Tenant FAQ's
Professionals
Finding a Property
How do I secure a property, how much is the holding deposit?
Equivalent of one week’s rent. This takes the property off the market and begins the referencing process. It makes up a portion of your full deposit
How often do you update your website? What is the best way to be kept-up-to-date with new properties?
All of our properties are instantly uploaded to our own website, rightmove and zoopla. You can register on our website and we will contact you to let you know when properties that match your criteria come available.
How quickly can I arrange a viewing?
We would recommend arranging appointments on average 3 days before you can view. The lettings market moves very quickly so we would not recommend arranging viewings too far in advance. We are required to give a minimum of 24 hours notice prior to going to a property if it is occupied. If a property is vacant then we may be able to arrange a viewing that same day.
Before Moving In
What references will Abode wish to obtain before we can move into a property?
We obtain a minimum of three references. We will ask for references from your current landlord and employer and will also run a credit check on each applicant. When a landlord reference cannot be provided then we will require a character reference. We may ask for a reference from an accountant or require a Guarantor (if applicable).
How long does referencing take and what if I fail?
Referencing typically takes up to 10 working days. If you fail referencing we will discuss with the landlord, but sadly you are likley to lose your holding deposit. if you want to pull out then the holding deposit is non refundable
What is the length of the tenancy?
The majority of our tenancies are a minimum of 6 months, unless advertised as otherwise. A longer tenancy can often be signed if it suits both landlord and tenant.
Do I need insurance?
It is very sensible and highly recommended to get contents insurance that covers both accidental damage to the property, fixtures or fittings plus your own possessions both inside and outside the property (e.g. lap tops, phones, bikes).
Can I have a pet in my property?
Occasionally we might have a property that is pet-friendly. If a landlord agrees to a pet being kept at the property then a pet clause is to be included in the tenancy agreement.
Is my deposit fully protected?
Yes, this is now a legal requirement. There are three main schemes- My Deposits, The Deposit Protection Service and The Tenancy Deposit Scheme. Abode ensures that the deposit is registered into one of these government-approved schemes. Please note that it is important to retain paperwork and keep any certificates or information that you have acquired as you may need this at the end of your tenancy.
How much is the holding deposit?
Equivalent of one week’s rent. This takes the property off the market and begins the referencing process. When the full deposit is due to be paid, the holding deposit is taken off this. E.g. £1000pcm rent, the holding deposit is £230 and the balance of deposit to be paid will be less this figure.
Are there any additional or other costs we need to be aware of?
You will not be asked to pay any fees or charges in connection with your application for a tenancy. However, if your application is successful under our standard assured shorthold tenancy agreement, you will be required to pay certain fees for any breach of that tenancy agreement in line with the Tenant Fees Act 2019. Click here to view our tenant fees schedule for more information.
What do I need to bring with me when I collect my keys?
All you need to bring with you is your passport, with any applicable Visa or Biometric Residence Permit, and the move-in monies (deposit and rent) if these have not been previously paid.
Do I have to buy a TV license?
Anyone who watches live television on a TV, laptop, iPad or even on a phone is responsible for ensuring that the property is licensed to watch live TV.
What redress schemes does Abode use?
PropertyMark and Property Ombudsman LETTINGS (D01994). Abode Property Management are a member of the following client money protection scheme; NFOPP (National Federation of Property Professionals)
While your Moved in
What notice do you need to give to enter my property?
Unless there is an emergency or you have agreed or are aware of a lesser timeframe, a minimum of 24 hours notice is always given to conduct any works, inspections, viewings etc.
Who is responsible for contacting the utility companies after I move in?
We will notify the utility companies (gas, electricity and water) that the previous tenants have vacated and will inform them of your tenancy start date. We will also contact Bristol City Council on your behalf. The utility providers and Council will get in touch with you to advise how to set up payments once you have moved in. We do strongly advise that you check with the utility providers that they have registered you – especially as you will be responsible for paying the bills.
How do I pay for my rent?
Rent is payable by Standing Order. During the referencing process, we will provide with the details for you to be able to set up the payments directly with your bank. The rent is paid in monthly instalments in advance, unless previously agreed otherwise.
When will the rent leave my account?
For all properties managed by Abode, the standing order will be set up for the 1st of every month. For any properties that are managed by the landlord, the rent will be paid every month from the day that your tenancy starts.
How do I serve notice to vacate my property?
Once you have to come to the end of your fixed term you can either stay at the property on a monthly rolling basis or hand in your notice. All notices must be in written form (letter or email) and must be at least a full calendar month. For example, if you pay your rent on the 1st of every month and you wish to leave at the end of June, you must hand in your notice before the 31st May. In any property which is managed by the landlord you will need to contact them directly.
Can the landlord serve me notice?
If the landlord requires the property back after your fixed term, then they have to provide you with 2 full calendar months notice in line with your rent due date (as above).
Does Abode have out of hours emergency contacts?
If you are a Tenant in a managed property, Abode has an out of hours emergency contact for various issues. If you are in a property managed by the Landlord then you will need to contact them directly. For issues such as plumbing and heating, please contact Pass and Totterdell on 01454800114. Please leave a voicemail and they will return your call. For issues such as electrics and fire alarm system please contact Allied Electrical on 0779 976 8485. Please leave a voicemail and they will return your call. Please note that contacts for roof leaks are not provided for as it is unlikely that the issue could be solved immediately and access to roofs in bad weather is generally not safe. Lost keys is also not classed as an emergency. For any non-emergency issues please email your property manager.
What is an inventory and do I have to attend check-in/out?
An inventory is a critical document which establishes the property condition at the start and end of the Tenancy. You do not have to attend the check in/out.
How do I report a repair and what are the response times?
Reporting a repair must be done by e-mail for legislation purposes. (We also receive phone calls if urgent) The remedy will be actions as soon as possible and always within the Bristol City Council guidelines.
Can I decorate or make changes to the property?
NOT without express permission in writing via ourselves who would request this from the Landlord.
Can I end my tenancy early?
Generally NO but there maybe certain specific circumstances where it is possible.
How do I renew my contract?
At the end of your fixed term the tenancy automatically turns into a monthly rolling contract. If you are happy living there and you continue to pay your rent on time, then you do not have to do anything at all!
Moving out
How will my rent stop at the end of my tenancy?
Please make sure that you cancel your standing order at the end of your tenancy. You must contact your bank to do so. This is especially easy to do if you have internet banking.
What should I do with the keys at the end of the tenancy?
In a property managed by Abode, please hand in your keys to the office by midday on or before your tenancy end date. Put the keys in a clearly marked envelope with your name and address when putting them through the letterbox. If managed by the Landlord then the situation with the keys is down to yourself and the Landlord to arrange.
When is my deposit returned to me?
Your deposit is returned within the timeframe outlined by the deposit scheme’s regulations. At Abode, we endeavour to return this as soon as possible to minimise any delay as we know how stressful moving home can potentially be.
Do I need a professional cleaner? / How do I leave the property?
Abode would recommend instructing for a professional clean at the end of your tenancy. If you are confident that you can leave the property in a clean state without a professional clean, then this is also acceptable. Once you have vacated the property, your property manager will conduct a final check out to make sure everything is ready for the new tenant to move in. If further cleaning is required then this will be paid out of your deposit.
Students
Finding a Property
How do I secure a property, how much is the holding deposit?
The holding deposit is one week’s rent. This takes the property off the market and begins the referencing process.
When is the student property list released?
The list is released in November for move-in the following July, unless stated otherwise.
How quickly can I arrange a viewing?
We would recommend arranging appointments as soon as possible in order to avoid disappointment. The lettings market moves very quickly so we would not recommend arranging viewings too far in advance. We are required to give a minimum of 24 hours notice prior to going to a property so please keep this in mind.
How many properties can I arrange a viewing for?
It can be tricky to select your top few properties to view as there are many properties to choose from. We suggest arranging a maximum of 3 viewings. Student properties let extremely quickly so if you are viewing multiple houses your favourite one might go before you have time to see them all. Choose your top 3 in terms of price, location, how many double bedrooms/bathrooms and let us know as soon as possible so we can book you in.
What do I do If I want to take a property?
You will need to complete an application form and pay the holding deposit in order to take the property off of the market. You must also bring your passport with you due to immigration law. You can download it from our website in advance. We must receive all of the required monies along with the completed application form before we can take a property off the market.
Before Moving In
What is the length of the tenancy?
The majority of our student tenancies are on average 12 months, unless advertised as otherwise. Please check each advert as this will provide details of the fixed tenancy term for each property.
Do I need insurance?
It is very sensible and highly recommended to get contents insurance that covers both accidental damage to the property, fixtures or fittings plus your own possessions both inside and outside the property (e.g. lap tops, phones, bikes).
Is my deposit fully protected?
Yes, this is now a legal requirement. There are three main schemes- My Deposits, The Deposit Protection Service and The Tenancy Deposit Scheme. Abode ensures that the deposit is registered into one of these government-approved schemes. Please note that it is important to retain paperwork and keep any certificates or information that you have acquired as you may need this at the end of your tenancy.
How much is the deposit?
The deposit is equivalent to one months rent. This is payable within 10 days of the Tenancy being signed. The deposit is registered in a government-approved scheme such as My Deposits or The Deposit Protection Service. You will receive your deposit back at the end of your tenancy if you leave the property in a clean and undamaged condition.
Are there any additional or other costs we need to be aware of?
When you move into a property please note that utilities and contents insurance are all payable to external providers. Please do not forget to take out insurance to cover all of your personal possessions and any accidental damage to either yours or the landlord’s possessions.
What do I need to bring with me when I collect my keys?
All you need to bring with you is your passport, with any applicable Visa or Biometric Residence Permit, and the move-in monies (deposit and rent) if these have not been previously paid.
Do I have to buy a TV license?
The short answer is yes. Anyone who watches live television on a TV, laptop, iPad or even on a phone is responsible for ensuring that the property is licensed to watch live TV. If you only watch catch-up or DVDs then a TV license is not required. Please contact TV licensing to inform them either way.
What redress schemes does Abode use?
PropertyMark and Property Ombudsman LETTINGS (D01994). Abode Property Management are a member of the following client money protection scheme; NFOPP (National Federation of Property Professionals)
Do I need a Guarantor?
Yes, all students are required to have a UK based Guarantor. This must be someone who owns their own home in the UK so they cannot be renting or live outside of the UK. International students who do not have a Guarantor available would be required to pay for the full year in advance.
Do I have to pay for Council Tax?
All students who are in full-time education are exempt from paying Council Tax. We will notify the Council that you are students living at the property. It is your repsonsbility to ensure that the council have any information required to grant the exemption.
While your Moved in
What notice do you need to give to enter my property?
Unless there is an emergency or you have agreed or are aware of a lesser timeframe, a minimum of 24 hours notice is always given to conduct any works, inspections, viewings etc. Notice is provided by way of email.
Who is responsible for contacting the utility companies after I move in?
We will notify the utility companies (gas, electricity and water) that the previous tenants have vacated and will inform them of your tenancy start date. We will also contact Bristol City Council on your behalf. The utility providers and Council will get in touch with you to advise how to set up payments once you have moved in. We do strongly advise that you check with the utility providers that they have registered you – especially as you will be responsible for paying the bills.
How do I pay for my rent?
Rent is payable by Standing Order. During the referencing process, we will provide with the details for you to be able to set up the payments directly with your bank. The rent is paid in monthly instalments in advance, unless previously agreed otherwise.
When will the rent leave my account?
For all properties managed by Abode, rent is paid quarterly with the 1st quarters rent payable 1 month prior to the Tenancy starting. For any properties that are managed by the Landlord, the rent may be paid every month or quarterly. Some landlords require quarterly cheques instead. Please make sure you check the property advert where this will be noted.
Does Abode have out of hours emergency contacts?
If you are a Tenant in a managed property, Abode has an out of hours emergency contact for various issues. If you are in a property managed by the Landlord then you will need to contact them directly. For issues such as plumbing and heating, please contact Pass and Totterdell on 01454800114. Please leave a voicemail and they will return your call. For issues such as electrics and fire alarm system please contact Allied Electrical on 0779 976 8485. Please leave a voicemail and they will return your call. Please note that contacts for roof leaks are not provided for as it is unlikely that the issue could be solved immediately and access to roofs in bad weather is generally not safe. Lost keys is also not classed as an emergency. For any non-emergency issues please email your property manager.
What is an inventory and do I have to attend check-in/out?
An inventory is a critical document which establishes the property condition at the start and end of the Tenancy. You do not have to attend the check in/out.
How do I report a repair and what are the response times?
Reporting a repair must be done by e-mail for legislation purposes. (We also receive phone calls if urgent) The remedy will be actions as soon as possible and always within the Bristol City Council guidelines.
Can I decorate or make changes to the property?
NOT without express permission in writing via ourselves who would request this from the Landlord.
How much are bills?
The cost of bills will depend on how much energy you use and how big the space is to heat. We can offer an all-inclusive option via The Student Energy Group.
Can we install locks on our doors?
No, unfortunately tenants cannot fit additional locks to bedroom doors. The fire officer has advised against this and the police have stated that this does not assist in terms of avoiding burglaries. We advise to 1) always dead-lock the front door 2) ensure you have insurance 3) take valuables home during holidays.
Moving out
How will my rent stop at the end of my tenancy?
We would recommend that you check with your bank to ensure that the standing order has stopped.
What should I do with the keys at the end of the tenancy?
In a property managed by Abode, please hand in your keys to the office by midday on or before your tenancy end date. Put the keys in a clearly marked envelope with your name and address when putting them through the letterbox. If managed by the Landlord then the situation with the keys is down to yourself and the Landlord to arrange.
When is my deposit returned to me?
According to the deposit schemes, an agent has 30 days to return the deposit. For managed properties, we will liaise with the lead tenant if there are any deductions to be made at the end of the tenancy. If the deposit is paid in full by the lead tenant it will be refunded in full to the lead tenant via BACS. If deposits are paid individually then it will be returned individually via BACS.
Do I need a professional cleaner? / How do I leave the property?
If you are confident that you can leave the property in a clean state without a professional clean, then this is acceptable. Once you have vacated the property, we will conduct a final check out to make sure everything is ready for the new tenants to move in. If further cleaning is required by a professional cleaner then this will be paid out of your deposit.
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