Property Rental Advice From Ben Lanbury-kelly Estate Agent
“Stepping into the rental market for the first time is a milestone. It’s exciting, but it can also be confusing,” says Ben Lanbury-Kelly, estate agent. “I’ve worked with many first-time renters, and what I’ve found is that preparation, planning and professionalism are the 3Ps of getting a decent first rental.”
We ask about Property Rental advice from Ben Lanbury-Kelly estate agent
“As a renter, you’re entering a competitive space,” he continues. “Knowing your rights and responsibilities helps you make confident decisions and find a place that suits your needs.”
“Over the past ten years, more people have turned to renting, and many are doing so for the first time,” Lanbury-Kelly explains. “Supply has gone up by nearly 20 percent in the past year based on more housing and the shift in demand. That’s slowed rent increases, but the average rent for a new let still sits around £1,301 per month in the UK.”
Ben Lanbury-Kelly estate agent Tips:
- Location and Budget
“Before you start browsing listings, take time to review your finances,” advises Lanbury-Kelly. “Your budget should include more than just the monthly rent. Think about the holding deposit, which is capped at one week’s rent, and the tenancy deposit, usually five weeks’ rent. Then add in utilities, internet, and council tax. These extras can add up quickly.”
He suggests a simple guideline: “Try to keep your rent below 30 percent of your take-home pay. That’s a common benchmark used in affordability checks. If you don’t meet it, you might need a guarantor, often a parent or relative, who agrees to cover the rent if needed.”
When choosing a location, Lanbury-Kelly encourages renters to think practically. “Look at how the area fits into your daily life. Consider your commute, access to transit, and how close you are to essentials like grocery stores and medical clinics. Sometimes a slightly longer trip into town means better value and a quieter neighbourhood.”
“Safety and noise levels matter too,” he adds. “They’re often overlooked, but they can really affect your quality of life.”
Ben Lanbury-Kelly estate agent Tips:
From Viewing to Contract
“Viewings are about more than just how a place looks,” Lanbury-Kelly estate agent cautions. “Check for signs of damp, test the taps, flush the toilets, check for drafts and look at the appliances. Get the EPC rating to understand potential future energy costs.”
He recommends bringing a checklist and taking photos. “It helps when you’re comparing places later. This is your future home, so be doubly thorough. Also make sure that you do things like turn on lights, taps and plugs – some of them may have an issue. Open cupboard doors, check the heating works.”
Once you’ve found the right property, the next step is the tenancy agreement. Ben Lanbury-Kelly estate agent says “It’s a legal document, so read it carefully. Look for clauses about pets, guests, smoking, maintenance and landlord access. Another thing to look out for is ‘joint and several liability.’ If you’re renting with others, you’re all responsible for the full rent. If one person doesn’t pay, you can all be required to cover it.”
Ben Lanbury-Kelly estate agent Tips:
4) Your Rights and Money
“Make sure your deposit is protected in a government-approved scheme within 30 days,” Lanbury-Kelly explains. “You can check this with the Tenancy Deposit Scheme (TDS), MyDeposits, or the Deposit Protection Service (DPS). These programmes protect your money and help resolve disputes when you move out.” Ben Lanbury-Kelly estate agent concludes.
He also highlights recent changes in tenant rights. “New legislation is on the way to end no-fault evictions and make all tenancies periodic. That gives renters more flexibility and security.”
If problems come up, support is available. “Landlords are required to handle repairs promptly. And if you need help, organisations like Citizens Advice and Shelter offer free, impartial guidance.”
“Knowing your rights and being prepared can really change your experience,” Ben Lanbury-Kelly estate agent concludes. “Your first rental should feel like a fresh start, not just a transaction.”
