Handy guides from
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1. Rent

   This is your single biggest cost so be realistic about what you can afford. Don't over-stretch your- self – there's nothing worse than seeing your rent come out of your account at the start of the month and knowing you won’t make it 'til payday.

   Before you start looking:

   • Work out your monthly take home pay. If you're starting a new job and you're not sure yet, you can calculate your net pay here
   • Deduct essentials such as food and transport
   • Plan to spend 25-30% of your net income on rent but beware - this can be tricky in areas where demand outstrips supply. In London, for example, 16% of tenants spend over 60% of their net income on rent

   Think about how you could save on rent:

   • Be flexible – there will be areas that offer better value for money than your first choice. Com- pare the areas around your ideal location and see if they're cheaper. Properties located further from a station tend to be better value too. Could an extra five-minute walk save you money?
   • Decide what's essential and what you could live without. Do you really need an en-suite, a garden or off-street parking?
   • Consider a bigger property. Sharing with more people tends to mean cheaper rent (and bills)

   Rents are advertised as 'pw' (per week) or 'pcm' (per calendar month). Don't just multiply a weekly rent by 4 to turn it into a monthly one - most months have more than than 28 days, so you won't get an accurate result. Over a year those extra days add up to another month – that's an expensive mistake to make.

2. Utility Bills

   Ask the landlord, letting agent or current tenant what’s not included in the rent and get an idea of the average amount so you can add it to your budget. Remember, you’ll spend more on bills in winter months as you'll have the heating on.

   Think about how you could save on utilities once you’ve moved in:

   • Set up a direct debit – just because gas and electricity bills are sent quarterly doesn't mean you can't pay for them monthly and spread the cost
   • Opt for online billing; it's usually the cheapest option
   • Check your meters and update your providers. This way you won’t be paying for more energy than you're using

   Look for rooms advertised with bills included. This really helps you budget, as your living costs will be the same every month and you won't get any nasty surprises if winter lasts 'til May!

3. Deposit

   You'll almost always be asked to provide a deposit of around four to six weeks' rent (£820 on aver- age) before you can move in. It's there to cover the cost of potential damage to the property or unpaid rent but, if everything runs smoothly, you'll get the full amount back at the end of the tenan- cy.

   If you have an assured shorthold tenancy (the most common tenancy in the UK), your deposit must be protected with a government-authorised tenancy deposit scheme – this is a legal require- ment. This isn’t the case if you live with your landlord but they’ll usually still take a deposit (and are fully entitled to).

   Before you pay a deposit:

   • Make sure you have enough money to cover the both the deposit and the first month’s rent in advance
   • Check the exact amount you'll need to pay upfront
   • Remember, if all goes to plan, you’ll get the full amount back

   In most cases you won’t get your deposit back in time to sign a new contract so factor this in when you come to move again.

4. Fees

   Almost all letting agents, and some landlords, charge fees. These can cover anything from draw- ing up a contract to checking you can afford the rent. Charges range from £50 up to several hun- dred pounds, payable up front, and usually non-refundable, even if you don't go ahead and rent the property.

   Before you pay any fees:

   • Be aware that all letting agent fees are illegal in Scotland
   • Check the exact amount you'll need to pay upfront
   • Double check exactly what fees you’ll be paying and when, as well as what they're for – some agents even charge to renew your contact after the agreed term

   The Government requires landlords and agents to be clear about the fees they charge. If they aren't clear from the start (even in online ads), you can complain to your local Trading Standards office.

This handy guide was produced by SpareRoom, in partnership with Shelter, to help tenants understand their rights and responsibilities. There is more helpful guidance for tenants and sharers on SpareRoom and on the Shelter website.