While getting a mortgage can be a tricky process (and one that we’ll discuss in the future), renting isn’t quite as simple as it sounds either.
From tricky contracts to unrefunded deposits, it is easy to fall victim to one of the pitfalls of the rental sector so it pays to have your eyes wide open and to stay informed. Luckily, we have your best interests at heart and have put together a quick guide of the basic things to keep in mind, whether you are looking for a place, dealing with a landlord or moving on.
_____________________________
Finding a new home
Right, you’ve decided to fly the coop, move to a bigger place or put down roots in a new city. First off, you have our commiserations because moving house has been described as one of the most stressful experiences in life and it is thoroughly deserving of that title.
First off, do your research. Landlords are always going to chance their arm for a higher rent so make sure to keep an eye on websites like Daft.ie and local newspapers to get a good idea of the going rate. When finding a house, it’s all about location so chat to friends who may have insider information and consider the proximity to work and the areas where you socialise. Public transport is another major thing to keep in mind, as Irish weather doesn’t always lend itself to a walk home and taxis can prove expensive if taking them on a regular basis.
The next thing is budget. When browsing apartment listings (and especially when desperate to find a new home), it is easy to get distracted by promising photos and jumping at the first thing that comes along. However, once you move in, you’re going to have to pay the bills.
Sit down with a notebook and pen and do a realistic weekly/monthly budget to see how much you can afford to pay. Don’t forget to factor in things like parking charges, electricity, refuse costs, gas, cable television and internet in order to get a clear picture of your expected outgoings. Once you’ve found your budget, stick to it.
Once you’ve set up a few viewings, make sure to check out the following details (as outlined by Threshold).
- When viewing accommodation, check that everything is supplied as part of the letting works – shower, cooker, keys etc.
- Check condition of beds, soft furnishings and floor coverings and make note of anything damaged.
- Check for signs of damp, check the windows and ventilation
- Check for smoke detector, fire blanket and fire extinguisher
- Does the heating work?
- Is bin collection included in the rent?
- If repair/replacements are needed, insist they are carried out before move-in date.
- What is the BER and how will this impact on my energy bills?
- Take photographs of everything when you move in and report any damage which exists at the beginning of the tenancy.
Moving In
Once you’ve decided on a place, read through any contracts thoroughly before signing and make sure to get the landlord’s full name, address and telephone number. Most landlords will require a deposit and first month’s rent to secure a property and may also request references from your workplace or previous landlord.
There are a number of scams operating at the moment so be sure to get a signed receipt for any deposit handed over and request that you receive the keys to the property on presentation of your first month’s rent. It can also be advisable to make such payments by bank transfer rather than cash, as these are more easily traced.
When packing, opt for labelled boxes to save yourself a whole amount of hassle once you get to the new place. Argos sells reasonably priced cardboard boxes or pop into your local supermarket and ask if you can take a few of theirs, most of the time they’ll happily oblige. Close boxes with duct tape to avoid all your precious bits and pieces falling out while en route and clearly label each one so that you know which ones are the most important to open on arrival and which can be left until you’re feeling a bit more energetic!
All shacked up
A lot of emphasis is put on the obligations of tenants while resident in a property but the landlord also has standards that they must legally meet, including registering their details with the PRTB and paying rent on the income received.
According to Threshold, the landlord is required under law to maintain the exterior and interior of a property and to carry out any necessary repairs in a timely fashion. There are specific regulations that define the minimum standards that all rented properties must meet, which include an obligation to maintain a property, including all equipment, in the condition it was in when first rented.
The standards that private rented property must meet are laid out in The Housing (Standards for Rented Housing) Regulations 2008 and 2009 and this covers provisions in relation to heating, food preparation, storage and cooking facilities and laundry facilities. The landlord is also obliged to take care of repairs and necessary works in a timely manner so if in doubt, put everything in writing and record the dates for future reference.
An outline of other issues such as entry without permission, security of tenure and what to do if you are in danger of falling behind with rent is available here.
Moving on
From time to time, tenants sign lease agreements but may have to leave because they can no longer afford the rent or have to relocate for employment. Normally, you cannot terminate a lease unless the landlord is in breach, there is a break clause or both you and the landlord agree to end the lease.
As a tenant, whilst you cannot assign or sub-let without the landlord’s written consent, you may terminate the tenancy if they refuse your request.
It is important to know if you are seeking to assign or sublet the tenancy. Assignment is where you leave the tenancy and you find a replacement who becomes the tenant of the landlord. A new tenancy cycle begins and you no longer have any responsibilities to the tenancy. Subletting to another person is where you move out and let to a sub tenant who takes your tenancy. You effectively become their landlord but are still responsible for the tenancy to the original landlord.
If there are no lease considerations, you will need to give notice to the landlord and this is usually dependent on the renting cycle. For example, if you pay monthly, you will have to give a month’s notice.
The security deposit should be returned once the tenancy ends but does not have to be returned on the day that you leave. They must return the deposit within a reasonable timeframe, allowing for inspections, repairs to be carried out etc. They are entitled to retain some or all of your deposit if there are rent arrears, damage above normal wear and tear or outstanding utility bills.
If your landlord is refusing to return your deposit, you should request the prompt return of the deposit in writing. If they are claiming that there are rent arrears, outstanding utility bills or there has been damage to the property, you should request documentary evidence to back up these claims. If you are not successful, you may make a complaint to the Private Residential Tenancies Board(PRTB) online at www.prtb.ie or a paper application form with the fee of €25.
For further details, see www.threshold.ie.
