Our Advice to Tenants & Landlords
The following advice sheets are provided to our customers for general guide purposes only. Please use this information wisely to help you further understand the answers to many frequently asked questions. The information contained is not intended to be relied upon in any legal or contractual context or dispute.
Tenant Advice
Nest`s Free Guide to RentingHouses and flats for rent in Louth/Meath vary from ancient to ultra modern. Choosing your home is an important decision. As with all decisions, the general rule is that the more knowledgeable and prepared you are, the less chance there is of mistakes being made.
Before you begin. There are two decisions you must make before you approach an agent or landlord.
1. How much can I spend?
Be realistic. You should calculate how much you need to spend to live, how much you want to save and base your rental payments on the amount of income that is left over. This simple calculation will save you time later on as the agent can then advise which types of property in your preferred areas are available for your budget.
Remember to budget for the following items:
[a] Costs prior to moving in:
• Initial rental Deposit
• Reference fee
• Tenancy Agreement fee
• Inventory Check contribution
[b] Costs upon moving in and Through-out the tenancy:
• Utility Invoices
• Gas
• Electricity
• Telephone
• Television Licence
• Contents insurance2. Which areas do I prefer?
The best way to judge an area is to visit and spend a day or evening there.
Remember that some areas cost more than others.
[a] If you are working in the area, you should satisfy yourself that your transport facilities to work are adequate. Trying the journey to and from work will help decide how near to work you want to live.
[b] You can also check the neighbourhood. If you visit the local public house you will see the type of people who live there. This will give you an idea of what to expect.
Once you have chosen your new home, you will want to move in as quickly as possible. In order to achieve this, certain conditions must be fulfilled.3. References
All tenancies are subject to satisfactory references confirming your financial status and personal suitability as a tenant. In some tenancy agreements, we will require separate references from your bank, employer, and previous landlord. Your agent will apply for these directly.
Remember that there is huge demand for rental properties.
You must help the agent to convince the landlord that you are a desirable tenant. Landlords like to see letters of recommendation from previous landlords praising your integrity and reliability. You could also give the landlord bank statements to show that your income will cover your rental payments. Disclosing personal documents will help convince a landlord who is unsure, but remember to delete the bank account number from the statement to preserve confidentiality. If the tenancy is to be taken in the name of a company, company references will be required, together with a letter confirming the position and status of the proposed occupant.4. The legal position
In Ireland, rental property is let ‘as seen’. This means that you will not be able to ask for other items of furniture or decoration after you have signed the rental agreement. If you are unsure whether something will be provided, you should contact the landlord or landlord's agent to find out. In some cases there will be an inventory provided.
5. The Tenancy Agreement
In Irish Law, once a contract has been signed and agreed, both sides have rights. These rights are spelled out in the written agreement. The most obvious right of the landlord is to receive rental payments on time. In return the tenant is entitled to enjoy living at the property without being disturbed by the landlord.
Once you have read the lease it is best to initial each page to confirm your agreement.6. Payments required prior to moving in
The landlord will require payment before the tenancy can begin.
These include:
[a] Initial rent, paid in advance and normally on a calendar monthly basis, however it is also common to pay quarterly or 6 monthly rents in advance. (Please note that the first payment must be in cleared funds prior to the state date of the tenancy).
[b] Deposit (usually four to six weeks’ rent) to cover dilapidations and damage which may occur during the tenancy. This deposit cannot be used as payment of rent during the tenancy.7. The Move In
On the day your tenancy begins, the landlord or his/her agent will check you into the property. A summary of the general condition of the property and the contents will be produced, which you will be asked to sign. This is called Schedule of condition. The keys will be handed over to you once the check in has been carried out and the schedule of condition signed.
8. Maintenance
All your maintenance problems should be reported to your property manager or to the landlord directly, immediately. In some cases there may be a simple cause, which you can solve yourself.
• Hoover – checking bag / hose for blockages.
• Boiler / heating – check timers and thermostats are correctly set.
• Radiators – regularly bleed to remove air blockages.
• Washing machine – check that filters are cleaned regularly.
• Dishwasher - ensure rinse aid and salt are kept topped up.
• Oven / cooker – check that the timer or automatic function is not set.Wherever possible, any necessary works will be carried out within 24 hours. However, delays may occur if new parts have to be ordered or if specific manufacturers have to be involved over whom the agent has no control. Brand new properties are usually under guarantee by the developer, so the contractors are often not under the landlord or his agent’s control. In all instances, repairs should be carried out as soon as possible and with the minimum of inconvenience to you.
9. Termination of the tenancy
Prior to the end of a tenancy, you will be advised of a time to be formally checked out of the property. At the check out meter readings will be taken and the keys of the property handed back. You will not be allowed back into the property. Allowances are usually made for reasonable wear and tear. Any additional cleaning required will be charged and deducted from the deposit. If the property was professionally cleaned prior to the commencement of the tenancy, it is your responsibility to give it back in the same condition.Your agent will be able to recommend a suitable cleaning company.
Your deposit will not be refunded until the landlord's agent or landlord has checked the property (usually within 5 working days) and any necessary deductions have been agreed in writing. A forwarding address should be left with your landlord or his/her agents for the refund of your deposit and for the utilities’ closing accounts. If you are not present at the check-out it is essential that you return all the keys to the property including the keys to the windows and garage.If the keys are missing a deduction from deposit will occur.
10. General advice and information
Alarms
Any change of your alarm code or entrance code should be reported immediately to your landlord or landlord's agent. Failure to do so could result in expensive call out fees for which you could be liable.Insurance
You should arrange to insure your own possessions. This is not the responsibility of the landlord, nor will the Landlord’s insurance cover any accidental damage caused by you. In the case of unfurnished properties, you must also insure furniture and fixtures belong to you. Your agent will be able to recommend an appropriate insurer.Minor Alterations
Before making any minor alterations to the property, e.g. additional picture hooks, installing cable or satellite TV, permission must first be obtained from either your landlord or landlord's agent.
Friends Forever? Guide to shared accommodation
Sharing your living space with others can be both a stressful experience and an excellent way to make new friends and share the rising costs of living in today’s housing market. Here is our guide to choosing not only the right flat or house, but also the right people to share it with and how to survive the experience.
The Interview
This has become a popular way for those looking for potential flatmates/ housemates to screen applicants and decide on the best candidate. Here are some things you should bear in mind for those on both sides of the interview process.
Interviewer:
• This is potentially the person you are going to share your living space with, so try to find out as much as possible about them and their lifestyle to establish whether or not you are compatible. For example, if they like to go to bed early and you like to party into the night, you may wish to ask yourself if this will cause problems in the future.
• Think about your own habits. If they strike you as very neat or very messy, ask yourself how this will fit in with you.
• Try to get a feel for the person. Personality is very important. If you get a good/bad feeling from them in the interview this will be a good indication of how things may turn out in the future.
• Make any ground rules clear. If you have any (reasonable) expectations from a housemate, you should make this clear form the outset.
• Have somebody else preset at the interview. This is a good idea for both personal safety reasons and also to get a second opinion.
• Be prepared. Have a series of questions planned and allow enough time for each of the applicants. Leaving a small gap between interviews will allow you to regroup and prepare for the next interview and will also avoid applicants overlapping.
• Be considerate but be aware. Try to put your interviewee at their ease. This can be a nerve-wracking process for both sides. If your applicant is relaxed, you may be able to get a better idea of what they are really like.
• Get some references. These are your only other indications of reliability and personality. Try to find out if there have been any previous problems with other house sharing situations or payment of rent.
Interviewee:
• Don’t try too hard. Don’t try to be something you’re not as this could lead to problems keeping up the pretence if you are successful.
• Try to get a feel for the person/ people who live there already. Do you think that you would be happy living with them?
• Don’t be afraid to ask questions of your own. Try to find out as much as possible about the house/ flat and the people who live there.
• Have a good look around. How much space do you think you need? Can you visualise yourself in this place?Etiquette
Sharing a house can be trying at times. Try to remember that communal areas such and the kitchen, bathroom and living rooms have to be used by everybody and they may not share the same relaxed attitude to mess as you. If you clean your own mess up you can reasonably expect everybody else to do the same.The question of bills and money is always a contentious issue. It is a good idea to come to some kind of agreement about the division of bills in advance. Utilities (gas, water, electricity) are usually shared. Do not assume that all the members of the household will contribute to non-essentials such as cable TV without asking first (unless they are already in place). Food shopping and storage is also a big issue in shared households. Respect others’ dietary needs and food stores and if you do take some of someone else’s food, make sure you replace it.
Get It In Writing!
1. Rent: Who is going to pay it and how much are they going to pay?
2. Space: Who gets to stay in which room?
3. Cleaning: Is there going to be a set schedule? Who is responsible for which duty?
4. Food: Are you sharing, or do you each have your own sections of the refrigerator?
5. Guests: Is it okay to have boyfriend/ girlfriend stay the night? How many times a week?
6. Noise: What time is “quiet time”?
7. Moving out: If one person decides to move out, how much notice should they give to the others?
8. Falling out: How will you handle disagreements? If it doesn’t work out, who leaves?
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Hoover: Check Bag/Hose for Blockages.
Boiler Heating: Check Timer and Thermostat are correctly set.
Radiator: Regularly bleed to remover air blockages.
Washing Machine: Check that the filters are cleaned regularly.
Dishwasher: Ensure rinse aid and salt are kept topped up.
Oven/Cooker: Check that timer or automatic function is not set.
This is possibly one of the more urgent problems as waste disposal can quickly become an issue. The easiest way to unblock a toilet is to use a toilet plunger. Use the plunger to seal the U- bend airtight and then pump the handle of the plunger to create suction. This should dislodge the blockage and allow the water to flow when you lift the plunger out. For more persistent blockages, you may wish to buy a WC auger to dislodge the obstruction. This tool consists of a flexible shaft that can be fed into the blocked pan and a handle that can be cranked in order to dislodge the blockage.
An age old cliché but many of us still do not know how to do this properly (male and female). Wiring a plug is a very simple procedure. Make sure that the appliance is disconnected before attempting to rewire.
1. Unscrew and remove the plastic cover from the plug.
2. Remove the fuse from its mountings with a screwdriver and loosen the screws on top of the pins.
3. Loosen the flex clamp (small bar which holds the wire in place). Place the flex under the flex clamp and secure into place (allowing for some movement). Each of the coloured wires should reach about 13mm (0.5) beyond the pin that it is to be attached to. If the wires do not reach this far, you may have to strip away some of the outer flex.
4. Strip away enough of the insulation from each strand of the flex to allow it to be attached to the pin. You will need about 6mm(0.25) for screw hole pins and 13mm (0.5) for clamp pins. Make sure that you do not cut and of the strands of wire. Once you have done this, twist the strands of each wire together.
5. Secure the flex in place using the flex clamp. Make sure that it is gripping the outer flex and not the exposed wires.
6. Connect each wire to the appropriate pin and tighten the screws (make sure that there are no stray wires)
- Attach Green and Yellow wire to the pin marked E (earth)
- Attach Blue wire to the pin marked N (neutral)
- Attach Brown wire to the pin marked L (live)
- Check that: The wires are connected to the right pins; there are no stray whiskers of wire poking out; everything is tight and that the flex clamp is gripping the outer flex not the wires. Make sure that you are using the correct size of fuse (it should say what type of fuse to use on the appliance).
7. Replace the cover securely.
What to do in the event of a Gas Leak
Never ignore a leak.Promptly take the following action:
• Turn off the gas at the tank(s)or cylinder(s).
• In the case of indoor tanks or cylinders in a small enclosed yard, disconnect the cylinder or tank and remove to an open (outdoor)space.
• For indoor leaks, to disperse the gas, open all windows and doors to the outside. Avoid sources of ignition - no smoking, do not turn electrical switches on or off.
• For large outdoor leaks (i.e where there is a smell of gas more than a few feet from the source), keep people, vehicles and ignition sources away. If necessary, corner off the area and/or have someone stay there to control the access.
• In the case of fire, immediately ring the fire brigade.
First Aid Measures with relation to a Gas Leak
Eyes: Immediately flush with plenty of cool water for at least fifteen minutes. Hold eyelids apart while flushing to rinse entire surface of eye and lids with water. Get immediate medical attention.
Skin: In the case of cold burns, immediately place affected area in warm water (41oC)and keep immersed until circulation returns. Get immediate medical advice.
Other requirements: Severe inhalation and over exposure to this material may sensitise the heart to catecholamine-induced arrhythmias. Do not administer catecholamines to overexposed individuals. Contact the Poisons Information Service and/or seek further medical advice.
Fire Risk when Deep Frying in Oil
Carelessness when using an old style 'chip pan' for deep-fat frying is the cause of many kitchen fires. Hot oil can ignite suddenly and the fire can quickly get out of control. Most fire authorities recommend that householders get rid of these chip pans and switch to a safer method of deep-fat frying, such as an electic deep fat fryer.
If you continue to use deep-frying pan:
• DO use a pan which completely covers the cooker ring OR use one of the smaller cooker rings which will be completely cobered by the pan.
• DO NOT fill it more than ONE-THIRD with oil or fat.
• DO NOT put wet potato chips directly into the hot oil; dry them first.
• NEVER leave the pan unattended; the oil can quickly overheat and ignite without warning.
• BUY a fire blanket and keep it near the cooker.
Know what to do if a chip pan catches fire:
• Switch off the cooker ring.
• Try to extinguish the fire by covering the pan with a fire blanket, lid or a dampened towel.
• Do not try to move the pan.
• NEVER use water to try to extinguish a chip pan fire; it could help it spread.
Guidelines for use of Electric Blankets
The following guidelines apply to the use of all electric blankets:
• DO NOT put heavy items such as coats, pillows or thick bedding on the bed when the blanket is switched on.
• DO CHECK regularly for obvious signs of wear or damage, such as scorch marks, frayed flexes, deep/sharp creases or loose connections.
• DO NOT attempt to repair a defective blanket or duvet; return it to its service agent or supplier.
Wall-mounted panel radiators, portable fan heaters, convectors and oil-filled radiators are the safest heaters to use in bedrooms. Whatever heater you use keep it away from bedclothes, clothing and curtains to avoid any risk of fire.
* Never drape clothes over heaters.
* Clean out fluff and dust from convector and fan heaters from time to time with a vacuum cleaner.ESB Emergency breakdown Number
1850 372 999 day or night (or call your local ESB office during office hours).ESB Customer Service
1850 372 372.Bord Gais
1850 456 200Private Residential Tenacies Board
01 888 2960
Keep It Clean
A clean and tidy property will not only be easier to rent, it will also mean that a fair rent is justified. Think about whether you would want to live there or not.
To Furnish Or Not To Furnish?
Property can be let either completely unfurnished, part furnished or fully furnished. This will be reflected in the rent asked for the property. Decide whether to furnish the property or not and to what level. Remember to allow for reasonable wear and tear on any property that you provide. No matter what level you decide on, carpets and curtains (of a decent standard) must be provided.
What About Insurance?
You will need to make sure that you have insurance and that you are covered for public liability and against defective premises risks. You will also need to make sure that the building itself is insured and that any furnishings or contents provided by you or to you by 'Nest' are covered.
Maintenance Bills
As the landlord, you will usually be responsible for maintaining the property. It is also normal for the landlord to pay any service charge on the property.
The Best Form Of Letting
If you have any questions about this, your letting agent will advise you on the most appropriate letting agreement to suit your circumstances.
How Do I Receive My Rental Income?
You will need to discuss with your letting agent how you will receive your rental income. Do not be afraid to ask your letting agent questions. They are there to help you with the letting process and will be able to advise you if you are unsure of anything.
How Do I Know I Am Getting A Good Tenant?
Usually it is the letting agent's job to check the prospective tenant's references, perform any financial checks (bank and work references), take care of any legal formalities and select suitable tenants.
Safety Matters
The consequences of not ensuring safe gas and electrical appliances fitted in the property are serious for landlords and we recommend you take advice on this from your letting agent.
Information For Tenants
Leaving a folder of information about the property, its fixtures and fittings and other information such as emergency telephone numbers may help you avoid tenants having to contact you at awkward times with questions about the property.
You may wish to include:
• Photocopies of any manuals/instructions for appliances
• Location of fuse boxes/ meters/ stopcock
• Information about the heating system/ boiler
• Numbers in case of emergency (plumber, handyman, electrician etc.)
^ back to topBuying a property to let can be a good investment. There are risks and considerations that must be taken into account before entering the lettings market. Increasing numbers of private landlords has meant that there has been an increase in the amount of property available and now tenants are starting to be able to be a bit more choosy over where they live. Making the wrong move can leave landlords with financial difficulties with mortgage payments if there is no rent coming in from the property. Here is our guide to things to consider when buying to let.
Know What You Are Getting Yourself Into
Investing in property to let is not an instant road to riches or a get rich quick scheme. You will have to have a certain amount of capital up front that you can afford to tie up for an indefinite period as a deposit. This is usually about 10 - 15% of the property value. You will also need to consider that the property will possibly require some maintenance to get it up to a standard where you can be confident it will attract tenants. This form of property investment is definitely a long-term investment and by no means guaranteed. Fluctuations in market conditions, interest rates and inflation can all have effects on the property yield
The Wrong Way
Making the wrong choices when investing in property could leave you with a finance drainin property on your hands that could be difficult to sell and may result in you making a loss.
Here are some things to think about:
• Buying property in areas that no one wants will mean that the property is difficult to let and may leave you having to make mortgage payments yourself.
• Consult letting agents in the area you are looking to buy in and try to find out which areas and what kinds or property are in demand. Your letting agent should also be able to advise you about rent Charging too high rent will put off prospective tenants so research into market conditions is worthwhile.
• Location, location, location. This is one of the most important factors a tenant will look for. Desirable properties are conveniently located for public transport, local amenities, restaurants and bars and have parking facilities at least nearby.
• Once you have decided on the location and type of property, it is time to think about the property itself. A poorly maintained property will immediately put off prospective tenants. A well maintained and attractive property will be much more in demand. If you decide to let the property furnished, it is worthwhile taking some time to find out what features make a property desirable to tenants. Again, your letting agent should be able to advise you on this.The Right Way
Depending on your situation, you may wish to consider several different options. Whichever option you take, you should get as much information about your investment as possible. Letting agents are good sources of information about the market position in your area.
If you have the money and the time available, you may consider investing in a property that needs some work in order to get it up to the standard that you wish to let it in. This will enable you to 'tailor' the property to suit the needs of your tenants. If you do not have the time or inclination to buy a property that needs such levels of work, a newer property may be more suitable. However, it is worth remembering that even new properties will need maintenance and this will increase as the property ages.A good location and a good (well maintained) property are the keys to success in the letting business. When you are buying the property, try to remember that it is not you who is going to be living there so try to look with an objective eye. Think about the property from a tenant's point of view.
Letting Agents
Using a letting agent can be a good way of entering the letting market. A letting agent will bring the benefit of experience to your investment, expose your property to a wider market and take away some of the hassle of the administration side. Usually, it is the agent's responsibility to handle vetting tenants (checking references), inventory, drawing up handling tenancy agreements and handling the financial transactions such as deposits/collecting rent. If you have the time, you can save money by avoiding the advice of a professional and going it alone. This will involve you being very organised and knowing exactly what the process involves. If you are planning to do this it pays to research as much as possible.
Specific Buy To Let Mortgages
There are now an increasing number of lenders who have loans and mortgages tailored specifically for the buy to let market. Before committing to an investment loan like this, it is advisable to review your current and long-term situation and make sure that you know exactly what you are letting yourself in for.
You should ask yourself:
• Will you be able to cover your mortgage repayments and insure the property if you have no money coming in from rent?
• Can you afford to lose money/take a loss if the housing market slumps?
• Will taking out a mortgage on this property affect your chances of getting a mortgage if you decide to move house at a later date?
• Must comply with the Electrical Technical Council of Ireland.
• Restrict operation of, and work on, the electrical installation to those competent and qualified to do so and employ only competent contractors.
Electrical Safety Procedures
• Put safety procedures in place for the sfae operation of the electrical system to ensure the safety of personnel, the system and equipment connected to it.
• Maintain an up to date record of the electrical installation, and the changes carried out to it, in the Safety File.
• Keep all work locations, especially those where electrical equipment is being worked on, clean and tidy.
• Route trailing leads so as not to create hazards.
What to do in the event of a Gas Leak
Never ignore a leak.Promptly take the following action:
• Turn off the gas at the tank(s)or cylinder(s).
• In the case of indoor tanks or cylinders in a small enclosed yard, disconnect the cylinder or tank and remove to an open (outdoor)space.
• For indoor leaks, to disperse the gas, open all windows and doors to the outside. Avoid sources of ignition - no smoking, do not turn electrical switches on or off.
• For large outdoor leaks (i.e where there is a smell of gas more than a few feet from the source), keep people, vehicles and ignition sources away. If necessary, corner off the area and/or have someone stay there to control the access.
• In the case of fire, immediately ring the fire brigade.
ESB Emergency breakdown Number
1850 372 999 day or night (or call your local ESB office during office hours).ESB Customer Service
1850 372 372Bord Gais
1850 456 200Private Residential Tenacies Board
01 888 2960
© Nest Estate Agents & Property Management
