STUDENT HOUSING GUIDE

Advice on: Finding your new home Moving in Your Rights as a Tenant Useful contacts

Contents Where do I want to live and who do I want to live with? 2 Where to look? 4 The Viewing 5 The Contract/Tenancy Agreement 8 Moving in and Living there 10 Your Community 12 Useful Contacts and Tips 15 Property Checklists 17

Welcome!

Welcome to the Stirling Student Housing Guide! Whether it’s your first time looking for accommodation or you’re moving into new accommodation, this Guide provides you with helpful hints and tips as well as useful contacts, rights and wrongs, laws and regulations and basic information on how to get the best property and the best landlord. It’s a great feeling having your own space and own place to live in, but it can turn into hell when you don’t know what to do when something goes wrong or you have a landlord that is breaking the law. Hopefully you will find the information in this Guide that will allow you to have a property where you feel safe, comfortable and in control.

Who do I live with and where do I want to live?

For all you virgin house hunters it may be a daunting experience but that’s why we have this Guide. And for all you experienced people, it’s a handy reminder! The most important question to ask yourself is who do you want to live with? You’ll be in close quarters next year and you need to make sure you can put up with them! Once you’ve decided (through whatever method of selection suits you!), you need to start thinking of practicalities.

On Campus

First off, do you want to live on campus or not? If you do, then make sure to get your application filled in on the portal as soon as possible as on-campus accommodation tends to fill up fast. If you do want it, apply as soon as you receive the all student email telling you to apply. For more information check out their website at www.studentaccomodation.stir.ac.uk or call into the Residential Services office found at Geddes Court.

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Off Campus

You can live wherever you wish but there are a lot of things to take into consideration such as transport, facilities, local shops and supermarkets. You can experience the City that is Stirling either through private accommodation or University accommodation. Below are some of the most popular off-campus student locations for Students at Stirling University.

Central Stirling – 15 minutes from the University with regular bus services Easy access to the bus and train stations as well as various supermarkets. This area is predominantly flats within the town centre.

Bridge of Allan – 5 minutes from the University via bus (services every 30mins) or a 15-20 minute walk. Accommodation tends to be slightly more expensive and often consists of houses for rent. Has small shops and supermarket.

Causewayhead – Just ‘next door’ to the University – good bus routes to the town centre and the University with mainly houses to rent. Local Co-op close by.

Whins of Milton – 20 minutes bus journey to the University – both houses and flats available to rent.

Bannockburn – 20 minutes direct bus route from University. Historic area with houses and flats available for rent.

Dunblane – 20 minutes by bus or train. Local train station and a Tesco as well as other shops

Raploch – 15 minutes from the University but no direct bus to the University.

Cornton – 10 minutes from University with regular bus service.

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Where to look?

There are many places to look for accommodation and this is key to finding the

right property for you. However it is also really important that if you plan on living

with more than one person you find a property and a Landlord that have a HMO

licence. (Housing in Multiple Occupation Licence). It is Scottish Law that when

advertising a property in any way shape or form, a Landlord must display their

Landlord registration number clearly. If there is no registration number you may

want to ask for it, or steer clear of that property as the Landlord may be in breach

of the law and you might be in for a short stay at your new humble home!

An HMO licence requires a property to meet a set of minimum standards and

these standards are required by law and are enforced by the local authority. These

minimum standards include some of the basic rights of a tenant when in a rented

property. We believe the most important standards are:

The property must be wind tight and water tight

Heating that is capable of maintaining a minimum temperature of 18

degrees Centigrade when the temperature outside is minus 1 degree

Centigrade

The property is free from damp and is well ventilated

The landlord must ensure that the above is enforced or they would be in breach of

the law with regards to their HMO licence. Knowing what needs to be maintained

can be useful when there is a leak or it gets cold in the winter due to a broken

boiler! One of the best places to start looking for your property is the Students

Union’s own website at www.stirlingstudentsunion.com. Here you can see lots of

places to start looking for housing and flats.

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The Viewing

The viewing is a great opportunity for you to check out the property and to ask

some questions of the letting agent or Landlord before you commit to anything.

It’s easy to feel pressured into taking the first thing that comes up but it’s

important to be objective and make sure everything is all right. DO NOT BE

RUSHED! It is the job of the person showing you round the flat to make sure that

you decide there and then. THERE IS NO OBLIGATION to decide then and there is

no rush. You will often get told “that the property will be going soon” and “there is

already someone interested”. This may be true in some cases, but is often a tactic

to get you to decide on the spot so don’t be fooled!

Take someone with you, if possible take everyone who will be living in the flat!

This provides three things:

Another opinion; which is helpful and more objective

Safety (safety in numbers and better to be safe than sorry)

Others are witness to any verbal agreements made at the time

When viewing the property TAKE PHOTOS. This helps you keep track of what you

have looked at and it gives you a chance to compare the place to any other

properties you may be looking at. It also keeps a record of any evidence of damage

or problems that may come up in your verbal agreements. If possible and if there

is time, always try and get a second viewing of a property before signing the lease.

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OUTSIDE

Does the property seem secure? Are external doors secure? Is there an entry phone system and burglar alarm?

Is there a garden? Who is responsible for the maintenance of the garden?

Are the locks of good quality and secure?

INSIDE

Is it generally in a good condition? Any signs of damp, flaking paint or infestations of any kind?

Are there any repairs needing carried out or broken furniture that needs replacing or repaired?

Is there heating in the bedrooms and living rooms? Do all the radiators work properly?

You might want to consider asking if the property is insulated and double glazed?

Is there enough storage space for your belongings?

Any sign of dodgy wiring, plugs or lights?

Do kitchen appliances such as washing machines/dishwashers work?

Are there enough kitchen cupboards and work surfaces?

Are kitchen utensils, pots, pans and equipment good enough condition to use?

Are the bedrooms adequately heated? Are there curtains?

Check the bathroom and make sure there are no leaks and the shower works properly.

Are the sealants round the bath and/or shower intact?

Is there a telephone socket? Does it need activating?

Financial Considerations

How much is the rent and what is included?

What other bills are there and what are you liable to pay for?

How much of a deposit is required? What are the conditions for the land-lord deducting money from the deposit?

What are the estimated running costs of the property?

Can you comfortably afford the rent on top of the deposit and running costs?

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Safety

Are all appliances PAT (Portable Appliance Testing) safety checked? Is the paperwork available for you to view?

Do the downstairs windows have locks?

Is there a burglar alarm?

Does the kitchen have the fire blanket and fire extinguisher required by law?

Is the Landlord’s gas safety record available to view?

Do the furnishings comply with the latest fire safety regulations (1989 Fire and Furniture Regulations)?

Are there carbon monoxide detectors present?

Are there enough smoke alarms? Do they work?

Is there an easy means of escape in the event of a fire?

In the back of this guide we have provided a check list and comment

boxes to help you keep track of the properties you visit.

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The Contract (Read this or you will have problems!)

It’s important that before you move in, you get a written tenancy agreement,

outlining the terms and conditions of your lease, the responsibilities of you as a

tenant and those of your landlord. It is not a full legal requirement, as informal

agreements are common, however having a document that outlines your rights

and obligations helps secure your position as a tenant. Your landlord is legally

required to provide a “statement of terms”, which is a written and signed

document that states:

When the tenancy begins

The amount of rent payable

When and how rent is to be paid

Whether the stay is for a fixed amount of time or not

The date the rent may be set for review

If your landlord does not provide this “statement of terms” they have 28 days to

comply, or they could face a fine if you take it further. In Scotland you can appeal

directly to the Sheriff Court for a lease to be drawn up.

In general your contract should include the following:

The landlord’s name and address – as a tenant you are legally entitled to an address for the landlord to which notices can be served

The name(s) of the tenant(s)

Who pays the bills

How much rent is over the summer period

How many tenants will sign the contract

If more than one tenant signs the same contract they are joint tenants. This means

that they will be jointly liable for the rent and unpaid bills for the property. This is

the best contract to have. They are also responsible solely for their private space

in the accommodation, but all tenants will be responsible for the communal areas.

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When a written contact is provided it is important that you read the terms and

conditions carefully, paying particular attention to the parts about responsibility

for repairs and the inventory. This way you can avoid potential disputes in the

future and in particular, arguments over returned deposits at the end of your stay.

WATCH OUT FOR HIDDEN COSTS AND CHARGES AND ASK FOR THE REASONING

BEHIND THEM OR YOU CAN ALSO TRY TO NEGOTIATE THEM OUT OF THE

CONTRACT. DO NOT SIGN UNTIL THE CONTRACT HAS BEEN CHANGED TO YOUR

LIKING.

You should have 24 hours to consider the agreement before signing. Try and

have it checked out and that it is legal, ensure that there are no hidden clauses

that could affect you during your tenancy.

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MOVING IN (TOP TIPS)

When moving into a flat there are 3 KEY RULES that you must follow to make sure you are secured against any accusations that the landlord can make of you and that will ensure that you have a comfortable stay in your new home!

TAKE PHOTOS OF EVERY ROOM IN DETAIL when you first arrive, even before you move anything in.

MAKE SURE YOU TAKE AN INVENTORY OF EVERYTHING down to the last spoon. Your landlord should provide you with one of these but make sure you check it and if they don’t, make sure you create your own. ALWAYS KEEP A COPY.

TAKE METER READINGS FOR THE GAS AND ELECTRICITY and report these to the suppliers immediately. If you don’t do this YOU MAY GET CHARGED.

You might also want to consider:

If the flat hasn’t been cleaned, notify the landlord (using photos as evidence if necessary). If the mess is minor, it may be easier to clean it yourself but you might want to agree some compensation with the landlord (in writing) before you start.

Make sure all occupants are on the gas and electricity account so that everyone is responsible. You may also want to sign up to a company such as http://www.splitthebills.co.uk or http://www.glide.uk.com which for a small charge, makes paying bills easy between all of your flat mates.

Ensure that you have a copy of the Gas safety certificate. This is a LEGAL REQUIREMENT.

If you are going to have a TV in the flat, make sure you purchase a TV licence and also inform the TV licence folk if you’re not going to be watching TV otherwise they will send you plenty of threatening letters.

Check that all doors and locks are in working order

It’s a good idea to ensure that you insure your belongings, don’t assume your parents insurance will cover you as it usually doesn’t. Endsleigh Insurance is a student friendly insurer that could give you a good deal. www.endsleigh.co.uk

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Your Rights

So once you’re settled and everything is unpacked, the house warming party is over, the neighbours didn’t mind and the mess is all tidied up, it’s good to get an understanding of your rights just in case anything drastic happens. Here are some important things to know should the worst happen.

The Repairing standard

This sets out the obligations on private Landlords to repair and maintain a property. More information on the standards that must be adhered to can be found by searching repairing standard on www.scotland.gov.uk. Some of the basic repairing standards are:

The property is wind and water tight and reasonably fit for human habitation

The structure and exterior of the property (including drains, gutters and external pipes) are in reasonable repair and proper working order

The installations in the property for the supply of water, gas and electricity and for sanitation, space heating and heating water are in reasonable repair and proper working order (including installations outside the house but serving it, and which the owner is responsible for maintaining, solely or communally);

Any fixtures, fittings and appliances provided under the tenancy are in reasonable repair and proper working order;

Any furnishings provided under the tenancy are capable of being used safely for the purpose for which they are designed;

There is satisfactory provision of smoke alarms.

Harassment/Illegal Eviction

For your landlord to legally enter your property without your consent they need to notify you of their visit, regardless of purpose (inspection, repairs etc). They must give you 24 hours notice. DO NOT BE BULLIED IF YOU HAVE NOT BEEN GIVEN NOTICE.

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Harassment could also be a series of inspections over a short period of time (even with notice) which become an inconvenience to what you do in your own home.

A Landlord is required to provide you with a “Notice to Quit” at the beginning of an eviction giving you a certain length of time (minimum 4 weeks) to leave the property.

Even if a “Notice to Quit” has been served, you are not legally required to leave a property until the Landlord has obtained a court order from the Sheriff. In order to apply for this court order, the Landlord must usually give you a notice of proceedings letting you know that they will be applying.

If your Landlord is trying to drive you out of the property or stop you from using services such as the water supply which is reasonably required to use the property as your home, this could count as harassment.

Illegal eviction and harassment are criminal offences and you could be entitled to compensation if driven from your home by them. They should be reported to the Police.

Council Tax (READ THIS AND POTENTIALLY SAVE YOURSELF £1000)

All full time students are exempt from paying council tax.

If a part-student or non-student is living with students, then liability for the Council Tax lies with them, however a discount of 25% can be applied for so long as there is only one non-student in the property.

Absentee Landlords

It is a legal requirement that you are given the details of the Landlord (letting agencies acting on behalf of the landlord must also provide the landlords address and contact details not just their details).

If you haven’t been given the details of your Landlord you can call registers of Landlords in Scotland on 01786 443177.

For advice regarding Illegal eviction, harassment or any other legal issues contact the Citizens Advice Bureau at www.cab.org.uk

And of course the Students’ Union is always available to help. www.stirlingstudentsunion.com

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Your responsibilities

Having your own place is fun and exciting but it also has some important responsibilities. Here are some key issues to think about when living in your own flat and how not to upset the neighbours.

Noise

Noise is often the biggest problem people have with students. Parties and late night outings often turn into very loud events that can really annoy your neighbours. Try to keep your music and TV low at night time and inform your neighbours that you will be having a party. They will be more likely to complain to you about it should they know than phone the Council or Police.

Communal Areas

Many blocks of flats will have communal areas even if its just the stairwell. You might also have access to a shared garden. You all as tenants have responsibility to keep these areas clean and tidy. A good idea is to chat to your neighbours about this when you meet them and just agree to keep it clean.

Crime and Safety

Around 20% of students are victims of crime each year. Make sure you keep doors and windows closed and locked when you’re not in the room. Also be sure to properly shut any shared doors like the entrance to the stairwell. It is a good idea to use a UV pen to mark your stuff with your initials and postcode so if it is found by the police it can be returned to you.

Landlord’s Access to the rental property

If your landlord wants access to your property they must give you at least a two-day notice of intent to enter the property at reasonable times. The law states, however, that tenants must not unreasonably refuse to allow the landlord to enter the rental when the landlord has given at least one day’s notice of intent to enter the property at a specified time to show the dwelling to prospective or actual buyers or tenants. Tenants must not unreasonably refuse the landlord access to repair, improve or service the dwelling. In case of emergency the landlord can enter without notice.

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Your Community

Now you pretty much know everything you need, to find your new home, get into it without any major mishaps, and how to solve any crisis, it’s good to know a bit about your local community and its amenities. Here are just a few pieces of information about Stirling and the surrounding area and where you can find out more:

Transport

First Buses run most of the bus routes in Stirling. Up to date timetables information for the Stirling area and beyond can be found on their website. www.firstgroup.com/ukbus

Cycling is another popular option, as it is cheap and environmentally friendly. The University offers secure bike parking on campus and a number of cycling routes are available to get to University from town.

It is generally not necessary to have a car in the Stirling area, for such a small city it certainly has a lot in it. By using public transport, walking or cycling instead of driving a car you can save money, keep fit and reduce your carbon footprint. However, if you can’t live without your car bear in mind that many areas in Stirling require you to have a residences permit and parking spaces are generally limited. For more information please visit www.stirling.gov.uk You also require a parking permit to park in University car parks. For more information go to www.facilities.stir.ac.uk

Recycling

There are plenty of recycling points scattered through the centre of Stirling so they’re never far away. Make sure you figure out the bin and recycling system for your new home as it differs greatly depending on where you stay within the Stirling area. Visit www.stirling.gov.uk for more information.

Policing

The Police Station is located at the address below and should be contacted should any minor property be stolen or lost so that you can get a crime reference number for insurance purposes.

Central Scotland Police, Randolph Police Station, St. Ninians Road, Stirling, FK8 2HD telephone number 01786 456000

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Hospitals and Dentists

The nearest accident and emergency unit is Larbert Royal Hospital Forth Valley

NHS Trust, Stirling Road, Larbert, Stirlingshire, FK5 4WR

Telephone number 01324 566 000

The nearest doctors and dentists can be found by visiting www.nhs24.com

however the Airthrey Park Medical centre on campus is often the most popular

with students check out their website at www.apmc.co.uk providing both dental

and medical care

Childcare

For those students who are also parents with young children, local childcare

facilities can be found at www.scottishchildcare.gov.uk

Local Government

When you move into a new home you will have to register with the Council in

order to vote in any upcoming election. It is also a good idea to register at your

new address so that you can confirm your address when applying for things like

mobile phone contracts and bank accounts. Register online here:

www.aboutmyvote.co.uk

USEFUL TIPS AND CONTACTS

Problems with Landlord repairs

If you are ever having trouble with your flat, make sure that your report it to the

landlord in writing i.e. letter or email and that you keep a copy of any

correspondence that you have with them. If there are issues where major repairs

are required and the that are causing the Landlord to breach the conditions of the

HMO (outlined earlier in this Guide) then you can contact the Private Rented

Housing Panel (PRHP) who will chase your Landlord and also give you information

on what to do!

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Landlord Registration

You can check if your Landlord or potential Landlord is registered by emailing the

council at Landlordregistration@stirling.gov.uk

Harassment or Illegal Activity

If you think that you are being harassed by your landlord or you believe they are

committing a crime in their provision of accommodation then you can contact the

Citizens Advice Bureau. They should be able to advise you on the best possible

action for your situation. The Stirling Office is located at:

The Norman MacEwan Centre, Cameronian Street Stirling FK8 2DX Tel: 01786 470239

Fax: 01786 451951

The CAB is open 10am-3pm Monday to Thursday

The Naked Tenant! (Student housing advice)

You can also find lots of information on housing, tenancies and some property

providers at:

www.nakedtenant.co.uk

If your concern is more urgent and the issue has become too serious to wait then

you can contact Central Scotland Police on 01786 456000 where they will be able

to advise you best.

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Property 1 Checklist

Address:

Post code:

Landlord/ Letting Agency:

Rent per month:

Checklist YES NO

Wind and Water tight?

Free from Damp?

Any Repairs need carrying out?

Enough Storage space?

Is the property insulated?

HMO Licence?

Do all appliances work?

Are there plenty of kitchen utensils?

Is the property secure?

Have you taken photos of the Property?

Notes:

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Property 2 Checklist

Address:

Post code:

Landlord/ Letting Agency:

Rent per month:

Checklist YES NO

Wind and Water tight?

Free from Damp?

Any Repairs need carrying out?

Enough Storage space?

Is the property insulated?

HMO Licence?

Do all appliances work?

Are there plenty of kitchen utensils?

Is the property secure?

Have you taken photos of the Property?

Notes:

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Property 3 Checklist

Address:

Post code:

Landlord/ Letting Agency:

Rent per month:

Checklist YES NO

Wind and Water tight?

Free from Damp?

Any Repairs need carrying out?

Enough Storage space?

Is the property insulated?

HMO Licence?

Do all appliances work?

Are there plenty of kitchen utensils?

Is the property secure?

Have you taken photos of the Property?

Notes:

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Property 4 Checklist

Address:

Post code:

Landlord/ Letting Agency:

Rent per month:

Checklist YES NO

Wind and Water tight?

Free from Damp?

Any Repairs need carrying out?

Enough Storage space?

Is the property insulated?

HMO Licence?

Do all appliances work?

Are there plenty of kitchen utensils?

Is the property secure?

Have you taken photos of the Property?

Notes: