Living Out in Cambridge
Disclaimer
Please note that I am not a legally trained housing professional and the advice supplied below is in the form of basic guidance. Most of this is compiled from universities’ housing advice and my own experiences of living out as a student in Southampton and Cambridge. Please consult a housing advisor or solicitor if you are unsure about any aspects of housing law.
http://www.citizensadvice.org.uk
http://www.cambridgeonline.co.uk/local/Legal_Services/Solicitors/
Introduction
The prospect of living out of College often dismays students, but in general, there are very few bad experiences and most students enjoy the independence of living out in the city. The advantages of living out are numerous: you can usually choose who you live with and live with friends from other colleges or departments; there are few of the restrictions and rules which a large institution like a college has to impose, and you finally get to see other bits of the city and get involved in the local community. The disadvantages are usually financial. City rents are sometimes higher than college rents and tenancies are often longer. Home students living out and paying higher rents may be eligible to apply for University Hardship (Access) funds http://www.admin.cam.ac.uk/univ/funds/ . Ask your Tutor about this. You will also find that you might wait a bit longer for repairs and replacement items than you do in College and you might not be able to contact your landlord as easily as you can contact the College. There is no need to feel isolated or excluded from College life unless you want to be. All the College services are still there for you.
Most landlords are extremely pleasant and easy to deal with. Most property to let is of good quality and complies with local authority standards. House hunting in Cambridge can be fun, if you are part of a group and not restricted by time and exams…
When to look for Housing
Any time between April and late August. After that, there is an unseemly scramble for rooms in the city and the options are fewer. Ask your college and department friends if they know of anyone giving up a tenancy this year; you might be able to take it over. Your DOS, supervisor or Tutor may have some good contacts. You can register with other colleges for surplus accommodation (although there isn’t usually much to be had) Add the agency websites to your list of ‘favourites’ and check for new lets when you check your email.
Where to look for Housing
Accommodation Agencies
You should start by registering with the University Accommodation service, the best source of private lets for Cambridge students. They have trained advisors who will help you pin down what you are looking for and give all kinds of good advice.
Cambridge University Accommodation Service.
http://www.accommodation.cam.ac.uk/
|
Kellet Lodge |
Letting Agents
Cambridge Lettings
http://www.Cambridge-Lettings.co.uk
Tel 01638 570360
Fax 01638 570351
The Student Accommodation Service
http://www.studentaccommodation.uk.com
Varsity House
New Street
Cambridge
CB1 2TX
Tel 01223 722122
Fax 01223 722121
Cambridge Accommodation Noticeboard
http://www.brettward.co.uk/canb/
Cambridge Student Housing
http://www.accommodationforstudents.com/studenthousing/Cambridge.asp
The Whitfield Group
http://www.whitfield-group.co.uk/
Overseas students coming with a partner and one baby may be able to find accommodation at
Link House Trust
email linkhouse@aol.com
See also
Cambridge Evening News Property Supplement (comes out weekly on Thursdays)
Graduate Union noticeboard
College noticeboards
Local post offices and shops
Rents and Charges
If you pay any money to a landlord or lettings agency, you must get a written receipt.
Rents vary considerably, depending on area and quality. Current average prices are
| Item | Monthly rent | Weekly | Quarterly |
|---|---|---|---|
| Single Rooms | £238—£390 | £55—£90 | £715 – £1170 |
| Studios and flatlets | £350—£475 | £81—£110 | £1053—£1430 |
| 1 bedroom flats | £450—£650 | £104—£150 | £1350—£1950 |
| 2 bedroom houses | £500—£750 | £115—£173 | £1495—£2249 |
| 3/4 bedroom houses | £600—£1500 | £138—£346 | £1794—£4498 |
Utilities Charges
You will be liable for gas, electricity, telephone, water and (where payable) Council Tax charges.
You can ask the landlord for estimates of utilities charges, based on previous household bills. Most small Cambridge households would expect to pay c £90+ pcm for utilities (inc telephone) and £90+pcm for Council tax. If you are sharing a house with other students, the household should be exempt from Council tax, but you will need to provide exemption certificates (available from the Tutorial Office) to the local Council. If you are sharing with non-students, you will probably have to pay a Council Tax but you can claim Council Tax benefit.
Deposits and Fees
There are two types of deposit, a holding deposit and a damages deposit. A holding deposit is a sum of money paid to the landlord or accommodation agency to guarantee that the prospective tenant wishes to take up the tenancy. Only ever sign a holding deposit if you are certain that you will sign the contract. If you change your mind, after paying the holding deposit, you will lose your money.
Damages deposits
Landlords usually charge a deposit equivalent to approximately one month’s rent. (NB this is in addition to the first month’s rent, which you will also have to pay in advance). This will be returned to you at the end of the tenancy (usually within 28 days) but is subject to deductions for damages. You should be very careful about terms and conditions of deposit returns and ensure that you get a clear and accurate receipt. It is also important to agree with your landlord’s inventory and assessment of the condition of the property before you take up residence; you may otherwise find yourself liable for damages or losses made by other tenants. Make sure you get a written inventory and that both you and the landlord sign it. At the end of your tenancy the landlord is legally obliged to return your deposit and should provide a breakdown of any charges deducted, with receipts.
If you are having difficulties raising funds for the deposit, see your Tutor straight away; it may be possible to arrange a College loan for the deposit sum.
Other charges
When you live in private sector housing you are still liable for College and University fees, including the reduced rate kitchen fixed charge.
Contracts and Tenancies
The golden rule is – if you don’t understand it, don’t sign it.
I am happy to look at your tenancy agreement or you can show it to your Tutor, the Citizens’ Advice Bureau or other housing or legal professionals.
You will probably be offered either an assured or a shorthold tenancy. These will generally run for a fixed term as stated on your agreement. The main difference between the two types is the way in which the landlord can gain possession of the property.
Joint Tenancies – beware. These are very common for student lets, but you must be aware that the sharers take equal responsibility for the tenancy – in other words, if someone leaves before the end of the tenancy, the others will be liable to cover the rent.
Vacating before the end of the tenancy: if you have a fixed term tenancy (a contract that has dates specified on it) you can only move out before the end date with the landlord’s permission. If he/she does not agree and there is no “break clause” in the contract, then you will be liable for the rent for the whole period.
At the end of the tenancy: when a tenancy comes to an end the landlord can gain possession of the property if he/she has followed the proper procedures. If you want to extend the tenancy, you will need to agree this with your landlord; your tenancy will probably be extended month by month and continue with the same terms and conditions as the original, unless otherwise stated.
Repairs
Your landlord is obliged to “keep in repair and proper working order installations for the supply of water, gas, electricity and for sanitation” (section 11, Landlord and Tenant Act 1985). If an item within the property is damaged or defective you must notify the landlord as soon as possible and it is his/her responsibility to repair it. If your landlord fails or refuses to maintain or repair the property, you should complain to the Environmental Health Department who have powers to require the landlord to carry out the necessary repairs.
Landlord’s access to the property: you must give the landlord reasonable access to the property to carry out necessary repairs. The landlord should give 24 hours notice however and if he/she does not, you can refuse entry.
Gas Appliances
Your landlord is obliged to ensure that all gas appliances are inspected annually by a CORGI registered gas engineer. Your landlord should supply you with a copy of the current inspection certificate, on request.
Fire
Furnishings should comply with the 1988 Fire Safety regulations. Either smoke detectors or a hard wired fire alarm should be fitted and there should be fire blankets or extinguishers in the kitchen.
Electrical Safety
Electrical appliances supplied by the landlord should be inspected and tested annually
References and Guarantees
You may need to supply a reference from a previous landlord (eg the College) and some agencies require a Guarantor. A Guarantor is usually a parent or guardian who, in the event of a tenant being unable to meet the terms of the tenancy agreement, whether it is through rent arrears or damage to the property, accepts full responsibility on behalf of the tenant, thus taking on the financial responsibilities, and is legally bound to accept all liabilities. (NB – in the case of a joint tenancy, the guarantor can be held individually and severally liable).
Please give your referee plenty of notice, especially if it is me!
Viewing Properties
You will need to be quick in responding to lettings adverts, since lets are often taken within hours of being advertised. NEVER view a property alone; always take a friend with you, but it is polite to let the landlord know that you will be accompanied. Take notes as you go round (see check list below) and take your time. Landlords in Cambridge will often have a number of viewers and may try to rush you into signing an agreement by saying that they are letting on a “first come first served basis”. Do not allow yourself to be panicked into renting a property you are unsure about. If the house is near a main road, you should go along at peak traffic times and ascertain the noise levels, especially if you have to study at home.
Viewing Checklist
- Address of the property
- Name and contact details for the landlord (work and home)
Outside
- Who is responsible for maintaining the garden? If tenants’ responsibility, are tools supplied?
- Are the windows, doors, gutters, tiles and drains in good condition?
- Is there safe storage for your bike or car?
- Is there a wheelie bin? When is refuse collected?
- Neighbouring properties – are they in good repair? Does the landlord know the neighbours?
- Is the street well-lit and are there security lights for side passages, dark areas etc?
- Is the garden safe for children (if you have any)? eg ponds, fencing, access to roads
General Safety
- Are smoke detectors or a fire alarm fitted?
- Have the gas appliances been serviced by a CORGI registered engineer?
- Have electrical appliances been tested and do they look safe? (Check for frayed wires, overloaded plugs etc.)
- Are window locks fitted to ground floor rooms?
- Are there fire extinguishers or blankets?
- Is it clear how to escape in the event of a fire?
- Are there any building works to be carried out prior to the tenancy?
- What is the finish date and what is the provision if the house isn’t ready?
Rooms
- Are there any loose wires or dangerous-looking fittings?
- Does the furniture comply with fire regulations?
- Is it in good condition?
- Is bed-linen supplied? (unusual)
- Are there curtains/blinds to all windows? Are there lampshades? Is there adequate lighting and natural light and ventilation?
- Do study bedrooms have a bed, desk, desk chair, wardrobe and floor covering?(You might have to supply your own bookshelves and desk lamp – Argos do very cheap ones.)
- Is there central heating? Does the thermostat work? Do gas /electric fires work? Are there instructions for the use of the boiler? Is it pre-set? Can you alter the settings? If night storage heaters are present, check the operating times.
- Are there enough electrical sockets?
- Is there a telephone socket? If not, is there a payphone? Is there a shared phone? What are the arrangements for paying the phone bill?
- Is there a tv aerial? (You are responsible for the tv licence.)
- Are internal decorations in a reasonable state of repair?
- Is smoking allowed?
- If you have children, is the house safe for them? eg no open bannisters, steep stairs, wide opening low windows etc.
Kitchen
- Is there hot and cold running water?
- Do the cooker and fridge work ?(Check cooker rings, grill and oven and see if the fridge has a ice box in working order.) There should be one fridge and cooker per 5 people, if there are individual tenancies.
- Is there enough work and cupboard space?
- Are cleaning and cooking utensils provided?
- Is there somewhere you can sit down to eat (either in a communal space or in your room)?
- Is there a washing machine? Does it work? If not, where is the nearest laundry?
Bathroom
- Is it damp or mouldy? Does the extractor fan work?
- Do the taps work?
- Does the toilet flush? Is there at least one toilet for every 5 people?
- Is there a shower and curtain or screen to prevent leaks?
Finance/Contracts
Before signing, check the following:
- Duration of the contract – eg How long does the tenancy run?
- Repairs – Who is responsible for repairs?
- Payment – How much is the rent? How is the rent paid? Direct debit/monthly cheques?
- Can the rent be raised during the tenancy?
- Restrictions – are you allowed pets, guests, posters, tv etc?
- Liability – is it a JOINT or an INDIVIDUAL contract?
- Deposit – what sort is it? When will it be returned?
- Bills – who is responsible for the payment of the bills? Are any included in the rent (water sometimes is)? How much are the bills likely to be? Are there any services included, eg cleaning, gardening?
- Is there a comprehensive inventory? Does it state the condition of the items? Will damaged items be repaired, or replaced before you move in?
- Where are the utilities meters and what are the meter readings? (Add to the inventory) Is the previous tenant’s telephone disconnected and paid?
- Insurance – what level of insurance does the landlord have? (You will almost certainly be responsible for insuring your personal possessions.)
- Periods away – are there tenancy restrictions, eg turning off and draining down central heating systems to avoid burst pipes in cold weather? (If there are, and you don’t and the pipe bursts, you may face a hefty damage bill!) Check that you know what to do.
- Keys – where do you collect/return them? Are there spare keys? What do you do if you lock yourself out? Are there keys to all the access doors and window locks?
You may have to compromise a bit on some of these items, as you do in College properties! but NEVER compromise on safety. Don’t be afraid to ask intelligent questions of your landlord. His/her responses will give you a pretty good idea of how you will get on. A good landlord will be impressed by a tenant who appears to be sensible and responsible, but try not to be too demanding and respect the landlord’s conditions – eg if he/she wants quiet, non smoking female tenants it probably won’t be possible to persuade him/her to take a mixed group of smoking rock musicians…
Please keep in touch and let me know how you are getting on with your accommodation search. I will help in whatever way I can.
Maureen, October 2004.