Renting in London for the first time

Aard

I've read the "Moving to London FAQ", which is immensely helpful, and have a few questions about renting in the city. I have a job lined up for September and hope to make the move as smooth as possible.

I've checked on many sites like Spare Room and Right Move. A lot of ads talk about agency fees and references/backchecks. Could somebody explain these to me please? I've never rented in the UK before and essentially my situation in Ireland is a sub-let so I'm not sure about being able to provide a reference. The agency fees seem to vary wildly too...

Secondly, how should I go about actually securing a flat!? I don't mind beginning the contract a 4-6 weeks before starting work (i.e. starting a contract in August). I was thinking of booking into an AirBnB for a week or two and using that time to view places. What do you think? I presume that securing somewhere to live in London without actually being present is both impossible and unrecommended...

I have no family or friends in London whose couch I could crash on for a couple of days, so I am a little bit limited in that regard. So basically -- agency fees/backchecks; and flat viewings. Any advice from you seasoned pro's would be greatly appreciated!

exiledelbows

On rightmove if you click on 'fees apply' it gives you a breakdown of what the fees and deposit are. These vary wildly and are basically £250 for printing some documents, but that's the price of getting the use of a tiny part of some of the most valuable real estate on the planet.

Regarding references, really not sure how that'll work, but people move over here from abroad all the time so they must work something out. We used private landlords (not in London) when we first moved over here so it wasn't as much of a problem.

Do not flathunt from abroad, there's far too many scams out there. Try and set up a few viewings before you fly over but things can move quite quickly so you might just have to do it while you're here. When you like a place, you just make an offer through an agent and it goes from there.

BrokenArrows

As mentioned the fees vary wildly but they generally come from the agencies who manage the property and not from the landlord themselves.
Agencies are a bit of a scam but there is not much you can do about it because landlords dont want the hassle of managing the property themselves.
You might have some luck putting a Wanted Add on Gumtree (with a NO AGENCIES tag on it). You might get some independant landlords who contact you.


1. Yes getting an Airbnb for a week or two would be a good idea while you look for a property so you're not under any immediate pressure.

2. Plan your location carefully. Im assuming you already have a job. Take into account the cost of your commute from your desired living location to work and your weekend lifestyle (ie. How often will you be too tired/drunk to bother with the tube/bus and just get an expensive taxi! ). Sometimes it can workout cheaper to pay an extra £100-200 in rent per month vs paying it in travel costs every day.
Here is a PDF of the costs of travel on the London tube network https://www.tfl.gov.uk/cdn/static/cms/documents/tube-dlr-lo-adult-fares.pdf

3. Take into account that from september 12th the tube will run for 24 hours on Friday and Saturday nights. Its will be very useful so id recommend making sure you rent somewhere which is on one of the available night routes.
https://www.tfl.gov.uk/campaign/tube-improvements/the-future-of-the-tube/night-tube#on-this-page-0

4. A big expense for everyone is the council tax. Find out how much you will need to pay. Your probably looking at something in the region of 1200 per year. I think you get 25% discount if your living alone.

5. Total expensives per month are Water, Gas, Electricity, Tv, Internet, Council tax.

6. Internet quality and availability varies massively throught the city. If its important to you check the areas providers before agreeing to rent.

7. Oh and parking. If you need a car then parking is not always guaranteed.

Aard

Thanks for the great responses!

Since I don't have a UK bank a/c yet, will my contract of employment be enough "proof" for landlords/agencies do you think?

Also I see that many ads bundle bills and council tax in with the rent. Is this legal? I had thought that each individual person needs to pay council tax? I don't want to get on the wrong side of the taxman.

Speaking of tax, how long would you reckon it takes to sort out a national insurance number? I'll need to wait to apply until I actually have an address -- do you think it would come through within 3/4 weeks?

Sorry for all the questions!

BrokenArrows

Aard wrote: »

Thanks for the great responses!

Since I don't have a UK bank a/c yet, will my contract of employment be enough "proof" for landlords/agencies do you think?

Also I see that many ads bundle bills and council tax in with the rent. Is this legal? I had thought that each individual person needs to pay council tax? I don't want to get on the wrong side of the taxman.

Speaking of tax, how long would you reckon it takes to sort out a national insurance number? I'll need to wait to apply until I actually have an address -- do you think it would come through within 3/4 weeks?

Sorry for all the questions!

No idea if it is legal but it happens.

I got my ni number straight away when I went for the application meeting. No idea if this is common or not but the website says 4 weeks I think

rainbow kirby

Mine took 10 days from the appointment, which seems to have been quite quick compared to others.

Aard

Thanks for the replies everybody!

How did ye find setting up your first rental? Any general tips? I'm fairly sure about location (southwest area around Northern line). Would you recommend just taking the tube out and vising estate agents on the high street?

exiledelbows

Aard wrote: »

Thanks for the replies everybody!

How did ye find setting up your first rental? Any general tips? I'm fairly sure about location (southwest area around Northern line). Would you recommend just taking the tube out and vising estate agents on the high street?

Never got much out of estate agents by calling them. I'd imagine it's the same in person. What tends to happen is you give them a budget and some requirements and they come back (if they bother) with something that's at least £100 a week above your budget.

General tips:
Visit the area around a property in the evening as well as during the day.

Accept that (especially for your first property) you will have to compromise on something, be that space, location, distance from tube, proximity to main roads, living near your mates etc.

Check night bus (and night tube) routes.

Ask what council tax band the property is on. You can then check how much it is on the local borough's website.

silvervixen84

Gumtree is great for finding places. Don't ignore ads for places that don't have pictures - if they're in a nice area it's worth checking them out. That's how I found my flat and it's fab!

Aard

Thanks for that. Yeah I kinda had just discounted anywhere without photographs. Tbh it still seems like I'd be taking a bit of a chance with places like that. Especially if the rent seems affordable!

silvervixen84

Well with our one, the property manager put up the listing before getting the place professionally cleaned, so the pictures would have been rubbish anyway. Even when we called to see it, it hadn't been cleaned but she said to look beyond the mess, and it was being done that week, and sure enough it was spotless by the time we moved in.

La_Gordy

Hey OP,

I moved here a about 6 weeks ago and found my place on SpareRoom. I went to see a lot of dreadful places on SpareRoom, but this one came about from my Room Wanted ad when I'd all but given up hope! I lived in Scotland for 3 years and didn't have any agency fees, the first time I came across them was here. I paid 144£ basically for them to email my old company and ask if I'd work there. It's a pain but seems to be fairly common.

One word of warning for you, a lot of places ask for 6 weeks rent as deposit here. Paying this and one months rent has left me pretty poor until payday next week!

Also my pal sent me this link yesterday: http://www.findproperly.co.uk/tube-map.php#.VY19kBfYKZG This also might be of use to you.

exiledelbows

You might also find this useful, put in a postcode and it generates a colour-coded map of how long it takes to commute to anywhere else in London

https://tfl.gov.uk/info-for/urban-planning-and-construction/planning-with-webcat/webcat?scenario=2011%20%28Base%20year%29&Type=TIM

Lorne Malvo

Sorry to jump in but does one have to already be in employment to secure an apartment/flat in London?

BrokenArrows

Lorne Malvo wrote: »

Sorry to jump in but does one have to already be in employment to secure an apartment/flat in London?

No but it will make life easier.
You may be asked for a larger than normal deposit.

NoCrackHaving

Lorne Malvo wrote: »

Sorry to jump in but does one have to already be in employment to secure an apartment/flat in London?

Theoretically no but in reality yes. Otherwise you're looking at a deposit and 3 months rent upfront which very few people can afford. There's so many people wanting flats that agencies/private landlords just don't see the point in taking a risk at someone not in employment.

seachto7

Chicken and egg scenario: Moving over to London without a job in order to find a job, and looking for accommodation.

Would Air b&b be good to look for short term accommodation? I don't know anyone I could stay with in London. Potentially moving in September sometime.

Help!!!!

seachto7 wrote: »

Chicken and egg scenario: Moving over to London without a job in order to find a job, and looking for accommodation.

Would Air b&b be good to look for short term accommodation? I don't know anyone I could stay with in London. Potentially moving in September sometime.

Try this

http://uk.cameloteurope.com/9/0/how-it-works/property-guardianship-how-it-works.html

exiledelbows

This might be worth a look too, though note you have to pay to view a property:

http://www.flat-club.com/

seachto7

Cheers. This is the main stumbling block possibly for many? You read so much negative press in terms of housing and accommodation, it just seems like it could all be a nightmare. No job = more difficult to get a place.

Help!!!!

seachto7 wrote: »

Cheers. This is the main stumbling block possibly for many? You read so much negative press in terms of housing and accommodation, it just seems like it could all be a nightmare. No job = more difficult to get a place.

You'd be better off getting a room in a flat. Theres a free magazine called the TNT which you will find outside most tube stations on a Monday. It usually has loads of rooms in it. Also the gumtree website.
What work you looking to do?

seachto7

Nice one, I'll bear that in mind. (TNT).

I'm looking for a content, be that digital content, communications, PR etc.

I've been on here a while back looking for the same advice, but in the meantime started, and am coming to the end of a paid internship in Dublin.

I've been applying from Ireland, but to be honest, I think I'm wasting my time. I'd be better off just there, but I am finding the idea of getting a place to live to be the most daunting.

Going by some of what you'd read in the likes of the Guardian, it's like London is some cesspit where all your money will be drained on a box room in suburbia.

83ste

seachto7 wrote: »

Going by some of what you'd read in the likes of the Guardian, it's like London is some cesspit where all your money will be drained on a box room in suburbia.

On an entry-level content manager/PR exec salary, it is.

Help!!!!

seachto7 wrote: »

Nice one, I'll bear that in mind. (TNT).

I'm looking for a content, be that digital content, communications, PR etc.

I've been on here a while back looking for the same advice, but in the meantime started, and am coming to the end of a paid internship in Dublin.

I've been applying from Ireland, but to be honest, I think I'm wasting my time. I'd be better off just there, but I am finding the idea of getting a place to live to be the most daunting.

Going by some of what you'd read in the likes of the Guardian, it's like London is some cesspit where all your money will be drained on a box room in suburbia.

Unfortunately London is very expensive to rent unless you don't mind living out at the end of the tube lines & don't mind travelling an hour to work & back a day. It would be easier if you knew someone over there that could let you sleep on their couch till you get sorted

seachto7

Yeah. It's a pain in the *ss.

Help!!!!

seachto7 wrote: »

Yeah. It's a pain in the *ss.

Would you not be better getting a bit of experience under your belt in Dublin?
That way if you do still want to go your wage would be liveable

Your looking at approx.
£400+ per month just for a room in a house
at least £100 per month for travel
Then bills, food going out etc

seachto7

Help!!!! wrote: »

Would you not be better getting a bit of experience under your belt in Dublin?
That way if you do still want to go your wage would be liveable

Your looking at approx.
£400+ per month just for a room in a house
at least £100 per month for travel
Then bills, food going out etc

Well, I have 7 yrs or so digital marketing experience as well as tech writing experience, and I'm 38!
I don't want to work for a small company in Dublin, I'd rather get the finger out. I'm at stage 2 of a 3 part interview for a job in London. Pay would be around £30k

Help!!!!

seachto7 wrote: »

Well, I have 7 yrs or so digital marketing experience as well as tech writing experience, and I'm 38!
I don't want to work for a small company in Dublin, I'd rather get the finger out. I'm at stage 2 of a 3 part interview for a job in London. Pay would be around £30k

Yeah u should be fine then. Do u know where in London the job would be?
Have u been to London?

seachto7

It would be near Liverpool St. I've been to London a good few times at this stage, and am a bit familiar with the Hackney area.

I'm not feeling very confident about this interview, so am planning ahead in case it falls through.

Apologies for derailing the thread slightly.

Help!!!!

seachto7 wrote: »

It would be near Liverpool St. I've been to London a good few times at this stage, and am a bit familiar with the Hackney area.

I'm not feeling very confident about this interview, so am planning ahead in case it falls through.

Apologies for derailing the thread slightly.

Theres a pub in Acton called The Windmill that used to rent rooms to builders/contractors etc ( might still do it ) its Irish owned so might be able to help you out. Its about 10-15mins walk from East Acton tube which is on the central line which will get you to Liverpool St.

seachto7

Nice one. I'll bear it in mind!

ludermor

seachto7 wrote: »

It would be near Liverpool St. I've been to London a good few times at this stage, and am a bit familiar with the Hackney area.

I'm not feeling very confident about this interview, so am planning ahead in case it falls through.

Apologies for derailing the thread slightly.

Be prepared to up well over 500 for a room in Hackney. It really is chocking how much rent is in London, i know several people paying over £800 for a room in house.

rainbow kirby

For something in the Liverpool Street area, I would be following the train lines out of there - Greater Anglia and Central Line, and also consider the Northern line to Moorgate. I'm working in Old Street, which isn't too far from there, and live in Archway which is 7 stops up on the Northern line.

exiledelbows

rainbow kirby wrote: »

For something in the Liverpool Street area, I would be following the train lines out of there - Greater Anglia and Central Line, and also consider the Northern line to Moorgate. I'm working in Old Street, which isn't too far from there, and live in Archway which is 7 stops up on the Northern line.

Don't forget TFL Rail, which will morph into Crossrail in the coming years.

seachto7

ludermor wrote: »

Be prepared to up well over 500 for a room in Hackney. It really is chocking how much rent is in London, i know several people paying over £800 for a room in house.

I know. Paying it through gritted teeth too I'd say, but what can I do! It all seems to revolve around London in my game. Smash and grab. Get in and get the experience (and a lady friend!) and get out!

Blured

rainbow kirby wrote: »

For something in the Liverpool Street area, I would be following the train lines out of there - Greater Anglia and Central Line, and also consider the Northern line to Moorgate. I'm working in Old Street, which isn't too far from there, and live in Archway which is 7 stops up on the Northern line.

Could also look at the London Overground line which stops at Shoreditch High Street, only a 5-10 minute walk to Liverpool Street

theteal

I work near Liverpool St, I live in Romford, it's 25-30 mins on the slow train (quick ones don't stop during rush hour). Its not the most salubrious of environs but it has lots to do and the cost of living is really great considering its only 14 miles from the city. We rent a nice little 2 bed house for £1000pm and my annual rail ticket is about £1700 iirc. Its the perfect location for us and I never have to suffer the tube!

seachto7

Romford. Hmm, ok good to know. I wouldn't be one for going "on the town" every weekend, but would be nice not to be suck totally in suburbia, though I'd imagine there's plenty going on in the burbs too. 2 bed for 1000 pounds per month isn't bad?

theteal

£1000 for a house is good (especially when shared between 2 people), it hasn't risen since we moved in 3 years ago and with the way the property market is here, we're quite lucky on that front. You'd get a flat for a fair bit less iirc although it's been a while since I looked.

The night tubes start in Sept so that'll make Greater London that bit smaller at the weekends, no more checking the time for fear of missing the last train when out for a few in town. A lot of the younger lads I play football with would live in Redbridge and Leytonstone which might suit a bit better for being a bit closer to the action, right on the Central Line and I can't imagine they're that much more expensive than here.

Terrontress

seachto7 wrote: »

Romford. Hmm, ok good to know. I wouldn't be one for going "on the town" every weekend, but would be nice not to be suck totally in suburbia, though I'd imagine there's plenty going on in the burbs too. 2 bed for 1000 pounds per month isn't bad?

Yes, there's no point in moving to London and not to do it fully. Aim for zones 1-2. You'll never fall in love with the place of stuck out in Metro land. I'd recommend Elephant and Castle or Walworth. Bit grubby, but plenty of life. Liverpool Street will be a 30-40 minutes walk, 25 on the bus, 15 on the bike from E&C roundabout.

Playboy

Terrontress wrote: »

Yes, there's no point in moving to London and not to do it fully. Aim for zones 1-2. You'll never fall in love with the place of stuck out in Metro land. I'd recommend Elephant and Castle or Walworth. Bit grubby, but plenty of life. Liverpool Street will be a 30-40 minutes walk, 25 on the bus, 15 on the bike from E&C roundabout.

There are far nicer places in zone 3/4 that are comparable in price to those you mention. I would avoid Elephant and Castle myself in favour of Clapham, Balham, Brixton, Wandsworth. Streatham etc if you are looking somewhere south of the river in a similar proximity to central london.

RDM_83 again

Playboy wrote: »

There are far nicer places in zone 3/4 that are comparable in price to those you mention. I would avoid Elephant and Castle myself in favour of Clapham, Balham, Brixton, Wandsworth. Streatham etc if you are looking somewhere south of the river in a similar proximity to central london.

I know Elephant and Castle seems a bit grim but it does have good transport links, like I can't imagine Streatham is that easy to get too.

If your working in Liverpool street why not look at Bow or Mile End?

Playboy

RDM_83 again wrote: »

I know Elephant and Castle seems a bit grim but it does have good transport links, like I can't imagine Streatham is that easy to get too.

If your working in Liverpool street why not look at Bow or Mile End?

Lots of overground trains from Streatham into Victoria, London Bridge, Blackfriars etc. Also buses direct to Liverpool Street and the West End leaving every few minutes. Will take you a bit longer then E&C for sure but you will get more for your money and its currently up and coming.

Lorne Malvo

Does anyone have a guess, starting from the ground, how long it would take to find a room in London, one week, two?

Also, is a fixed term lease the norm to rent a room in London?:)

biZrb

I'd give yourself two weeks - but accommodation is in high demand in London so it could take longer.

I think fixed term leases are the norm, especially if its through an agency.

Isaiah

Terrontress wrote: »

Yes, there's no point in moving to London and not to do it fully. Aim for zones 1-2. You'll never fall in love with the place of stuck out in Metro land. I'd recommend Elephant and Castle or Walworth. Bit grubby, but plenty of life. Liverpool Street will be a 30-40 minutes walk, 25 on the bus, 15 on the bike from E&C roundabout.

I totally disagree with this to be honest. I can experience London city centre everyday if I wish to with ease, I live in a 2 bed apartment in zone 4 which is 40 minutes away by tube.

Living in Elephant and Castle is my idea of hell. Why would anyone do that to themselves?

Isaiah

Lorne Malvo wrote: »

Does anyone have a guess, starting from the ground, how long it would take to find a room in London, one week, two?

Also, is a fixed term lease the norm to rent a room in London?:)

It took me 4 days on the internet using Spareroom.co.uk . After a few email and telephones exchanges I flew over and moved in that night. Agree a short rent initially, maybe 3 months, just in case it turns out to be not very nice.

I've only rented a room once in London before I rented my own apartment. But as far as I know an agency will want a fixed term, a private landlord may be more flexible.

I recommend agreeing 3 months initially and make it clear that you will be considering a longer term which you can discuss after a couple of months.