Before moving in

Advertising

We advertise our properties on various third-party websites, which in turn promote them on national portals. The best way to contact us depends on where you saw our listing, but you'll always be asked to complete our online inquiry form HERE. 

Viewings

Once we review your submitted information, we'll invite suitable candidates to a viewing. You'll receive an email with a link to book a convenient time from our availability. Please note that in-person attendance is required, and the potential future tenant must attend. If you book a viewing and fail to attend without adequate notice, we won't be able to offer you further viewings for any of our properties.

We offer multiple viewing slots daily. For popular properties, we operate on a "first come, first served" basis for appropriate candidates who contact us after the viewing. If they don't place a holding deposit promptly, we'll move on to the next interested party.

Students

We may consider student applications at our sole discretion. All students will require a UK-based guarantor or will need to use a guarantor replacement service. The University of Northampton recommends Housing Hand but we will accept other reputable companies at our discretion. 

Guarantors

In some cases, an acceptable guarantor (or guarantors) will be required before we can offer a tenancy agreement. Here's what a referencing company will typically require from a guarantor:

• UK Resident with Sufficient Income: The guarantor must be a UK resident and demonstrate enough income to cover their own expenses, plus your rent if you're unable to.

• Income Threshold: Generally, a guarantor's annual income should be around 40 times the monthly rent (for example, £50,000 for a £1,250 monthly rent).

• Proof of Income: To verify this, your guarantor will typically need to provide: 

  • Recent payslips (usually the last 3 months) 

  • Or a signed letter from their employer confirming their annual income.

  • If self-employed, they'll need to provide tax returns or accounts for the last 2-3 years.

Given the significant commitment, we prefer the guarantor to be a close relative. A guarantor is crucial as it protects both you and us in the event of unexpected financial difficulties..

Holding Deposit

If you wish to proceed with renting a property, a holding deposit equivalent to one week's rent is required, along with the signed holding deposit form. This deposit will be put towards your first month's rent if your application is successful. Once received, we'll begin the referencing process, which is conducted by an independent company.

Please Note: Your holding deposit may be withheld if any relevant person (including guarantors) withdraws from the tenancy, fails a Right to Rent check, provides significantly false or misleading information, or fails to sign their tenancy agreement and/or Deed of Guarantee within 15 calendar days (or another mutually agreed deadline). You and your referees must actively engage in the process, with requests for any information supplied within 24 hours.

If we decide not to proceed with your application for any other reason, your holding deposit will be fully refunded.

Referencing

Referencing is carried out by a third party. During this process, you and your guarantor(s) will be asked to provide ID and other documentation, including proof of income, and answer questions about CCJs, bankruptcies, IVAs, etc. The speed of the referencing depends on how quickly you and your referees provide the necessary information.

Deed of Guarantee

Upon successful referencing of your guarantor(s), a Deed of Guarantee must be signed by the guarantor. This document must also be witnessed by someone unrelated to the guarantor.

Right to Rent checks

As required by English law, all tenants must pass Right to Rent checks. Depending on your nationality, we'll need to view specific documents, which may include a Home Office share code.

AST Agreement

All our tenants will be provided with an Assured Shorthold Tenancy (AST) agreement to review and sign. We use an industry-recognised AST agreement, which may include additional clauses. 

Security Deposit

The amount of the security deposit varies between properties and rooms. This must be paid before you move in. This deposit is held to cover any damages or defaults on your part during the tenancy. 

"Zero Deposit" schemes may be considered on an individual basis at our discretion.

Balance of the first month's rent

The holding deposit contributes towards the first month's rent payment. 

Example:

• After looking at a property with a Rent of £520 per month and a Security Deposit of £350, you decide to proceed. You tell us there's nothing that will impact your referencing and place the Holding Deposit of £120 (which is the equivalent of one week's rent). 

• We then complete referencing, which shows the property is affordable and that we can progress.

• You place the Security Deposit of £350 and the balance of the first month's rent of (£520-£120)=£400 before moving in.

Note that the total paid before moving in equals the Security Deposit plus the first month's rent.

Inventory

You will receive the inventory and final pre-move-in documents on the day of your move-in or the day before. Following this, you will have a 6-day period to review the inventory and submit any feedback.

During your tenancy

Rent and payment terms

• Minimum tenancy agreement is 6 months. 

• Rent is due monthly, calculated from your tenancy start date.

• Please note that there is no discount for unoccupied summer months for students.

Failure to pay rent on time will result in eviction and may incur additional costs (more details can be found HERE).

Council Tax

Council Tax may be included in the rent for rooms in shared houses (also called Houses in Multiple Occupation  or HMOs); please check your specific agreement. 

Students:

Council Tax is not included in your rent. Full-time students are typically exempt from Council Tax, provided you supply the correct documentation. It is your responsibility to:

• Provide the correct house address to your university's student services during enrolment.

• Pass the Council Tax exemption form to the landlord.

Important: If these steps are not completed, or if you withdraw or are expelled from your course, you will be liable to pay Council Tax for the entire property.

Inspections

To ensure proper maintenance and adherence to tenancy terms, we conduct regular property inspections.

Houses:

• Houses are inspected every 3 months. Tenants will receive advance notice before these inspections. 

• Additional inspections by third-party contractors may be necessary for various reasons. Tenants will be notified in advance.

Shared Houses (HMO's):

• Common areas are checked at least weekly. Landlords do not need to provide notice for these checks.

• Individual rooms are inspected every 2-3 months. Tenants will be notified before these inspections.

• Third-party contractors may also need to inspect common areas and rooms for various reasons. Tenants will be notified in advance.

Failure to allow scheduled inspections will result in eviction.

Ending your tenancy

Giving notice

All tenants are required to provide notice to end their tenancy agreement. Your specific tenancy agreement will outline the required notice period and how this must be done (more information available HERE)

Leaving the property

Once you give notice to vacate the property, you'll receive an email or letter containing detailed check-out information. 

Damage

Houses and rooms must be returned in the same condition as they were handed across, taking account of fair wear and tear (more information HERE). All costs for repairing damages will be billed to the tenant.

If you are aware of any damages, or are responsible for any damages (either personally or caused by your guests), please inform us as soon as possible. This allows us to arrange cost-effective repairs and keep any associated costs to a minimum.