Types of Let

The term flatshare is widely used in the UK to describe any shared accommodation, not just flats. Similarly the term ‘flatmate’ is the most commonly used word to describe someone you share with (‘room-mate’, a commonly used term in the United States, is only generally used in the UK to denote someone you actually share a room with – see below).

Regardless of the terms used to describe them, there are a few basic types of share you’ll come across, and each will be discussed in detail in the following pages. Knowing which type of share is the right one for you will be vital when it comes to looking for somewhere to live (see Chapter 2, Find a Flatshare) so consider each carefully and how it meets your needs. Different types of tenancy suit different people and have their own characteristics. Certain types of share are more common in some parts of the country than others (although you’ll probably find every type of share there is in London – see Chapter 9, Flatshare in London).

Flat or House Share

This is one of the most common forms of share and is usually the first one which springs to mind when people think of living together. The property is rented out as whole by a group of (two or more) sharers under a joint tenancy. In most cases each sharer has their own room and facilities such as kitchen, bathroom and living room are shared. It’s not uncommon for living rooms to be used as extra bedrooms to help keep individuals’ rents down as the monthly rent is for the whole property, not by the room. It’s also common for sharers to pay different amounts (usually mutually agreed between them) based on the size of their room and any extra benefits such as en-suite bathrooms. This can be a convenient way for groups of friends with different income levels to share a property.

Generally flatshares of this type are great for groups of people who already know each other. Similarly, you’ll often find situations where two smaller groups, maybe two pairs of friends, join together to rent a property. This can work well as larger properties are often better value for money than smaller ones. This makes sense if you think about it; two people still need a kitchen, bathroom and living room. A four or five bed house may well have an extra bathroom or toilet but will still generally only have one kitchen and living room so the cost of these ‘extra’ rooms is split between more people.

Renting by the property rather than the room can have drawbacks. Tenants are often ‘jointly and severally liable’, which means that anyone (or all tenants) can be held responsible for the rent payments and any other obligations of the contract, such as utility bills or council tax. Things can also get tricky if one flatmate wants to leave before the others, as their notice has the effect of ending the tenancy for everyone and a replacement contract (with a replacement flatmate) is not an automatic right. However, landlords (or their agents) generally allow a replacement flatmate to be found and the contract to be re-signed. See Chapter 8, Contracts, Rights and Agreements for more on tenancy agreements.

There is an unwritten code that says a departing flatmate must do all he or she can to find a replacement so as to cause the other flatmates as little inconvenience and expense as possible. As a result you’ll see room offered adverts placed by a departing flatmate trying to fill their room before they move out. You’ll also find rooms advertised by the existing flatmates as, after all, it is they who will be living with the new flatmate so they’ll be keen to be involved with choosing who moves in.

If you’re renting a whole property between you the chances are you’ll have an ‘assured shorthold’ tenancy. This is the most common form of tenancy agreement in the UK and the good news is it’s covered under the recent Tenancy Deposit Scheme laws (see Chapter 8, Contracts, Rights and Agreements). If you’re moving into a property to replace a departing tenant it’s important to check you’re covered by an agreement of some kind as, if the paperwork isn’t amended and the old flatmate is still named, you may find yourself in a tricky situation and discover you have no rights.

PROS

- Bigger properties are usually better value per room than smaller ones.

- You don’t have your landlord living with you.

- Often the most sociable way to live.

CONS

- Lack of privacy.

- Sharing facilities with several people.

- You may be jointly responsible for rent and bills, which can cause problems if one member of the house falls behind or doesn’t pay up.

Rooms for rent (live-in landlord)

Lodging is one of the oldest forms of shared accommodation as we know it and consists of a homeowner living in a property whilst renting out oneor more rooms to tenants (known as lodgers). Due to the government’s Rent a Room Scheme (see Chapter 7, Finance and Bills) allowing owners to earn up to £4,250 per year tax free by taking in a lodger, this arrangement has become extremely popular again. SpareRoom used to get most of its listings from people looking to replace an existing flatmate but now the live-in landlord accounts for over half the ‘rooms offered’ listings on the site.

In the past it was common for live-in landlords to take in several lodgers and often provide extra services such as laundry and meals. Women often depended on this for an income and, more often than not, lodgers were male.

Today you’re just as likely to find a young professional (or couple) renting out the spare room(s) in their flat to help cover the mortgage. In cases like these the living arrangements can be far more like living in a flatshare than the traditional image associated with lodgers. For example, it’s not standard practice for meals to be included with your rent today (although some landlords will still offer this service). It’s also not uncommon to find older couples or families renting out a room in their family house, perhaps the room of an older child who has left home.

Living with your landlord can be very different from living in a standard flatshare (especially if you’re the only lodger) but can be the perfect arrangement for many sharers. If you’re living as a lodger in a two-bed flat then it becomes even more important to make sure you find the right person to share with. Similarly, for a landlord, it’s vital to choose the right lodger to minimize hassle. It’s rare to find a two-bed flatshare made up of strangers (unless one is the landlord) for the very reason that it’s an unusual way to live. Add to that the fact that one of you is the landlord and the need for caution is obvious.

A lodger’s dodgy experience

‘My landlord lived on the top floor and he didn’t have a door to his room but had a staircase. My room was at the bottom of the staircase and I could hear his girlfriend telling him “don’t be shy!” I was hysterical!’ - Amy

Advice for landlords on taking in a lodger can be found in Chapter 4, Lodgers and tips on choosing the best lodger can be found in Chapter 3, Find a Flatmate.

The landlord's experience

Owen is an actor in his 30s living in South-East London. He bought a flat just under two years ago with the intention of renting out the second room to help with the mortgage. ‘Acting is a notoriously insecure career’ he says. ‘I’d inherited a small amount of money and just been paid for an advert I’d been in. Between the two I managed to get a deposit together which was enough to buy a two-bed rather than a one-bed. By renting out the second room I can cover the difference in mortgage repayments and know I’ve got some security. I didn’t know about the Rent a Room scheme until recently and that’s made things much more affordable.’

PROS

- Often better quality accommodation as the landlord has to live there too.

- Can feel more like a home for the same reason.

- If anything goes wrong the landlord is on hand to sort it out.

CONS

- Can feel like you’re a guest in someone else’s house so can be more difficult to invite people back after the pub or have your partner stay over.

- If you get on well financial issues can get in the way of your friendship.

- Generally sharing with fewer people (often just your landlord) so can be uncomfortable if you don’t get on.

 

Rooms for rent (live-out landlord)

Some landlords prefer to rent their properties by the room. This basically means that each tenant (or couple if they’re sharing a room) has an individual contract for their room and all other facilities are shared. The benefit to landlords is that, if one person moves out, it doesn’t necessarily mean the whole property will become vacant. Landlords also usually make more renting by the room than renting their property as a whole.

For sharers, there’s the bonus of having your own contract and not being responsible for anyone else’s rent or share of bills. It also makes for a convenient way for someone on their own to become part of a houseshare without moving in with an already established group and feeling like the odd one out. On the other hand, you may well be sharing with a group of people who don’t know each other that well so, if you prefer a social house, it may not be the best option for you.

Traditionally this type of let catered to the lower end of the housing market but, increasingly, landlords are targeting the professional market. Professional landlords and specialist companies have started to offer properties, often new builds, in areas designed to appeal to young professionals. The properties are let by the room and generally furnished to a higher standard than average.

If you’re part of a group and are renting rooms in a property without filling it, be aware that the landlord will probably have the right to fill any vacant rooms without telling you first or giving you any say in the matter.

Sharer's view

‘A few years ago I was sharing a four-bed house with two other friends. We each had separate contracts and all was fine for six months. Then one day, while I was in the kitchen washing up, the front door opened and someone came in. He said “Hi, I’m Tony, your new housemate”. Turns out the agent had let the other room and hadn’t even warned us so a complete stranger just let himself in with his own key and we had no idea whatsoever.’ - Tim

PROS

- Great if you don’t already have people to share with.

- Means you’re not responsible for anyone else’s bills or rent if they fail to pay.

- Often a choice of differently priced rooms within one property so you can work to budget very effectively.

CONS

- Not always the most sociable way to live.

- Can have a higher turnover of flatmates, leading to a less settled flatshare.

Bedsits

Bedsit is short for ‘bed sitting room’ and is exactly that – a room which functions as a bedroom and living space in one. Essentially it’s like living in a shared house, rented by the room but you have your own (lockable) room, which will typically have more space than a basic bedroom. Bedsits may have cooking facilities but this can involve nothing more than a microwave and kettle. Most bedsits were created by subdividing larger properties into small, cheap units without too much expense in conversion costs, therefore bedsits tend to be towards the lower end of the housing ladder.

Initially bedsits satisfied a demand created in the years after the Second World War. As people began to feel the need for more personal independence there was a shift away from the traditional boarding house towards more self-contained accommodation, without communal dining and relying on your landlady for meals. This didn’t lead to totally isolated living conditions, however, as you’d still be likely to run into your neighbours on a regular basis. In fact the sitcom Rising Damp was born out of a situation such as this (see Interlude: Fighting Over the Remote – Flatshare on the Box for more on this and other flatshare inspired films and TV shows).

Bedsits have a reputation for being somewhere near the bottom end of the housing market and conjure up images of miserable Smiths fans gazing out of the window at the gasworks, writing poetry and contemplating suicide. The Moody Blues referenced this perception of bedsits in the song Nights in White Satin:

 

Bedsitter people look back and lament,On another day’s useless energy spent.

In truth there’s a wide range of bedsit accommodation out there and it can provide an affordable option for those on a low budget and new to an area. In many respects bedsits aren’t strictly ‘shared’ accommodation in the same sense as most flatshares, as you won’t necessarily have a communal living area, but they are an extension of lets ‘by the room’.

PROS

- Cheap

- Self-contained up to a point so more privacy than a typical flatshare.

CONS

- Can feel isolated.

- Not generally the most comfortable places to live.

Room shares

A room share takes things that one step further, meaning you share your bedroom with someone. Generally, this option is taken up by students and overseas visitors staying in London on a tight budget (though, let’s face it, most visitors to London are on a fairly tight budget!) and is usually only survived for short periods. Certainly not to be recommended with anyone you don’t know extremely well (or aren’t prepared to get to know extremely well).

PROS

- Generally the cheapest of all the options.

CONS

- Sharing a room with someone!

Mon–Fri lets

One trend which has increased in recent years, particularly (although by no means exclusively) in London, is the Monday to Friday let. Basically, this works the same as a standard let but the room is only rented during the week and the tenant is elsewhere at weekends. This can work well for both parties as the landlord (usually a live-in landlord in this case) gets their weekends to themselves and can use the room for visiting friends and family whilst still earning a regular income from it. The lodger gets the flexibility of having somewhere to stay near work during the week at a reduced price and can go home for the weekend. We even heard of one person who lived with his family on the Costa Del Sol and flew back to London on Sunday nights for work on Monday morning. He’d leave a bit early on Friday and be at the beach bar in time for an evening drink!

These lets are often used by people who have a home and family life in one place, but are required by work to spend a lot of time in another location. London is the largest market for this type of let (see Chapter 9, Flatshare in London) but anywhere with a large employer (airports, hospitals, universities) can create a demand for this type of room.

The landlord's view

‘I must admit that it is for financial reasons rather than social and I am out so much during the week it seems crazy not to earn some pounds on my rather lovely spare room. I tend to be around more at the weekends and want the flexibility to have family or friends to stay. It helps towards the mortgage and gives you the flexibility to either have folk to stay at the weekends or just be on your own – because, let’s face it, we don’t always feel like making small talk or closing the bathroom door! It seems that there are a growing number of people who just work in town during the week and don’t want to pay for a full-time rent so it’s a win-win for everyone as far as I can see!’ - Rachel

PROS

- Flexible and often cost effective if you need to be in two places.

- Can save hours of travelling time.

CONS

- Hard to feel settled during the week.

- Can put a strain on home life if you’re leaving behind a partner and/or children during the week.

A few thoughts on sublets

Subletting isn’t exactly a type of let, more a let within a let – hence the name. In basic terms, if two people rent a three-bed property under a standard assured shorthold tenancy then rent out the third room, collecting the rent themselves, this is called subletting. This is not permitted under most standard tenancy agreements. It does, however, go on and there will be cases where the landlord has agreed (perhaps off the record) for it to happen. It can also suit people in certain situations where neither party wants any commitment as there are no contracts involved. Such a casual arrangement obviously has its risks, the primary of these being your rights. If you return home one day to find your flatmates have changed the locks and won’t let you back in you won’t have much recourse. On the other hand, without any form of agreement, your flatmates can do very little about it if you decide not to pay your rent. In general we’d advise you to steel clear of sublets as they are a grey and difficult area. If you have three friends with a spare room, you need somewhere to stay and you feel confident the situation is safe then go for it but be wary of sublet arrangements if you’re dealing with people you don’t know.