Most people rent their first home because it is a less cumbersome process than buying their own property, and the upfront costs are lower.
But even renting has pitfalls that first-time tenants need to be aware of when considering a property to rent.
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Demand
Because there is strong demand for rental properties in good locations, there is usually plenty of competition, with several tenants vying for the same property.
Online advertisements for properties to let can attract hundreds of responses, making it difficult for landlords or rental agents to return every call, respond to every email and schedule individual viewings. This means that bulk viewings have become the norm.
Although it is far better to view the property without other prospective tenants in tow, giving yourself a good chance of having your application considered under these conditions is possible.
Make sure you have all your supporting documents with you. These include:
- Identity documents.
- Proof of current address.
- Bank statements or salary slips for the past six months.
- References from past landlords or rental agents.
Before the viewing, ask the rental agent or landlord whether any other documents are required.
Patience
Once you have applied to rent the property, you need to be patient.
Rental agents need to carry out proper screening for each prospective tenant, which takes time. It includes doing a credit check with one or more of the credit bureaus, as well as your employer – or bank, if you are self-employed – and checking the references you provided.
Once the screening process is complete, the rental agents will pass the results on to the landlord and make recommendations. After that, the landlord usually has the final say in who will move into the property.
Keep in mind that constantly nagging rental agents and landlords for an answer could be counterproductive. They may see this as a sign that you will be a nuisance tenant, which is not the impression you want to create.
If you have not had a response within three days, it would be acceptable to send a casual text message or email asking for a date by which they expect to make a decision.
Expectations
When you view a rental property, you need to be realistic about what is on offer – especially if it is not in a new development.
According to the Rental Housing Act, the landlord is obliged to offer the rental property in a condition that is habitable and reasonably fit for the purpose for which it has been let.
This means the landlord must ensure that:
- The property is reasonably clean and free of pests.
- Electrical fittings like lights and plugs are functioning properly.
- Plumbing installations function correctly.
- The hot water supply is functional.
- Doors and windows can close and lock.
- Reasonable ongoing maintenance is carried out to ensure the property remains habitable.
However, landlords are not obliged to repair anything on the property that does not hinder reasonable enjoyment of the property. They do not have to:
- Provide new carpets and newly painted walls.
- Provide any alarm system or added security.
- Provide curtains or blinds unless previously specified in the lease.
In terms of the Rental Housing Act, tenants are obliged to carry out an incoming inspection together with the landlord – or their rental agent - before taking occupation of a rental property. At the end of the lease period, tenants and landlords must carry out an outgoing inspection to ensure the property is in the same condition it was at the start of the lease period.
The purpose of the incoming inspection is merely to record the property’s condition at the commencement of the lease. It does not place any onus on the landlord to remedy any problems.
Make sure you conduct an incoming inspection with photographs as evidence of any defects. At the outgoing inspection at the end of the lease, be sure to have a copy of any defects listed on the incoming inspection list to hand over, along with photographs and any relevant correspondence concerning repairs or maintenance issues that may have arisen during your stay.
Communication
A rental agreement is a business relationship, and you can help make it pleasant by being flexible and reasonable during your tenancy.
You should be aware that the recipient can easily misinterpret emails and text messages sent in haste. It may be helpful, at times, to meet in person to discuss any issues face-to-face. If you think required maintenance is not being carried out as it should, take photographs or a video of the problem items and send it to the agent or landlord. Do your best to keep things amicable and keep records of all communication.
If communication irretrievably breaks down, you have the option of approaching the Rental Housing Tribunal for assistance, but this should really be your last resort.
If you make sure you meet your responsibilities in terms of the lease and are reasonable and transparent with your rental agent and landlord, you are sure to get a good reference at the end of the lease period. This will stand you in good stead if you decide to renew your lease or apply for another rental property.
Writer : Sarah-Jane Meyer
