Current Tenants
useful numbers etc.
I do a major visit to each house at the beginning of October, when everyone has settled in. I hope to meet everyone then. This is to answer any queries, to check the inventory, to inspect work done over the summer, to see if any new work needs doing, and to collect cheques and contact details. If you need to contact me for something I prefer you to text me or email me. Sometimes you’ll need to speak to me directly. My home phone has a 24hr answer phone, but please refrain from phoning between 11pm and 9am unless it is an emergency. As I don’t currently do regular checks, it is important that you let me know if anything happens to the fabric of the house, e.g. damp, leaks, cracks etc. If you need anything, the usual process would be that you text me, and then I would arrange for one of my tradesmen or for my apprentice, Tim, to see to you. In a dire emergency, you may contact the tradesmen directly, but always tell me as well.
Below are some useful phone numbers: | ||
| Electrician (e.g. lights, sockets) | Paul Bingley | 07834 956766 |
| or | Arnold Electrics | 01159 209816 0793279072 |
| Plumber (e.g. boiler, central heating) | M.D. Wright | 07831 834 105 |
| Alarms | FOX Electrical | 01159 221 005 |
| Appliance repairs | HDA Appliance Centre | 01159 634533 |
| Builder/Plumber (Does most things and is available out of hours – e.g. leaking roof, locks, self-closers, smoke alarms, showers, general maintenance) | Dave Fry | 07970 149 880 |
| Chris Newton | 07811983373 | |
| Roofing | Able roofing (for leaks) | 0115 917 9795 07799 761 429 |
Other useful numbers: | ||
| TRANSCO | For Gas leaks | 0800 111 999 |
| For Beeston: Broxtowe Borough Council | pest control/refuse collection – ask for environmental health Council Tax |
0115 9177 777 |
| For Dunkirk or Lenton: Nottingham City Council | pest control/refuse collection – ask for environmental health Council Tax Parking Permits |
0115 9155 555 |
Notes on contract
- Gardening – please remember you need to do this between you.
- Pets – need permission to keep any on the property.
- Bonds – these are taken whilst signing the contract. The amount is 5 weeks rent, which is collected on signing the contract. Those existing tenants signing a new contract for the following year top up the bond to the new amount of 5 weeks rent. Those taken after 1st April 2007 are held by The Deposit Protection Service. The bond is repayable within one month after the end of the tenancy, unless there is a good reason. Any deductions are itemised. Common deductions include:
- Rent arrears (this may be from your fellow tenants);
- Unpaid utility bills;
- House not left in clean and tidy condition – I expect all rooms to be vacuumed and dusted (including doorframes, kitchen cupboards and skirting boards), lawns mown and weeding done (a carpet vacs is available for cleaning up spillages);
- Missing keys – this includes window keys or unique keys such as for patio doors;
- Touching up paint/décor spoilt by Blu-tack or Sellotape from posters;
- Light bulbs not replaced.
Common issues
Locked Out
Spare sets of keys are kept in Nottingham. You will be advised of where you can collect them, but if the spares are not returned, there will be a charge. There will be a charge if this generates a callout.
Vacuum cleaners
The most common reason why one doesn’t work is that someone has not changed the bag. Please check before using. There will be a charge for any vacuum cleaner that needs servicing for this reason.
Condensation
In the older houses during the cooler months, damp can appear beneath windows or on exposed walls in the rooms such as chimney breasts and in corners. The rooms need airing regularly by opening the window: even twenty minutes a day will make a difference (and will also dissipate unpleasant odours). Re-arranging the furniture in your room every few months can also help. A common problem is when damp clothes are left drying on radiators. The moisture in the air will settle on the coldest areas. Dehumidifiers are available in all houses for when opening windows is not practical. Always open the window during or after having a shower or bath. If any mold appears, make sure it is wiped off promptly with a cloth and bleach, otherwise it may spread. Vents have been inserted in various rooms: please do not close them apart from in exceptional circumstances. Use your extractor fans in the bathrooms. If there is a significant mold problem you must let me know.
Blocked Drains
One common cause for blocked drains is putting fat down the sink. Please would you take care to drain fat into plastic cartons or a can or a cup before throwing away in with general rubbish.
Decoration
If a room gets worn, it will eventually be redecorated. This is approximately every 5 years. If a student wants to repaint his or her room for fashion reasons, then he or she must pay the costs and advise me in case it’s an outrageous colour or design, for the sake of future tenants. If the décor is worn but not enough for me to redecorate yet, I might reimburse the costs of the paint and brushes.
Please note I need to be advised of any nails for shelves or pictures. Pipes and electric cables are to be avoided!
Utility Bills
As you know from the contract, you’re liable for these from 1 July to 30 June. What is common practice is for the outgoing tenants to take meter readings when they’ve all left the property. They would have the utility bills posted to them at home. The new tenants should read the meters on entering the house and make sure this tallies with the outgoing tenants. You will have to make sure that you have their contact details. Please be aware that even if you are away in the summer, the utility compaines will have standing charges. Gas and electricity bills are usually quarterly, whereas water bills are twice a year and are based on the rateable value, rather than use.
The best practice would be for different members of the household to assume responsibility for a different utility – gas, water, electricity, phone/ internet, TV licence. This would mean putting the bill in your own name, collecting contributions from each other, meter reading and paying the provider.
Communication
Very often I find I am answering the same queries from more than 1 member of a household more than once. This indicates that individual tenants are not passing on information. This is especially a problem in the larger houses. What I suggest is that in each house you have some sort of noticeboard for messages, where you can leave utility bills which need paying, any letters from me to tenants and print any emails from me too. Details of when tradesmen or myself are going to call can also be put there. Most houses already have one in place.
Duty of care
If there is a problem which may lead to further damage you need to inform me as I don’t carry out monthly inspections. Examples of this are major damp not due to condensation (e.g. guttering problem), a leaking roof, or a leaking shower cubicle.
Otherwise, I hope you enjoy your stay. My philosophy is to have rental houses to the standards similar to what the average student might have at home. To achieve that goal, it also means that tenants need to give that same care that they would when at home.
