The Top 10 Questions For Students To Ask Landlords Before Signing

Sept. 19, 2010 - PRLog -- There are a number of simple ways for Landlords and Student Tenants to obtain clarity, transparency and harmony BEFORE signing the Rental Agreement.

Students…here is a composite of some of the key questions to ask your potential Landlord BEFORE you sign on dotted line. Answers to these questions will undoubtedly affect your comfort, well-being and peace of mind in your next rental location. Ask these questions FIRST to obtain clarity on whether a rental unit and a Landlord fit your requirements.  Good luck in your search for the perfect rental unit!

1.   What kind of insurance does the Landlord carry on this rental property?

When you move in to a new rental unit, you know very little about who the Landlord is and how he/she operates. By law, every landlord must carry liability insurance and coverage on the physical building. In most jurisdictions, there is no insurance coverage on your personal belongings. If your landlord doesn’t carry any insurance, don’t rent the unit. Otherwise, you have three options:
•   Purchase a Student Tenant Insurance package of your own
•   Find out if you’re covered under your parents household insurance package
•   Ask the Landlord if you can sign an insurance waiver…not a good idea, but it is an  option. If you’re unsure which option to choose, ask a lawyer

2.   Can I sublet my rental unit should I have to move out for any reason?

According to the Landlord – Tenant Act, your rights include the ability to sublet your rental unit (assign the contract) to another tenant (student) should you have to make changes or if the accommodations not be acceptable after the fact. Remember that if you have a month-to-month agreement, you will have to give the Landlord one month’s notice to vacate. If your agreement is a longer term lease, you will have to give a minimum of a two month notice. Remember that your Landlord cannot unreasonable refuse to rent to your recommended subletee although the Landlord has the right to ask the new potential tenant to complete all of the usual paperwork and review the references.  It is important that you provide as much time as possible to complete the paperwork.  

3.   What kind of renovations can I make and, if I do, will you compensate me for parts and labor?

Major renovations are usually out of the question. However, it is not unusual that you might wish to do some minor renovations of your own to make it your space. Minor renovations might include painting, putting up shelves affixed to the wall, putting up pictures or posters on the wall, installing internet or land lines on the premises, etc. Determine in advance of signing any agreement the terms and conditions thereto. Some Landlords will offer to supply you with the paint and brushes to repaint you unit in exchange for your labour. Check before you sign.

4.   Does your Landlord offer a long-term lease rate?

In some cases, you might find a hidden gem of a place which is in a great location to your school and wish to consider a longer term lease arrangement with the Landlord (e.g. a three or four year lease covering the entire term of your education. Ask the Landlord if this would be available and ensure that you are clear about the monthly rental rates before you sign. Determine if he/she intends to keep the property as a rental property over the next five years.

5.   What’s included in my rental lease? (e.g.  parking, internet, extra appliances?)

Carefully check all the details of the rental agreement before signing. Nobody likes surprise. Make certain you know exactly what you are ‘buying’. Are there any hidden costs over and above the base rental rate?  If so, ask the Landlord to itemize all of these additional costs in writing, attaching them as a codicil to the master rental agreement. All you want to do is make an intelligent and informed decision.

6.   Do you require a Guarantor to co-sign my rental agreement?

What is a ‘Guarantor’ anyway? This is a person (perhaps a parent or full-time employed friend over the age of majority) who guarantees to underwrite your monthly rental payment should you be forced to default for any reason.  A Guarantor actually acts in the best interests of you the Tenant as well as the Landlord. It protects the Landlord’s financial return as per your rental agreement with you and it prevents any damage that might occur to your personal financial credit rating should you ever be unable to pay your monthly rent according to your commitment to the Landlord, even if it is at no fault of your own. Today most Landlords should be asking for a Guarantor to co-sign your rental agreement, even if you indicate that you have a full-time job while attending school during the day.

7.   Will the Landlord allow pets on/in the property?

This is a problem that is common but often forgotten about until after the agreement is signed. Most rental properties DO NOT allow for pets of any kind. This is because untrained pets often cause significant damage to the Landlord’s property, especially when the student is away at school during the day. Where pets are acceptable (where the property offers a large fenced-in back yard, for example), the Landlord will ask you to sign a Damage Waiver making you totally responsible for any and all damage. Worse, if one of the other tenants has a pet and it causes a problem, it makes for uneasy living conditions all around. But if you must have a pet living with you, get all the considerations in writing and before you sign the rental agreement.

8.   Can you please give me past student or tenant references?

If the Landlord can ask you for references regarding your treatment of past rental property….and ask your past Landlord about your payment track record…….then why not ask your Landlord to supply references from his past tenants? This is an easy tactic to get a good read on who the Landlord really is and how he treats his tenants. When you first meet the Landlord, it’s like a first date: everyone is on their best behavior. But once the courtship is over, what now? What happens when there’s a problem? It would certainly be important to learn how he/she responds to problems with faulty appliances or leaky taps…or to an urgent request to adjust the heat when it gets cold…...etc.  Make sure that you interview your Landlord before signing the rental agreement.

9.   What rates did you charge the previous tenant?

Would it be a great idea to find out what the last rental rate was for the unit you are interested in moving into? Of course and all you have to do is ask! Did you know that when tenants move out of a rental property, the Landlord is not bound by the limits of the maximum annual rental increase legislation?  In reality, he/she is, but there is no way to know unless you ask. When a rental property is vacant, most Landlords set the rate at whatever the market will bear, usually slightly higher than the ceiling set by law. Just ask the right questions before you sign on the dotted line

10.   What are the neighbors like? Do they like ‘students’ moving in next door?

Like it or not, part of your responsibility when anyone moves into a new neighborhood is to fit in. ‘Students’ have a well-earned reputation for having FUN! Hey what’s the big deal anyway? Some folks will never be happy with any of their neighbors. But when ‘students’ move in next door, they use this as an excuse to watch everything you do.  Likely, there’s not much you can do about past tenants and their actions. However, you should try to find out if there has ever been any serious incident in the past involving the neighbors so you get the lay of the land before signing the agreement. Hey, why walk into a hornet’s nest, right?

Robert Keller is a professional Real Estate Investor, President of UNITED STUDENT REGISTRY (USR) and an owner of several student rental housing projects. For more information about improving landlord-student relationships, contact him at go4usr@gmail.com  or visit http://www.unitedstudentregistry.com

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