How to Avoid Making Mistakes When Renting

If you’re a professional not yet ready to buy a property, it’s essential to know how to avoid mistakes when renting in Brighton and Hove.

Being a tenant gives you options, but like anything in life, it’s easy to get wrong and end up living somewhere that puts your teeth on edge. Don’t do that; there’s no need. To streamline your path towards rental realisation, the experienced Clarity team has put together your ultimate professional renters’ guide to help smoothe (and soothe) your move.

Brilliant Brighton

Unless you’ve been living under a rock, you’ll be aware that Brighton is an excellent place to live.

It really is.

Well-known for its lively social scenes and its diversity, this City is recognised as an attractive hub of creativity, enterprise and innovation. It has festivals, restaurants, theatres, quirky pubs – everything. And, although more and more of us are working from home these days, it’s also commutable to London.

People really want to live in Brighton, yet for many, the prices of houses and flats are just too high – and deposits are quite frankly ridiculous. Therefore, rented properties step up to the mark and are the obvious choice. Renting has come a long way in the last 15 years in terms of legislation and best practices that protect you whilst you enjoy your tenancy. Plus, for landlords, yields can be high, so buy-to-let homes are a win-win. Generally, demand outstrips supply and exceptional properties get snapped up quickly.

Landlords Need YOU

Whether you’re single or coupled-up, you are in demand as a professional (ie, a working person). With respectable references and a solid credit background, property owners want to rent their homes to you. Why? Because you are a good bet; you’re likely to stay put for longer, pay your rent on time and take pride in where you live.

Equally, on your side, you can swerve specific steep financial commitments:

In return for paying your rent and taking care of the property, your landlord is mainly responsible for maintaining your home; from regular obligatory safety checks to large and minor repairs (depending on how they were caused), these are costs you don’t have to budget for.

Plus, renters have a degree of freedom, flexibility and independence.

Here’s what to look out for to help you avoid mistakes when renting. Let’s get back to basics:

Private Landlord of an Agent-Managed Landlord?

Clearly, the clue’s in our name: Clarity Property Management – we’re letting agents, so we have skin in the game here. But, you do have a choice.

Private landlords are self-run and you would deal with them directly.

They handle things themselves and need to be one hundred per cent clued up about rental legislation to stay within the law. If they have several properties and there’s a problem with your flat, if the issue is not dangerous, you may not be at the top of their list and have to wait a while, so be aware of that.

A property agency acts on behalf of your landlord, sourcing tenants, dealing with the paperwork and taking care of all the essential checks and balances for compliance and best practice.

Ask your agency about their letting processes. As with all good working relationships, it’s important to feel confidence and trust, so look out for an ARLA accreditation (Association of Residential Lettings Agents). You may wonder why: it’s because an ARLA requires all its members to meet high-standard criteria in terms of knowledge, and professional behaviour.

It’s hard to get, and a badge of reliance and assurance for the professional tenant.

Understanding the Brighton and Hove Market

Where are we, exactly?

A recent 2022/23 Housing Report by Brighton and Hove Council lays out the facts: on average, the rent for a one-bedroomed flat is £1,229 per month, and a two-bedroom apartment will set you back £1,660 per month.

So, prices are high. And, competition is tough. Properties go quickly, so if you like what you see and the agent or landlord has answered your questions satisfactorily, don’t hang around. Generally, you will have to pay a small holding deposit pretty fast, and then all the other paperwork and payments can happen soon after that.

Be prepared for a deposit and six weeks’ rent in advance.

So, here’s what to look for:

Viewing the Property

As a working professional, you want a home that reflects and rewards the effort you put into your working day. Therefore, your expectations may be high. Stay eagle-eyed, and if necessary, note any questions you may have before you visit the property – it’s easy to forget what to ask.

Look out for:

• Mould
• Broken locks
• Unkempt rooms
• A poor state of decoration
• Damaged carpets
• Worn-out fridges, freezers and any other white goods if these are supplied

If these aren’t pointed out, and an agreement not made to fix them, this could be a red flag, as it could indicate how they care (or don’t care) for the property in general. Talking of which – we’ll jump forward slightly – do raise any requests when making an offer, so that everything is agreed right from the start. It sets the tone for a smooth tenancy going forward. You may have to compromise on some things, though.

Costs and Everyday Living

Your budget will be critical to a life well-lived or one where you struggle to cover your monthly outgoings. Add everything up and divide it into twelve.

• Obviously – the rent
• Council tax
• Likely cost of gas, electricity and water
• Availability of a Wi Fi signal
• Moving costs (one-off)

The Property Tour

The following in particular, could be professional-standard ticks in your wish list.

Bathroom. A good-quality power shower and a top-performing extractor fan are a must. Tall, slim storage cupboards are practical and hide all your “stuff”,

Kitchen. Much of your life will revolve around the kitchen, so how it looks, feels and functions should be a major decision-making factor. Is there a fan oven, for example? Is the hob fast-heating? Check if a washing machine is supplied and whether it has a good loading capacity and fast spin speed.

A dishwasher is ALWAYS a good sign. How much storage is there in the kitchen? You will need more than you think. And, easy-to-clean, spacious workspaces could turn you into a master chef. Well, ok…maybe.

Also, ask how efficient the boiler is, assuming the property has gas and electricity.

Outdoor space. You may not think you want a garden, terrace or patio, but once you have one, it will delight you on a warm, sunny day. Easy-care surfaces like paving or decking are a good choice, with room for an outside table and chairs. Very civilised.

Your Professional Checklist

Does the flat or house you’re looking at complement your work and your lifestyle? Think about the following:

• Easy distance to public transport
• Places to go to eat, drink coffee, have a beer
• Supermarkets
• Dry cleaners
• Car parking space(s)
• Cinema, theatre
• Near the beach
• Near open spaces

Something that seems fine for now may become intensely irritating further down the line, so don’t make too many concessions.

How to Avoid Mistakes When Renting – Our Final Words

We know from experience that positive relationships and constructive communication are vitally important – everywhere and anywhere.

So, even if you’re renting through an ARLA-accredited agency such as Clarity (which we’d recommend), introducing yourself to your landlord is always a friendly and polite thing to do.

He or she will most likely be keen to rent to you and equally responsive to ensuring that the property is light, bright, clean and well-looked after before you move in.

Ready to rent? Clarity Property Management has some FAB-U-LOUS properties for you to look at. Get in touch with us to arrange some viewings.