Finding A Property

Before you start looking, establish your property requirements.  Consider things such as the number of bedrooms, bathrooms, furnished or unfurnished, outdoor space and parking that you will require.  Have a walk around the area to check out the local amenities, consider a trial run using public transport if you commute to work.  Think about the location you’d like to live in, consider your ‘must have’ list- what do you really want? What’s your budget?  Would you pay more for the right property?  How long do you need the accommodation for?  Is it a stop gap or a long term solution?  When would you like to move in?  Work backwards and start your search around six to eight weeks before this.

• Affordability: It is important to think about what you can afford to spend each month renting a property.  Take into account other monthly costs including council tax, utility bills and travel costs in order to determine how much you can afford to spend on rent each month.  Most letting agents calculate affordability from your annual salary.  There are other ways to secure a property such as using a guarantor or paying the rent in advance.
• Register with us: Once we have received your initial enquiry we will match your requirements to suitable properties, keeping you updated via phone and email.  Our website is updated throughout the day and all our properties also appear on Rightmove.
• Viewings: We complete accompanied viewings with you and when viewing properties we recommend you take notes so you can compare this with other properties that you have seen.
• Offers: Once you have chosen a property we will negotiate the tenancy terms between yourself and the landlord, taking into consideration any requirements you may have.
• Tenancy agreements are for a minimum of six months: Terms available for between 6 to 12 months.
• We require a deposit and the first months rent 24 hours before commencement of your tenancy.
• All tenants must be over 18 years of age. 
• All tenancies do not include any utility bills, council tax, telephone and TV licence charges.
• Properties are taken on an ‘as seen’ basis unless negotiated and stated in the ‘special conditions’ section of our Holding Deposit & Referencing Fee Receipt & Agreed Terms form.
• Applicants will arrange insurance to protect their contents and liability for damage to the landlord’s property.

Ready to Move & Initial Payment

Once references have all been approved we will email you advance copies of all the tenancy documentation so that you can read these in advance of signing them in our office on the day of your move in.  The tenancy agreement will need to be signed by all parties and the first months rent plus deposit will be required in our account 24hrs before your move in date.

• Deposit amount required is normally calculated as x 5 weeks rent.  This is then registered and held with the an approved deposit protection scheme.
• Rental payments are always made by monthly standing order from the tenants’ bank account to our client account, with the exception of Let Only properties, whereby ongoing rental payments are made direct to the landlord.  Your rent due date is the monthly date in which your tenancy started.
• We will arrange for our referencing company to discuss with you regarding the utilities and services that you require at the property.
• One set of keys/fobs will be handed over for each tenant named on the tenancy agreement.  Only those named on the tenancy agreement are allowed to live at the property.
• You will be provided with a signed a printed copy of your inventory on move in and you then 48hrs in which to make any amendments to the document.   If we don’t receive any amendments you will be deemed to have accepted the inventory and this document will be used to assess the property as the end of your tenancy in order to release your deposit

Tenancy Agreement

Both the Landlord and tenant will be required to sign a tenancy agreement prior to the tenancy commencing, the agreement outlines both tenant and landlord obligations.

Most tenancies are for a period of between six to twelve months and we will contact you 2 months before the end of the tenancy (or you are free to contact us first) to see whether you wish to renew your tenancy.  We will then liaise between yourself and landlord to agree on the terms plus organise the documentation.

Extending your tenancy gives an assurance of staying in the property for a further fixed period, at the rent agreed and avoids the uncertainty of a landlord serving notice at any given time.

Notice to Vacate & Deposit Returns

To terminate your tenancy subject to the term of your tenancy agreement, you will normally be required to give us at least one month notice via email of your intention to leave, unless otherwise specified in your tenancy agreement.

The property may be placed on the market and we or our agents will be in contact to arrange accompanied viewings for prospective new tenants – we will provide at least 24hrs notice to you before any viewings take place.  Please ensure the property is clean and tidy when viewings are to take place.

You are required to return all the keys/fobs to us on or before your checkout date.  We will then check the condition of the property and email you a checkout inspection report, with the deposit return usually being completed within 10 working days.

Please note the advice below to ensure a smooth and successful move out:

• Cancel your standing order after the final months rent has been paid as your bank will only take instruction from yourself to cancel a standing order.
• Advise all utility companies and the local authority (council tax) that you are vacating and to close your account. DO NOT DISCONNECT THE SUPPLY only close your account.  They will usually require your forwarding address in order to send you a final bill.  If they request the new tenants details, please advise the following – Your landlords name, C/O The Estate Agent Manchester, Peter House, Oxford Street, Manchester M1 5AN.  If email or phone details are required please use info@theestateagentmanchester.co.uk and 0161 236 4422.
• We will require your forwarding address.
• If you have a burglar alarm please confirm the alarm code to us via email.
• Obtain final meter readings – please also provide us with these readings.
• Check your inventory so all fixtures, fittings and furniture are in the property.
• Ensure all furniture is in its original place as when the tenancy first commenced.
• Put in place a mail forwarding service (check with Royal Mail) or advise all banks/agencies etc. of your new address. We are unable to forward any post you receive to your new address.
• Make sure you have all keys and fobs. Replace if lost.
• Inform us of any maintenance issues within the property.
• Ensure all instruction manuals are left in the property.
• Remove ALL personal possessions (this includes cutlery and crockery) unless you have written permission from us to leave an item in the property.
• Clean the property to a professional standard.  This should not only include main domestic appliances such as oven and washing machine but also all other features of the property such as extractor units, skirting boards and carpets.
• Ensure the freezer is defrosted and clean.
• Remove ALL waste such as food, bin bags and boxes.
• Check out means the tenancy has ended, therefore, you will not be permitted to return to the property after the check out.
• Please refer to your tenancy agreement for any further tenancy requirement.

Issues with unsatisfactory cleaning is the most common deduction from a tenants deposit, so if you prefer we can recommend a cleaner and should there be any issues following a checkout inspection they will resolve this for free.  Please ask us for details.

Council Tax & Utilities

Our referencing company will contact you in order to arrange the setup of the utilities but it’s the tenants responsibility to confirm with the utility companies that they have registered their details following commencement of the tenancy and to pay council tax and TV licence.  Students who may be exempt from council tax are responsible for informing the local authority.

Property Inspection

We normally complete half yearly inspections to assess the condition of the property and check that everything is being kept in a satisfactory condition.  We will always advise you in advance of our visit via email and provide a time window of morning or afternoon.