Private Rented Accommodation Midlothian, unlike many other Council Areas in Scotland still has a fairly low level of owner occupation when compared to the National average.
Currently the rate in Scotland as a whole sits at around 70%, indeed this figure is indicative of much of the UK.
Midlothian has an owner occupation level of around 63%, renting from the Council or Registered Social Landlords (RSL's) makes up a further 31%.
The private rented sector (both furnished and unfurnished properties) contributes little over 4% with the final 2% of all residents living in accommodation, rent-free.
Most landlords ask for a deposit (usually one months rent) before renting out a property.
Private Tenancy Agreements
How to find out about private rented accommodation
Pre-Tenancy Determination
Registered Social Landlords
Private Tenancy Agreements For tenancies started after 2nd January 1989, the landlord must provide you with a written tenancy agreement, which should state:
- How long the tenancy is for
- How much the rent is and when: and
- How the rent should be paid
You can get advice on your lease from a solicitor or independent housing advice agency.
If you are renting from a private landlord your rent might not be fully covered by Housing Benefit. It is important that you contact the Benefit section to find out what level of rent is likely to be met by Housing Benefit before you agree to take on a private tenancy.
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How to find out about private rented accommodation When looking for somewhere to let privately it is important to remember that it will take more than just the first month’s rent to secure the tenancy. Most landlords or letting agents will require:
- At least 2 references, one usually from your previous landlord and another character reference
- A credit check to be run on your account to prove that you have the ability to pay your rent.
- Finally, you will need to make sure that you have money for a deposit. This is usually the equivalent of 1 month’s rent, although some may charge up to 6 weeks rent.
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If you intend to claim housing benefit you should contact the Housing Benefit department before signing the lease to get advice on whether the rent is affordable. There are a few private-letting agencies in Midlothian and some estate agents and Solicitors also have property to rent.
Graham Young Estates
6 Bank Street
Penicuik
EH26 9BG
Tel 01968 674601
Fax No: 01968 676698
E mail: elaine@fciscotland.co.uk
Web: http://www.grahamyoungresidential.co.uk
Lister Marshalls
23 Jarnac Court
South Street
Dalkieth
Tel :0131 663 7266
Fax: 0131654 1267
E mail: liz@listermarshall.co.uk
Web: liz@househunter.co.uk
Saltouns
2 Lambs pend
Penicuik
Tel : 01968 679402
Fax: 01968 678903
e.mail : info@saltouns.co.uk
Web :http://www.saltouns.co.uk
Back to top It is an offence:
• For accommodation or letting agencies to charge to put your name on a list
• For landlords in Scotland to levy any form of premium on the rent.People on low incomes with high rental costs are usually entitled to receive Housing Benefit to help them pay the rent.
It is important, however, to remember that there is no automatic entitlement. Housing Benefit will only be paid to someone who has gone through the application process properly and satisfies the statutory requirements for the payment of Benefit. Moreover, the level of Housing Benefit awarded may not pay the rent in full.
Pre-Tenancy Determination It is very important, therefore, that anyone who may be relying on Housing Benefit to make a private rented opportunity affordable should contact the Housing Benefit advisers at the Council, Citizens Advice or other advice agency before they accept the tenancy. It is advisable to obtain a pre-tenancy determination (PTD) from the Housing Benefit office in advance of signing a tenancy agreement to ensure it is affordable.
A Pre-Tenancy Determination is a rental valuation by the Independent Rent Officer Service. This valuation gives you the rent figure which will be used by the Housing Benefit office to work out your Housing Benefit.
Remember when the Housing Benefit is worked out it will take account of your income and other circumstances.
The Pre-Tenancy Determination does not guarantee that you will get Housing Benefit or tell you the amount you will get.
Claim forms can be obtained from your local Revenues Office at Buccleuch House, Dalkeith or by
e.mailing: revenues-enquiries@midlothian.gov.uk
Telephoning: 0131 271 3201
The Housing Benefit Section will then ask the Rent Officer Service to value the property to decide how much rent would be reasonable to pay for it. You will normally get your decision within 5 days.
The Rent Officer will send you, the Landlord and the Housing Benefit Section copies of this decision. The information given to you will help you decide whether you can afford the rent. If you decide to take the accommodation you should claim Housing Benefit at once.
Please note that Housing Benefit will only meet in full, rents, which are around the general level for properties in the area where you have chosen to live. If your rent is above this level you are unlikely to get all your rent from Housing Benefit.
You will normally be required to pay a deposit as well as your first month's rent in advance. The deposit is money paid to a landlord (or accommodation agency) at the beginning of a tenancy as security against things like rent arrears, damage to property or removal of furniture by a tenant. A deposit must never be more than one sixth of the annual rent. However, it normally tends to be the same amount as one month's rent. Providing that you have accrued no rent arrears at the end of your tenancy and the accommodation is in the same condition as you found it, you should have your deposit returned to you in full.
Rent Deposit Guarantee Scheme
In some parts of Scotland there are schemes to help people into the private rented sector. Local conditions vary but generally the schemes will guarantee the deposit/rent in advance to the landlord. Many of the schemes are funded by the Scottish Executive Rough Sleepers Initiative and the Council administers the funding. Contact the Council for details of any scheme operating in your area.
The Scottish Letting Agency is a non-profit making online service for Landlords, Tenants & Service Providers Involved in the Scottish Residential Property Market. http://www.scottish-letting-agency.com
Dial-a-Law is the Law Society of Scotland's information and referral service. With a library of over 40 different legal topics from family law to employment law, from making a will to choosing a solicitor, it gives you clear down-to-earth information about a wide variety of situations including private letting, your rights as a tenant and rights as a landlord and many other housing issues. Simply choose a topic from the drop down list. After you've read the script, you can choose to have details of a solicitor dealing with that category of work, or return to this page or go to the Society's Firms and Branches database. Web site: http://www.lawscot.gov.uk
Dial-a-Law is also available as a telephone service by calling 0870 545 5554.
Back to top Registered Social Landlords Registered Social Landlords provide quality affordable housing for those in housing need. Housing Associations and Housing Co-operatives all fall under the term Registered Social Landlords referred to as "RSLs".
RSLs are non-profit making organisations run by professional staff, but controlled by voluntary management committees.
RSLs provide a variety of accommodation for different client groups. Accommodation provided includes amenity and sheltered housing.
Each RSLs operates its own individual allocation policy and points system. Most RSLs also have a nomination agreement with the local authority whereby the council can nominate people from their list for vacancies. The decision on whom the property is actually allocated to remains with the RSLs.
Details of all RSLs stock, allocation policies and current rent levels can be found by contacting the RSLs directly.
