Renting a new home is a big life move that needs to be done correctly.
Choosing an estate agent who cares about its residents as much as it does landlords is important. Making your move a good one, is at the top of our priority list. We ensure everyone we deal with experiences the very best in service and advice and we love doing so. Check out our Google Reviews, and you'll see we don't just talk the talk when it comes to helping you rent successfully. Because at the end of the day, if you're happy, we're delighted. And life is better when everyone feels happy. If you're thinking of renting in North or East London and have any questions about how to do it successfully, give us a call.
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Guide to Renting
A concise step by step guide to renting a property successfully.
1
Getting a rough idea on bills
Knowing how much a property will cost to rent, is the biggest portion of the cost involved but, there are other costs to factor in that often aren’t considered because it’s hard to get the answers. Checkout comparison sites like moneysupermarket.com, to get an idea of monthly costs of bills. Check out the EPC to assess the property’s efficiency.
2
Find out the council tax band
Knowing the council tax band will help you get the cost of your monthly council tax bills. If you’re a single person, you’ll be entitled to a discount on the cost of your council tax. Be sure to inform the council that you’re a single resident.
3
Broadband speeds, mobile connectivity & cable
In this day and age, we know how important it is for you to stay connected. However, it’s often only after you move in, you realise that your mobile network is terrible and your broadband speed is far too slow to get your work done effectively. Get your free property report by giving us a call, or find it attached to any of our listings!
4
How do referencing agencies reference tenants?
Residents need to earn 2.5x the annual rent (combined for multiple residents). Alternatively, you can provide a UK based guarantor who needs to make 3x the annual rent. Paying 6 months rent in advance if you’re able to do so, may negate the requirement of a guarantor if you don’t meet the affordability ratio but this is subject to agreement from the landlord. Freelancers need proof of earnings for up to one year.
5
Reserving a property
To reserve a property you’ll probably be asked for a holding deposit of the monetary equivalent of one week’s rent, once your offer has been accepted. This is to secure the property for you while agreements are being drawn up, but it’s still subject to satisfactory reference/s. The fee is deducted from the total deposit taken with the first month’s rental.
6
What deposit do I have to pay
As a general guide, the deposit is 5 weeks’ rental and is taken along with the first month’s rental. (this can be six weeks if the annual rental amount exceeds £50,000). You’ll get full details of this in a statement from your letting agent.
7
Make sure you can get a permit, if you need one
It might not be possible to get a residents permit for your car, if the new development of apartments is a car free zone. Many new home developments no longer offer an allowance for residents’ car permits with local councils. Check this prior to agreeing a new rental, if you require one.
8
Can I have a pet?
This is subject to a landlord being happy to accept your little loved one. Many landlords are happy to accept pets and some aren’t. This is generally on a case by case basis. Save time by asking the agent whether the landlord of the property you are interested in, would accept your pet or not.
9
Making changes to a rental property
Ask first. Before making any changes to a property, get permission from the landlord first. In most instances, the landlord will allow changes to be made, as long as the changes are ‘made good of’, prior to you vacating the property. Every new rental property will have an inventory report showing the condition of that property upon a new tenant moving in. Ensure the property is left in the same condition upon you vacating, to ensure no deductions are made from your deposit.
Tenant Charges
Fair - Upfront - Honest
Depending upon your circumstances, the following schedule shows the range of fees (including VAT) that may apply before moving into a rental property:
Security/Tenancy Deposit
Allow for an amount equal to five weeks’ rent. (or six weeks for annual rent that exceeds £50,000). In an AST (Assured Shorthold Tenancy) agreement, it will confirm that the security/tenancy deposit will be registered with the government-approved scheme. We use the Tenancy Deposit Scheme.
Changes to the tenancy agreement
£50.00 – Changes requested after Tenancy documentation has been signed, this includes; replacement tenants and permission to keep pets at the property…
Holding deposits
A holding deposit is the money you would need to pay to record your interest in the property when your offer is accepted and while references are being processed. The amount is the equivalent of one weeks’ rent - If references prove satisfactory, the holding deposit is offset against the security/tenancy deposit. Note: It could be that any holding deposit paid may be kept but only for the following reasons: providing false or misleading information; failing a right to rent check; withdrawing from the property (unless the landlord has acted in such a way that the tenant couldn't reasonably be expected to wish to proceed with the tenancy).
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Early tenancy termination
If you wish to end your tenancy earlier than the signed agreement, it would be subject to the agreement of the landlord. This is as loss in rent to the landlord and reasonable cost for early termination have to be taken into consideration, when asking to terminate the contract.
Request Maintenance
Report a maintenance request, anytime, from anywhere.
Residents of our managed homes can use the below form to report all maintenance issues directly to us and our trusted local tradespersons.
Who pays for utilities? Are these included in the rent?
Normally the tenant takes over all of the utilities, including water and council tax. They’re not included in the rent.
What is a letting agent's role for the tenant?
The agent is employed by the landlord to find new residents and can also manage the tenancy for the landlord and residents too.
A professional letting agent always tries to make sure things work for both landlord and residents. The Assured Shorthold Tenancy (AST) agreement is an important part of this. It clearly sets out responsibilities of both the landlord and resident, and makes everybody’s life easier.
You’ll find more details of the AST further down.
Who do I deal with - the letting agent or landlord?
The letting agent will deal with the property viewings, references, agreements and getting you moved into your rented property.
From that point onwards, it depends on whether the landlord chooses the agent to manage their property, or manage the tenancy and property themselves. If it’s managed, you’ll normally report any repairs or queries to the letting agent. Otherwise, you’ll deal directly with the landlord. We’ll let you know exactly what you need to do when the time comes.
Who should arrange and pay for repairs at the property?
The landlord should arrange any repairs including appliances.
However tenants are responsible for breakages which would normally be replaced or deducted from the deposit – unless otherwise agreed. As a tenant, you should report repairs and breakages as soon as they happen.
What privacy am I entitled to? When should I expect visits from the landlord or agent?
As a general guide, while you’re renting, the letting agent or landlord will visit the property at least twice.
They’ll usually let you know in advance, so your privacy is respected. All the details are normally covered in the tenancy agreement.
How long does a rental tenancy last?
Rental tenancies range from 12-36 months. The average tenancy length at Location Location during 2021 was 26.2 months.
Where the landlord has instructed or accepted a break clause, the landlord and/or tenant can normally terminate the agreement 6 months before the end of the tenancy. As there’s a 2-month notice period, the tenancy then comes to an end 4 months before the natural expiry.
Whoever is giving notice has to let the other know in writing, on the rent due date.
What type of rental agreement is used? Can I change or add to it?
An Assured Shorthold Tenancy (AST) is used for the majority of residential tenancies. It’s normally a standard contract between the landlord and tenant.
Any special requirements, such as an extra item the landlord agrees to supply (e.g. a bed) or variations to the standard tenancy agreement should be listed in a rider document and attached to the tenancy agreement. Otherwise, those special requirements are not guaranteed.
This does not apply to any items that are required by law, or that properly arise after occupation.
Can I rent a room to a flatmate or flatshare?
The names of all of the occupiers must be declared on the Assured Shorthold Tenancy (AST) agreement. If a tenant sublets to a flatmate or flatshare which is not detailed on the AST, they’ll be breaking the terms of the agreement.
Where several people are sharing a property the tenants are ‘jointly and severally’ responsible, and as such as listed on the AST. This expression means that each tenant is liable for any breach of agreement, and liable to pay all of the rent.
Can I stop paying rent if repairs are delayed?
It’s a dangerous tactic to withhold rental payments for whatever reason because you’d be in breach of the tenancy agreement – so the landlord could take you to court.
It’s best to discuss any concerns with the letting agent, if they’re managing the property. To avoid any confusion, many letting agents ask tenants to report any requirement for repairs in writing.
If the landlord is managing their own property, then it may be worth taking advice from a solicitor if any important repair is not dealt with. Letting agents often hold a small deposit from the landlord for minor repairs that crop up during the tenancy, but they may still have to seek their permission.
If I want to leave the property can I give notice at any time during the tenancy?
If you leave earlier than the agreed end of tenancy date you’ll be liable to pay the rent until the end of the tenancy.
However, when the agreements are being drawn up, you may be able to negotiate a break clause – see How long does a rental tenancy last? above for more details.
When do I get my rental deposit returned?
By law landlords must arrange for a Deposit or Custodial Deposit Scheme to hold or insure tenants’ deposits. Many deposits can be returned as soon as the check out has gone ahead upon vacating a property, and must be returned within a maximum of 10 days if there’s no dispute.
After the property has been inspected at the end of the tenancy the deposit will be returned, less any deductions for damages. Letting agents encourage landlords to make the process as fair as possible by having a professional inventory agent examine the property.
A report is prepared at the beginning of the tenancy recording the condition of the property, and then again at the end of the tenancy.
What happens if the landlord won’t return my deposit?
Landlords are required by law to pay a tenant’s deposit into a separate custodial or insurance based Deposit Scheme.
Either type of scheme protects tenants’ deposits. If only part of the deposit is in dispute, then the remainder that’s not in dispute must be returned to the tenant within a maximum of 10 days of the tenancy ending.
Deposit schemes vary but they all act to protect a tenant’s deposit. The tenant and landlord can jointly or separately apply to the Deposit Scheme to have their case referred at Resolution or in Court. Once a resolution has been reached, the deposit must be returned within a maximum of 10 days.
Amira Violet
21 days ago
We’ve had a really positive experience renting through Location Location. As a young family, it felt like many agents would have overlooked us, but Kristina took a chance on us and we’re so grateful she did! Since then they’ve been great — friendly, helpful, responsive, and genuinely easy to deal with. Definitely not your stereotypical estate agent! We've loved living in one of their properties, so would happily recommend them to anyone looking to rent.
Matt Hepburn
14 days ago
Highly recommended.
A really well-drilled, expert and friendly team. I had an exceptionally efficient and reassuring housebuying experience (as a first-time buyer), with instant access to the team and informed guidance throughout.
Anna in particular helped oversee the entire process and supported by Ella, Oisin and Lauretta, formed a brilliant team.
And on a personal note, they are all super warm, genuine, friendly and positive to deal with - which really sets them above and made it a really supportive experience throughout, right up to picking up my keys - so I can see how this would be of real benefit and reassurance to a seller too.
A big cheers to an excellent team and a job well done.
William Garrett
19 days ago
Fantastic experience selling our house through LL. Anna is an icon of Stoke Newington real estate and had our full trust throughout. Viewings were seamless with updates provided in real time through their tech savvy app. Ella is a gem with constant communication and Lauretta seals the deal in helping you convert from offer through to completion. We sold off market so the buyer pool was absolutely essential, LL crushed it with multiple viable options for us and clear recommendations throughout. Thank you very much!!
Sergii Getman
14 days ago
I recently sold my property through Location Location and wanted to leave a review for Lauretta specifically. The sale had some significant challenges along the way — not of the agency's making — and Lauretta was instrumental in pushing things over the line when it really mattered. She escalated directly with the relevant parties at a critical moment and got things moving when months of correspondence had failed to do so. Professional, proactive, and genuinely invested in getting the deal done. Would recommend.
Rohan Murdeshwar
6 days ago
We spent almost a year searching for a house and just wish we’d met the team at Location Location earlier in our journey. The London house-buying process teaches you, very early, to be suspicious of estate agents. But then Location Location aren’t regular estate agents and we had to unlearn everything. Peter, Lauretta, Ella and the rest of the team were fantastic. They were proactive, communicative, friendly and made the entire process stress-free. Navigating the London property market can be incredibly draining, but dealing with Peter, Lauretta and Ella was a breath of fresh air. They managed to strike the perfect balance between efficiency and a genuine, personal touch. We never felt like just another transaction; instead, we felt supported throughout the entire process.
Karly Oranin
11 days ago
Location Location were amazing in helping me sell my property in Stoke Newington- would absolutely recommend them. Very quickly I had an offer on my flat through Drew being super proactive with viewings. Lauretta was an absolute star supporting me through the sale process, going above and beyond to help me. Could not fault them. Thank you ✨
Emily Rose
21 days ago
I used Location Location to sell my flat. Overall, I was pleased with the service I received from them. The team were professional and responsive overall, although I did have to chase them at various points. My only criticism is that I felt the marketing process was slow at the beginning and I worried that the team weren't promoting my property enough. However, viewings did pick up and the property did sell, which did restore my trust in them as a team. I am glad I used Location Location and feel they were the best estate agent to instruct, as they seem to have a monopoly in the area and are a small independent team who were clear, proactive and professional. I would recommend them.
George Beresford-stooke
17 days ago
We recently sold a flat through Location Location and the process was extremely efficient and fairly head ache free which is unheard of in the real estate industry. Tim Kearney and Drew Elias-Christosomou kicked started the process for us in the best way possible. Later on Lauretta Caulfield helped us navigate the progress of the sale extremely diligently which led to a chain move happen in less than 3 months. Unheard of again.
Huge kudos to the team at Location Location. Very kind and efficient all round. We would definitely use them again.
Maria Stavang
7 days ago
Only positive experiences with Location Location. Kristina in particular was so helpful and lovely throughout the 4 years we rented our property. Always responsive and quick to handle anything that came up. Would 100% recommend :)
Olivia Sawkins
4 days ago
Lauretta, Osh and team were extremely helpful and proactive helping us buy our first home.
They were always on hand to help and made the whole process very smooth and swift. Also loved the extra touches of a bow on our door and a congratulations card. We would highly recommend them for anyone looking buy/ sell.
Olivia & Dan
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