Moving Into Your Rented Property

What is an inventory?

An inventory is a report that lists all of the items in a rented property and the condition of that property. For example, how many stains there are on the carpets or marks there are on the walls. It is vitally important that both the tenant and the landlord - or the letting agent on their behalf - sign the inventory report for that property and both of you have copies.

Why do I need an inventory?

An inventory is an extremely important document for both the tenant and for the landlord. The inventory is taken at the start of the tenancy and lists all the items in the rented property and the condition of that property. At the end of the tenancy, a second inventory is taken and if all of the items within that rented property are still there and the condition of the property is in a similar state, you're more likely to get your deposit back.

What are the landlord's responsibilities?

Landlord's responsibilities are always set out in the tenancy agreement. Usually these include, firstly making sure that all of the items in the property are in good working order. Secondly, for any gas appliances that they give you a copy of the gas safety certificate. Over and above that they must ensure that they don't enter the property at any time that they enter only at an agreed notice period and advise you of that beforehand. They must also fix any leaks or any problems with the property and over and above that as long as you have paid your rent on time and as long as the condition of the property and all of the items listed are still there at the end of the tenancy they should repay your deposit. If at any point there is a problem and they need to evict you. They need to abide by the rules and terms of evicition in the letting agreement. They can't just physically kick you out of the property. It is very important to be aware of that.

What are the landlord's rights?

Landlord's rights are set out in the tenancy agreement. The first right that the landlord has is to receive the agreed amount of rent payable. The second right that the landlord has is that the tenant looks after the property properly. Over and above that, the landlord has a right to make sure that you do not disturb the neighbours of the property that they own and that you give them the required notice period to leave the property.

What are my responsibilities as a tenant?

Responsibilities as a tenant are laid out in the tenancy agreement. These usually include paying your rent on time and in full, and making sure that you take care of the property and the items within it. Make sure that you make the landlord or letting agent aware if there are any problems with the property, such as a leak. Over and above that, as a tenant, you mustn't disturb the neighbours at all, you must let the landlord in if they need to do any maintenance or if there is an emergency. When you leave the property, you are responsible for giving the landlord notice and you must make sure that you have paid all of the bills that you've incurred during your tenancy agreement.

What are my rights as a tenant?

Your rights as a tenant are laid out in the tenancy agreement. They allow you to enjoy the rented property in peace and quiet, without the landlord interrupting you at any time of day - they have to give a notice period. If there are any repairs that are required in the rented property, they need to be done swiftly and to the tenant's satisfaction. You must also have a copy of the gas safety certificate. Finally, if you're evicted at any stage, then they have to abide by the rules within the tenancy agreement.

Can my landlord inspect the property at any time?

The only instance a landlord can inspect a rented property at any time is in the case of an emergency, such as a fire or a flood where they need to inspect the damage to the property as soon as possible. At any other time, the landlord has to give notice period and come to the property at a time that is convenient to you. Notice period is anything from 24 to 48 hours.

Can the landlord evict me before the lease expires?

The only way a landlord can evict you before a lease expires is if you have breached your tenancy agreement in some way, shape, or form. For example if in an inspection you were trashing property, causing lots of damage, or if indeed you were not paying your rent the landlord can start legal proceedings against you to have you evicted. However, always remember, no landlord can physically evict you from property. They must go through the court and abide by the agreement laid out in your tenancy.

Can I redecorate a rented property?

It is possible to redecorate a rented property, but it is really important that you get written permission from either the letting agent or the landlord. If you are going to redecorate, it's also a good idea to make sure that the colors that you use or how you are going to redecorate has the approval of the letting agent and the landlord. In some cases if you're really clever, you may get an agreement that the landlord pays for the paint and you do the redecoration yourself, for example.

What is 'reasonable wear and tear'?

Reasonable wear and tear is quite tricky to define. Effectively it means that if you have a pair of curtains that are brand new on day one, in 12 months time there may be some sun damage. Another example is if you have a carpet that's brand new from day one, in 12 months time there may be some problems with the carpet or there may be a little bit of what they call wear and tear; some scuffs or something like that. That's typically what they call wear and tear, but it does come down to what the landlord letting agent or, indeed, the person who's doing the inventory check decides what is wear and tear.