Tenant information

How to Apply for a Property with Hughes Estate Agents
Completed application forms may be sent to an outside referencing agency that will carry out the necessary reference checks, employment or accountant reference, current landlord reference & credit check. To comply with the 'Right To Rent' laws we must see original passports or EEA National Identity Cards for all Tenants in addition to ID required for referencing. Along with your application form you need to provide us with photo ID - passport & photo driving license, proof of your current address, e.g. recent utility bill or bank statement – must be dated within the last three months Your last three month's wage slips. And the latest 3 months bank statements – these must be full statements showing your name & address.

We will require a holding deposit which is equivalent to 1 weeks rent in order to process your application. The checks will not commence until this is paid. If your application is successful and a tenancy is agreed then this holding deposit will be deducted from the 1st month's rent. The Deadline for Agreement is 15 days unless a different deadline has been agreed in writing. This means that the tenancy agreement needs to be signed by all parties within the 15 day time frame of when the holding fee was paid.  Payment of the remaining 1st month's rent and the bond/deposit (equivalent to 5 weeks rent) MUST be paid across to us at least 3 working days prior to the start of the tenancy agreement. The tenancy agreement must start within 1 calendar month of the holding deposit being paid. Failure to submit all your information and sign the tenancy agreement within the 15 day deadline would result in the property going back on the market to let and you would lose your holding deposit. Please note that no keys will be handed over until we have the cleared funds for the 1st month's rent and bond/deposit.

Every applicant to live in the property over the age of 18 must be referenced and be put on the Tenancy Agreement. Unless stated otherwise all tenancy agreements will be for 12 months. Should you require a 6 month tenancy this must be agreed prior to you paying the holding deposit. It is the applicant's responsibility to ensure that complete and accurate information is provided on the application form regarding income, credit history including any current or satisfied CCJ's and disclose any rent arrears. All ID requested must be given to us within the deadline period. Should the Tenant(s) withdraw, not meet the 15 day deadline, fail referencing due to non-disclosure and/or falsified references the holding fee will not be returned. If you have any concerns over your credit history, please speak to a member of staff.

In certain cases you may be required to provide a guarantor, for example; if you are unable to prove your income, you are between work positions or if your credit score is below average or if you are under the age of 25. The purpose of the guarantor is to honour rental obligations, if you are not in a position to. All guarantors will be required to complete the application form and undergo the same referencing process as the tenant. The guarantor must be a UK homeowner and have a good credit score with no adverse history and be in receipt of sufficient income or have equivalent savings/pensions or a combination. The guarantor will be in place for the entire time the tenant lives at the property, not just the initial tenancy period.

Guarantors + Tenants MUST be available to come into the office in person to sign the tenancy agreement and guarantor agreement within the 15 day deadline.

All CCJ's even satisfied ones must be declared, failure to declare any CCJ, IVA or bankruptcy will result in your application being declined.

Once your application is successful
Once your application has been completed and a tenancy offered, we will then confirm move in dates with you. The tenancy start date must be within 1 calendar month of the payment of the holding deposit. The tenancy agreement must be signed by all parties including any guarantors and the remaining 1st month's rent paid across to us within the 15 day deadline period unless otherwise agreed. An appointment will be given to you to attend our office during our working hours to sign the tenancy agreement. The deposit/bond which is the equivalent to 5 weeks rent can be paid any time from the contracts being signed but it MUST be received at least 3 working days prior to the tenancy start date.

 

Assured Shorthold Tenancy Agreement
The Tenancy Agreement is a Legally Binding Contract between the Tenant & the Landlord/Agent. The tenant is responsible for paying all the rent for the full term of the Tenancy on which they have signed.

Where the tenant(s) consist of more than one person they will all have joint and several liability under this agreement (this means that they will each be liable for all sums due under the agreement, not just for a proportionate part).

Should the tenant wish to end the tenancy agreement then 1 Months written notice from the tenancy start date is required providing the fixed term of the lease has come to an end or will come to an end after the given notice term. Should the tenants wish to vacate the property before the initial fixed term has expired they must first seek authorisation form the landlord to do so. In any case where the landlord is in agreement to release the tenants from the fixed contract the landlords finder’s fee will be payable upfront by the tenant. The cost of this is usually equivalent to 1 months’ rent  however may vary. The tenants will remain liable for any bills up until a new tenants is secured or the fixed term end date arrives, whichever comes first.

The tenant will be liable if a visitor causes a nuisance or damage to the property or neighbouring properties.

 

Your deposit/bond
We are a member of Deposit Protection Service Custodial Scheme (DPS) and if we are managing the property all deposits (equivalent to 5 weeks rent) will be held by the (DPS) which is a government approved custodial scheme. (If we are doing a tenant find only, the bond may be passed onto the Landlords to arrange this themselves).

When vacating a property you must always make sure the property is thoroughly cleaned, including carpets & appliances to a professional standard and gardens must be cut and free from weeds. For managed properties we will conduct an Exit inspection on behalf of the Landlord. You must leave the property in the same condition as it was at the start of your tenancy or deductions will be made from your bond.

Any damage caused by the tenant or tenants guests through negligence or breech of tenancy must be paid for immediately. Failure to do this will result in the cost of this damage being deducted from the bond at the end of the tenancy.

You are legally bound for all the rent and payment of utilities until the end of a tenancy. After the final inspection, provided there are no missing items or damage and the property is left clean and tidy, we will contact the DPS to release your bond. The Final month's rent MUST be paid in full, the bond cannot be used to pay the final rental payment as the bond is there in case of damage to a property not to pay your last month's rent.

Insurance
The tenant should consider the need to obtain adequate contents insurance to cover their own possessions and the landlord's fixtures and fittings in case of accidental damage caused by you. The Landlord is not providing any insurance cover for the Tenants personal possessions; the Landlord will not be liable for any of the tenant's contents under ANY circumstances.

Permitted Payments

Holding Deposit equivalent to 1 weeks rent.

Rent as advertised

Bond equivalent to 5 weeks rent.

Payments to change the tenancy when requested by the tenant - There is a fee of £50 payable by the tenant for each amendment to the tenancy agreement. This includes permission for a pet, name changes for adding or removing tenants or any other changes requested.

Payments associated with the early termination of the tenancy agreement - Your tenancy agreement is a legal agreement and as such you are legally responsible to pay the full rent for the full term of the tenancy agreement. However, Should the tenants wish to vacate the property before the initial fixed term has expired they must first seek authorisation form the landlord to do so. In any case where the landlord is in agreement to release the tenants from the fixed contract the landlords finder’s fee will be payable upfront by the tenant. The cost of this is usually equivalent to 1 months’ rent  however may vary. The tenants will remain liable for any bills up until a new tenants is secured or the fixed term end date arrives, whichever comes first.This fee must be paid in full by the tenant before re-advertising commences.

All Payments in respect of all Utilities & Council Tax.

A default fee for late payment of rent

A default fee of £50 for lost keys and security devices - This fee could be higher if a lock smith is required to attend the property.

The landlord is permitted to undertake a rent review and increase the rent accordingly at the end of a fixed period. Should the landlord agree for a pet to be added to the tenancy either at the start of the tenancy or during the tenancy this will result in an increase in the monthly rent and a £50 permitted payment for amending the tenancy agreement.

Acceptable ID for Tenants & Guarantors
 

Hughes Estate Agents is a member of CMP which is a client money protection scheme. We are also a member of TPO which is a redress scheme. Contact us if you wish to find our further information.

Due to 'RIGHT TO RENT' LAWS - We MUST SEE ORIGINAL PASSPORTS or EEA NATIONAL IDENTITY CARDS FOR ALL TENANTS - in addition to what is below.
(out of date passport can be accepted for 'right to rent' if it is still a true likeness) (cannot use out of date passport for photo id)
(other documents may be used for 'right to rent' if there is no passport, please enquire before paying any holding fee)

2 Forms of ID from this list MUST be produced to complete an application

(One must be photo ID - photo ID can be either passport or photo driving licence but MUST be in date)

Acceptable Documents *MUST BE DATED WITHIN THE LAST 3 MONTHS
Driving licence (in date & with current address, which matches that on your application form)
Passport (in date)
Utility Bill/Statement* (water, electricity, gas, phone - landline)
Current Council Tax Bill (bills dated in the current council tax year)
Home Service Provider Bill, such as broadband or digital TV*
Current TV Licence
 HMRC Letter / Inland Revenue self-assessments or tax demand
Bank/Credit Card Statements
Homeowners' current in date home insurance policy schedule
Current mortgage statement correspondence address and the address the mortgage applies to must be the same
Tenancy Agreement, signed & dated within the last six months
Letter from the employer stating tenants current address on company headed paper, signed & dated
Recent documentation confirming the applicant will be/is receiving housing
 allowance or benefit

Solicitors letter confirming recent house purchase/Land Registry confirmation of address/Electoral Register entry
·         Vehicle tax renewal document issued in the last six months

Acceptable Proof of Income for Tenants & Guarantors
 

Salary - Employed - Last 3 months wage slips for monthly salary (or last 6 if paid weekly)
Salary - Self Employed - Current tax return (SA302/SA100) and Accountants contact details. 6 months bank statements may be requested in addition
Other or Additional Income
Child Tax Credit/Working Tax Credit
Child Benefit
Pension/Pension Credits
Savings
ESA with DLA & PIP
Incapacity Benefit (long term only)
Carers Allowance
Universal Credit