Renting a place outside of college

Some reminders

• The landlord/agent is not your friend- If you are an international student, they will try and exploit the perceived information asymmetry as well as the fact that you might not be in the country post-graduation.
• It would be great if you can scout out the locations earlier without letting the agent know – see if you can speak with the tenants already living there. Your fellow students will probably be happy to give you the real living experience
• Do read up on reviews about different lettings agency – you will naturally start off at an informational disadvantage. Just highlighting some news articles here
  • Agency comes under fire after student tenants queue outside in the rain for two days
  • Latest Tribunal case highlights dangers of over-charging for tenancy changes

Starting the process

Find your friends

Look for folks that you vibe with. And by vibe with, I mean: Have the same lifestyle, similar waking hours, align on views of cleaning the house/sharing groceries etc.

These are very important considerations. I know of a friend group that ended in disagreement because one member was fine living in filth, while another was obsessive about cleanliness. The latter ended up doing most of the heavy lifting, and was understandably quite upset.

Handling landlords

Save all your potential disputes for the end of the tenancy if possible – you don’t want to be evicted in the middle of the school term and have to deal with moving while working on the Oxford academic timeline.

Locations

Look for places near your college and your department. The convenience is unparalleled. In addition, these are the rough vibes of each location. If you want to save on rental, do get a bike because walking across Oxford can be an absolute pain.

I’d always recommend Cowley: Cheaper rentals, great food options, slightly rougher than the rest of Oxford but still wonderfully peaceful. I would also recommend against Summertown or Jericho areas. These two are very posh but also very far from most of the university.

Tenant Deposit Service

Putting this upfront because this is the most brilliant innovation in the UK housing market. There are a few implications for this:

1. When you pay in your deposit, the landlord has to place your deposit with the Tenant Deposit Scheme as well as give you the required information within 30 days. If they don’t, you can potentially get 1-3X the amount of deposit.
2. If you do not receive the notification/information that your deposit is protected, email them and remind them of this rule.

More helpful information from Citizens Advice here.

You should also receive a check-in report paid for by the landlord. This will document the conditions of each part of the house. Take note of all damages (not just the significant ones!) and check the conditions on your first day of moving in. Also make sure that there are no additional damages in the check-in report.

Repairs and maintenance

You are responsible for any damage that you cause, unless it is wear-and-tear. After all, they can’t expect you to pay for the depreciation that they have profited over the years.

On entering the house, it is very important that you check for all signs of damages. Anything damaged can be sent to the landlord, which is their responsibility to fix. They may take their leisurely time about the repairs though, and it’s not advisable to start a quarrel with the landlord so early in your tenancy. I would recommend spamming them with email requests until they commit to a repair date. This also leaves a paper trail for the future, which could be useful.

Sub-letting

Leases tend to be for a year, though you might (unlikely) be able to negotiate a lease of 11 months. If you are moving out of Oxford for the summer/other term breaks, you could look for a sub-tenant. Most tenancy contracts will prohibit this, so do check if this is legal (and be aware of the risks if you do decide to do so anyway!). I always recommend sub-letting to friends first – the last thing you want is a stranger that trashes the place you are on the hook for and/or not paying the rent.

Ending the tenancy

The landlord will try and take as much of your deposit as possible. Your job is to make sure the forfeited amount is as close to zero as possible.

Legally, the landlord can only take a portion of your deposit to cover 1) rent that is unpaid 2) any damage attributable to you that is not due to wear and tear. That said, they do have several tricks up their sleeve.

The first tactic is just ignoring you – the money is in their hands as the status quo. Immediately after your tenancy ends, send an email (don’t text, don’t verbally ask, you want a paper trail) asking for your deposit back. You can also request for it online for some deposit schemes. Personally, my agent just ghosted my email and I received no response for 31 days.

If they do reply you, that’s a bonus. That said, they may then resort to the second trick: Overcharging. They will send you a list of deductions – items in which they think they should be able to take money from your deposit for. You can challenge deductions you deem to be unfair with the deposit protection service and it will be on the landlord to prove that these damages have been caused.

At any point within these negotiations, they may still choose to ghost you. In this case, fallback and complain to the alternative dispute resolution service. Once you trigger this, the landlord is compelled to reply, or the scheme may just decide to award the full deposit back to you. Hurrah!