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Guide to Renting


The rental market can be very competitive and fast moving, so being prepared and understanding the process can help you secure the home you want. We have used our experience and in-depth knowledge to put together this step by step guide to make sure you don’t miss out on the perfect rental.

Set Your Budget

Plan Your Move

When considering your move in the rental market, whether it is your first or just moving on, it is important to plan. Ask yourselves the following questions to help formulate what you are looking for:

   Rental Agreements: How long do you want to rent for? Determining the length of tenancy upfront will help refine your search criteria as some landlords will stipulate the tenancy terms upfront

   Location: Where are you looking? Do you need to live within a certain radius of a town? Do you need good transport links or proximity to schools?

   Your Wishlist: Are there a minimum number of bedrooms needed? Do you need a garden? Sorting out the ‘needs’ from the ‘wants’ before you start looking will help both you and your agent narrow your search and avoid wasted viewings.

   Furnished or unfurnished? If you are renting already and have your own furniture it is important to advise the agent of this. However, renting a furnished property can really help if you are just starting out.
Create Your Wishlist

Set Your Budget

You will need to work out how much can afford on an ongoing monthly basis – this should include not just the rental payments but additional outgoings such as utility bills, council tax and other costs. If you are unsure then contact us and we can check our affordability calculator against your income.  You will also need to understand what the upfront costs will be such as the deposit, the first month’s rent payment and any administration fees.

Your Search

Searching For Your New Home

The first step when looking for a new rental property is to register with a local agent. It is always advisable to choose one that is ARLA Propertymark registered – this means they are regulated by the UK governing body and follow a strict code of practice, and will have a tenancy deposit scheme in place to give long term protection for your deposit payments. As trusted letting agents, Kings have been registered with ARLA Propertymark for over 30 years. You can contact us to talk through your requirements either by phone or at our offices in Tunbridge Wells, or you can register here receive regular email updates with all suitable properties. With plenty of local properties available, we can help you find just the home you’re looking for.

Making An Offer

Making An Offer

Once you have found the right property, it is always advisable to act fast as the rental market can be fast moving. To secure the property you will need to advise us of your terms such as length of tenancy, number of tenants and preferred move dates, pay the holding fee and sign terms and conditions. Once this has happened the property will no longer be advertised.

Having Your Offer Accepted

Offer Agreed

Once the landlord has accepted your terms and offer, the following need to happen:

1. Referencing: When renting there are various background checks that need to happen on behalf of the landlord to give them peace of mind that you will be able to pay the rent and that there have been no previous problems when renting. When renting through us, we can guide you through all the paperwork required to make the process as simple as possible. On completing the referencing application, which must include all tenants over the age of 18 years, you will need to supply your bank details, current employment information and the contact details of your previous landlord to our referencing agents.  Once this process has been completed successfully and the landlord is happy to proceed then we fix a date for you to move in.

2. Tenancy Agreement: Once your references have been checked then a tenancy agreement is drawn up for signature – if you have a guarantor, then they will also need to sign the agreement. Most agreements are Assured Shorthold Tenancy agreements which states the length of tenancy, the notice period required to terminate the agreement, the monthly rental amount and the initial deposit amount. Any additional rental terms, conditions and tenancy responsibilities will also be included.

3. Deposit: Transferring the agreed deposit is the final step to securing your rental property. By law, all tenant’s deposits must be held in within a government backed Tenancy Deposit Scheme which protects both your deposit and the landlord. At Kings, we require, as a minimum, 6 weeks rent and this will be held for the length of your tenancy within our approved Tenancy Deposit Scheme.

The Legal Side

Moving In

When all the monies have cleared and the Tenancy agreement has been signed by all parties then you are all set to move in to your new rental property!

Don’t forget to take all meter readings on the day you move in and notify the utility companies. If we manage the property we will take care of this for you. It is also recommended that you check the inventory carefully from the outset to avoid any disputes at the end of the tenancy.