HomeLet Rental Index for May, representing a 2.7% increase on the same month a year earlier. 

Mish Liyanage, Managing Director, comments: “Many young people struggle to rent on their own and there is certainly a growing trend of flat and house sharing amongst young professionals. Whilst students have been sharing accommodation for many years, more and more recent graduates are finding that they can’t afford to live independently. If they’ve stayed in a good quality HMO as a student, unsurprisingly graduates see no reason to change their living circumstances when faced with a huge hike in rental costs.

“We have seen lots of young professionals take on our student lets – mainly a room in an HMO, with a shared kitchen and sitting room. Our properties are finished to a very high standard and require just £80-£110 a week to rent, bills included. We are even able to offer Deposit Free Renting. For many, not having to set up electric, gas, broadband and TV accounts or pay council tax and find hundreds of pounds for a deposit and for the month’s rent, is a massive bonus. Having the luxury of being able to budget, without having fluctuating monthly bills, has all contributed to the rise of hutching.”

“The quality of HMO accommodation on the market has improved dramatically over the last few years. Young professionals are very discerning and large flat screen TVs, leather furniture, high speed broadband and en-suites are all quite standard now. Landlords can no longer cram as many people in as possible to maximise rental income.  A property with three medium/large rooms finished to a very high spec will easily generate £80-110 per week in rent, compared with four small rooms with a poor spec at just £65-75 per week.”

Student Homes in Salford

If you’re on the hunt for student homes in Salford for the next academic year, look no further than Mistoria Estate Agents. We can help you and your friends find the property that’s right for you, at the right price. Please get in touch with the team to find out how we can help.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

If you are interested in purchasing an investment property, please visit the Mistoria Group website