Latest column from Denbighshire Citizens Advice

Latest column from Denbighshire Citizens Advice is:

Q: I’m moving and will be renting somewhere on my own for the first time. It feels like there’s so much to think about, I’m worried I’ll forget something important. Do you have any advice on what I should do when looking for a new home?

A: Before you start your search it’s worth noting recent changes to Welsh law mean tenants are now called contract-holders while a tenancy is called an occupation contract and a tenancy agreement is known as a written statement.

Most properties available for rent are listed online or with lettings agents. If you have the chance, renting directly from a landlord might be a bit cheaper before you move in as they may ask for fewer references and you might not need to do a credit check. But you’ll have to deal with them directly if any issues arise during the occupation contract. It’s worth noting some landlords use a lettings agent to find their contract holders and then manage the properties themselves. If an agent is managing the property then you’ll deal with them rather than with the landlord directly, for instance, if you need to get any repairs done.

Remember, never pay any money before you’ve seen the property or to arrange a viewing as this is a common tactic used by rental fraudsters. If you can, take someone with you when viewing properties for a second opinion. If repairs are being done when you view a property, it’s a good idea to take pictures of the issues and follow-up the viewing with an email so you’ve got a record of the issues and that you were told they’d be sorted before you move in.

Things often happen very quickly when trying to find somewhere to rent so always ask the landlord or letting agent some key questions to make sure properties you’re considering are safe, affordable and meet your needs.

Key questions to ask include:

• How much is the rent? Is it payable monthly or weekly?

• How long is the occupation contract for?

• Are bills included in the rent?

• Are any appliances or furniture included?

• Is there a break clause allowing any fixed term to be ended early, if needed?

• Does the landlord need a guarantor?

Ask whether the occupation contract is for a self-contained property, or whether there are shared facilities and whether or not it’s a joint-contract with other people and, if relevant, if you can have pets. It’s also a good idea to check the Rent Smart Wales website to make sure the landlord is registered and has a licence or the agent holds it.

Check if you’ll need to pay a holding deposit while the landlord carries out pre-contract checks. A deposit can’t be more than a week’s rent and should be returned to you at the start of the occupation contract. You should also ask your landlord or letting agent what documents you'll need to provide when you agree to rent the property.

Avoid ‘subletting’ which is when you rent directly from an existing contract holder, as they might not have the landlord’s permission to rent to you, which could cause problems further down the line. If a contract-holder is showing you around the property on behalf of the landlord they should give you the landlord's contact details.

If a landlord refuses to rent to you because of who you are, this may be discrimination - for example because of your race, religion or sexual orientation. A 'no kids policy' or refusing to rent to you because you get benefits could also be discrimination. You only need to tell a landlord or letting agent you receive benefits if they ask.

Remember, if you need any other pointers or advice on renting or you run into any problems, you can contact Citizens Advice for help.