How to attract a good tenant

[Brains]

I rented for years. Some of the "rules" given strike me as a bit strange, for example asking the employer. There is no way my employer would speak to a landlord about me, two laws would be broken to start with.

You also have to beware of some landlords. One that I had didn't pay his mortgage for months. We got a letter telling us we'd be kicked out, complained to landlord ("Oh I've sorted it all now". Another letter giving the repossession hearing date and the locksmiths turned up. One of the guys I shared with (5 professional people) went to court to ask for some leeway (granted). We got no thank you from the landlord for saving him from repossession and strangely we didn't feel guilty about not giving a months notice of leaving.

I'm not sure what laws you are talking about, as it's fairly standard to ensure you work where you say you work, you earn what you say you earn, and you have been there as long as you say you have.
Any employer not prepared to give those details to one of the reputable credit checking agencies will be driving their employee into the rental black market, not the sort of company I'd want to work for.
I would not rent a property to anyone without those details, and nor would most reputable agents or landlords

Re repossessions, it does happen, its a tiny minority (about 2,000 properties a month in the UK, of which a single figure percentage are rented) and as you will appreciate its the last thing the bank, the landlord or the tenant want to happen. If the rent is (largely) covering the mortgage, then its quite common for the bank to take over the property with the tenants in situ, as a rented house is much better for all concerned than an empty one.

 

[martint235]

I'm not sure what laws you are talking about, as it's fairly standard to ensure you work where you say you work, you earn what you say you earn, and you have been there as long as you say you have.
Any employer not prepared to give those details to one of the reputable credit checking agencies will be driving their employee into the rental black market, not the sort of company I'd want to work for.
I would not rent a property to anyone without those details, and nor would most reputable agents or landlords

Re repossessions, it does happen, its a tiny minority (about 2,000 properties a month in the UK, of which a single figure percentage are rented) and as you will appreciate its the last thing the bank, the landlord or the tenant want to happen. If the rent is (largely) covering the mortgage, then its quite common for the bank to take over the property with the tenants in situ, as a rented house is much better for all concerned than an empty one.

I work for the UK Govt so for my employer to divulge that information will breach the OSA. Also by providing information that I've provided to them for the purpose of my employment to a third party for another reason would surely break the Data Protection Act.

Given my experiences detailed above, if I was to rent again I would expect to see a copy of the mortgage account for the property. Once bitten and all that....

 

[Brains]

If all amateur landlords were as 'professional' then large swathes of the population would have nowhere to live.

This is a very valid point. One that the last few Governments are well aware of.
On one side they want all Landlords to come up to a minimum standard, no beds in sheds, undeclared HMO's etc.,
But if they get rid of all the disreputable practices and dodgy accommodation then there will be large swathes of the population living in tents, caravans or containers as in the UK we are over one millions units short of 'accommodation of last resort'

 

[Brains]

The three big credit checking agencies are
Experian, TransUnion, and Equifax.

 

[srw]

If all amateur landlords were as 'professional' then large swathes of the population would have nowhere to live.

That's fair. But it would (a) drive down rents because there would be an oversupply of houses for the "better" tenants, and (b) force the government to provide better housing to avoid the large swathes of tent cities which would be embarrassing even for David Cameron. If that involves compulsory purchase of amateur landlords' houses, I'm not going to get upset.

 

[Brains]

That's fair. But it would (a) drive down rents because there would be an oversupply of houses for the "better" tenants, and (b) force the government to provide better housing to avoid the large swathes of tent cities which would be embarrassing even for David Cameron. If that involves compulsory purchase of amateur landlords' houses, I'm not going to get upset.

The issue is a shortage of bedrooms however you measure it.
Rent capping or compulsory purchase would reduce the number of bedrooms still further

The only solution is for local councils to be permitted to mass build high spec eco living units.
For every bedroom they sell to the private sector (which I'm all in favour of) they have to build at least the same number elsewhere (ideally of a higher spec and more eco efficient)
In the end the councils will be the owners of the higher spec, eco properties and the private sector will be the owners of the council cast offs.

 

[Mrs M]

Signed up with the agent today, no more gumtree.
Latest applicant (foreign student) wanted to know if all bills included.
Ad specified no students and rent exclusive of bills.
Checked applicants social media, family coming over soon.
Guess where they won't be staying.

 

[Over The Hill]

I go through a local agent who then markets the house on rightmove etc. They do the viewings and reference checks, negotiating, fielding the calls, setting the rent and photos all for a one off fee of about £250 plus vat (which is an expense you can claim). I do the ongoing stuff and deposit protection myself.

The private ad route will just get all the people who cannot meet the requirements set by the agencies so you will get all the difficult ones.

 

[Over The Hill]

This is a very valid point. One that the last few Governments are well aware of.
On one side they want all Landlords to come up to a minimum standard, no beds in sheds, undeclared HMO's etc.,
But if they get rid of all the disreputable practices and dodgy accommodation then there will be large swathes of the population living in tents, caravans or containers as in the UK we are over one millions units short of 'accommodation of last resort'

There is a big problem sorting out rented property for those relying on benefit or on a limited income. Landlords first priority is to ensure the rent is paid so seek tenants that most likely to do this. So the DSS let is a last resort.

It could easily be so different.
Local authorities know there is a need for x number of houses for those on DSS in their area. Why don't they just rent the houses direct on a long term basis and sub let as landlord to DSS tenants. Landord is happy, tenant is happy and LA can secure a decent discount on a long term let.
It really gets down to the local authority not providing the help needed but going through a bit of a sham exercise in pretending to help but not helping where it is needed.

I stand as guarantor for my daughter who is renting a house to be at Uni. She cannot meet the criteria on her own. Anyone on DSS will be in the same boat. The council needs to stand as guarantor or middle man to enable the provision to effectively be made.

Off topic but they could do the same with all the payday loan companies by giving an advance on the benefit due.

 

[Mrs M]

I go through a local agent who then markets the house on rightmove etc. They do the viewings and reference checks, negotiating, fielding the calls, setting the rent and photos all for a one off fee of about £250 plus vat (which is an expense you can claim). I do the ongoing stuff and deposit protection myself.

The private ad route will just get all the people who cannot meet the requirements set by the agencies so you will get all the difficult ones.

That's cheap
We are £300 just for putting it on the local Property Centre web (where most people look first).
We supplied the pics and will do everything else.

 

[Bazzer]

Don't know if it a local thing but we found potential tenants were put off by fees being charged by the agents. At least two potential tenants in our last void period spoke of up to £600 being charged by agents simply for registering with them.
It struck us as WTF were the agents doing for the money, when agents selling their services to us, spoke of referencing etc., for the fee they were proposing to charge us?

 

[Mrs M]

Don't know if it a local thing but we found potential tenants were put off by fees being charged by the agents. At least two potential tenants in our last void period spoke of up to £600 being charged by agents simply for registering with them.
It struck us as WTF were the agents doing for the money, when agents selling their services to us, spoke of referencing etc., for the fee they were proposing to charge us?

We let our last property through solicitors and they did not earn their fee.
Advertising this one with "no agent fee" so see what happens.

 

[Brains]

Don't know if it a local thing but we found potential tenants were put off by fees being charged by the agents. At least two potential tenants in our last void period spoke of up to £600 being charged by agents simply for registering with them.
It struck us as WTF were the agents doing for the money, when agents selling their services to us, spoke of referencing etc., for the fee they were proposing to charge us?

I believe that I am correct in saying, that is is now illegal for Agents to charge tenant registration fees, and if it's not then it will be soon
I know ARLA did a big clamp down on the practice a few years back

 

[Brains]

How quaint... 'DSS'.

It says something when you use a term that relates to a department that hasn't existed for almost 15 years.

"DSS" is the general term used in the industry for anyone on any form of accommodation benefit, this includes those on Council Housing Benefit, Student loans, sheltered housing, basically anyone where the money is coming from some form of official body and not solely from their wage packet . (Not that anyone gets wages in a packet any more, another defunct term)

 

[Bazzer]

I believe that I am correct in saying, that is is now illegal for Agents to charge tenant registration fees, and if it's not then it will be soon
I know ARLA did a big clamp down on the practice a few years back

Interesting.
Whether illegal or not, I know whatever fees were being charged were actually driving potential tenants to us in our last void and as we don't use an agent, I'm not going to complain.