Flat hunting in London: Frequently asked questions

So you're moving to London and about to start your adventure in the big city and need somewhere to call home. To be frank, flat hunting in London can be a nightmare. There is a housing shortage creating driving up rental prices with a lot of demand for properties, so it can be incredibly competitive. To help you stand out in that crowd, here are some answers to frequently asked questions about finding a flat in London.

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FAQs about flat hunting in London

How do I find rental properties in London?

Finding a flat in London is similar to finding a flat in any country around the world with one significant difference, it's extremely competitive. The best ways to find a flat in London include:

• Online property portals: Websites like Spareroom, Zoopla, Rightmove are popular platforms where you can search for rental properties in London. These websites allow you to filter your search based on criteria such as location, price, number of bedrooms, and property type.‍
• Estate agents: Estate agents in London specialise in renting properties, you can visit their offices or browse their websites to explore the available rental listings. Going through an estate agent usually means you will sign a lease for an entire property.‍
• Social media groups: Facebook community groups like Kiwis in London or Aussies in London do regular flat posts.
• Friends and family: It depends on how many people you know in London, but often flats are available through word of mouth.

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Just how competitive is London's rental market?

Simply put, it's incredibly competitive. There has been a housing shortage in the city for decades now and with so many people wanting to come and live in London, it's a very competitive market for rental properties or rooms in house shares. It's not uncommon for flats that are listed for rent get rented that same day (yes, you read that correctly). When flat hunting in this hyper competitive market the key is to be prepared and ready.

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What's it like to house share in London? 

House sharing in London is the most common way to live in the city helping you to keep costs down and make friends. We've explained more about how house sharing in London works here.

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What is the average cost of renting a flat in London?

The average cost of rent varies significantly depending on the area and depending on the quality of the flat.

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How do I organise a flat in London while living abroad?

Simply put, don't do this! We've written about it here in more detail. There are too many risks committing to live in a London flat while living abroad unless it is with friends or family that you trust.

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What % of my wage usually goes to rent?

In London, the percentage of your wage that typically goes towards rent depends on multiple factors such as; your income level, the specific area of London and the type of accommodation. It is recommended that your rent should not exceed 30-35% of your monthly income but in reality, rent is often 40-50% of a person's income.

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How long does it take to find a suitable flat in London?

This depends greatly on the time of year and the individual's criteria for the flat they want. That being said, don't take flat hunting lightly. It could take you only a few days to find a flat or it has taken new movers to the city months to find a place. If you haven't secured a job yet, you may find it more challenging to find a place as landlords typically want to rent their properties to working people. Be prepared, be active and be persistent.

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What types of flats are available to rent in London?

You can find all sorts of houses in London, including:

1. Terraced house flats: The most common flat in London and probably the one you're imagining. Terraced houses are found all over London usually containing 2-4 flats.
   
2. New build apartments: There has been a lot of construction upwards in recent years to support London's growing population. New apartment buildings can be found across the city.
3. Council built flats: A council flat, also known as a social housing or public housing, is a type of affordable housing provided by the local government or council in the UK. Some have been sold privately and are available to rent.
4. Maisonettes: Maisonettes are two-level flats, typically with their own garden or outdoor space. Outside the UK you may hear them referred to as town houses.
5. Converted flats: Warehouses, factories, schools and even old churches. These flats were previously part of larger properties that have been turned into homes.
6. Houseboats: If something different floats your boat, London has a network of houseboats across the city that you can live in.

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I've never lived in a UK flat before, what are some things I should look out for?

If you're new to the UK then the types of houses may cause confusion. There are a few things to watch out for:

• Heating and insulation: It gets very cold during the winter in London, make sure you inspect the flat throughly and ask questions about how warm the flat is during winter.
• Double glazed windows: Double glazed windows do a great job of making sure your flat stays warm and keeps out the noise.
• Avoid basement flats: Because they're located underground, basement flats will always have problems with rising damp and mould.
• Avoid flats on main roads: London is a busy and loud city, flats located on main roads will be noisy with police and ambulance sirens.

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What documents do I need to provide when applying for a rental property in London?

When applying for a rental property in London, you will typically be required to provide the following documents:

1. Proof of identity: This can be your passport or driver's license.
2. Biometric residence permits (BRPs): To prove that you are legally eligible to rent in the UK, many landlords will ask to see your BRP.
3. Proof of income: Landlords or letting agents will ask for evidence of your income to assess your ability to pay rent. This may include recent payslips, employment contract, or bank statements showing regular income deposits.
4. References: Landlords often request references from previous landlords (even overseas landlords) or employers to verify your rental history.

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Are furnished flats common in London, or do I need to bring my own furniture?

Furnished flats are very common in London, more rental properties come furnished than not. You don't need to bring any furniture with you when you move. Bringing furniture will cost a lot on shipping and it's an expense you don't need to incur.

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What are the best neighbourhoods in London for renting a flat?

The best neighbourhoods to rent vary significantly and depend on the person, but as a general rule, the closer to central London the more expensive the flat will be to rent.

You can read more about the differences of living in North, South, East, West and central London here.

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What are the rights and responsibilities of tenants in London?

Citizens Advice is a UK-based charity that provides free and impartial advice to individuals on a wide range of legal, financial, and consumer issues. You can read more from them about the rights and responsibilities of tenants in London here.

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How can I protect myself from rental scams or fraudulent listings in London?

Unfortunately rental scams and fraudulent listings exist. There are things you can do to make sure you avoid scammers.

1. Inspect the property in person: Always arrange to visit the property and meet the landlord, agent or tenants in person.
2. Beware of offers that sound too good to be true: London is one of the world's most competitive rental markets, if it sounds too good to be true, it probably is.
3. Avoid upfront payments: Be cautious of landlords or agents who request large upfront payments or deposits before you've viewed the property or signed a rental agreement.
4. Deal with reputable sources: Use well-known rental platforms (Spareroom, Zoopla, Rightmove), trusted community groups (Kiwis in London) or reputable estate agents (Dexters, Foxtons, Savills) when searching for rentals.
5. Never pay to view a property: There is no reason for you to pay to view a property or attend an inspection.
6. Trust your instincts: If something feels suspicious or doesn't seem right, trust your instincts and proceed with caution.

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Is it common to pay a security deposit when renting a flat in London?

Yes, all London landlords will ask for a security deposit when renting a flat. Any deposit must be kept in a government-approved tenancy deposit scheme. The standard security deposit for renting a property is typically equivalent to 4-6 weeks' worth of rent.

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Can I negotiate when renting a flat in London?

Yes, you can always negotiate the price and length of tenancy when renting a flat or a room in a flat. However, it's important to remember just how competitive London's rental market is when negotiating, it's not hard for landlords to get other offers.

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What utilities and bills are typically included in the rent?

It's no guarantee that any utilities or bills are included. Typically, it's just the rent that is covered and utility bills are the responsibility of the tenant. These include:

• Council tax
• Water
• Electricity
• Gas
• Internet

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Are there any restrictions on subletting or Airbnb rentals in London?

Almost all tenancy agreements will state that you can't sublet your flat or room on a rental site like Airbnb. Doing so may cause a violation and termination of your tenancy agreement. It isn't unheard of to temporarly let your flat to a friend or friend of a friend if travelling abroad for a longer period of time.

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What should I consider when choosing between a house share or renting a whole flat?

Many new Londoners choose to start by living in a house share as opposed to renting a whole flat. This due to a few reasons;

1. No setup costs: If people are already living in the flat all the utilities will be up and running.
2. Great way to meet new people: Especially if you've moved to London on your own, renting a flat in a house share is a great way to make new friends.
3. Financially cheaper: By renting with other people you reduce the price of rent, which makes living in the city a lot more affordable.

But those reasons depend on personal circumstances and preferences. Renting a whole flat means you can create your slice of London exactly how you like it.

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How do I handle repairs or maintenance issues in my rented flat in London?

Your landlord will be responsible for fixing any maintenance issues at your property. How these are reported depends on your lease. If you're renting through an estate agent, they will help organise any maintenance issues.

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What are the typical notice periods for ending a tenancy agreement in London?

In London, the notice periods for ending a tenancy agreement vary depending on the type of tenancy and the terms in the rental agreement. Typical notice periods indlude:

1. Fixed-term Tenancy: If the tenancy is still within the fixed term, the notice period can be more restrictive, often requiring the tenant to stay until the end of the fixed term unless there are specific break clauses in the agreement.
2. Assured Shorthold Tenancy (AST): For most ASTs, the notice period is typically two months. Both the landlord and tenant can give a two-month notice to end the tenancy.
3. Periodic Tenancy: If the tenancy has become periodic (rolling on a month-to-month basis) after the initial fixed term, the notice period is usually one month. This means that either the landlord or the tenant can give a one-month notice to terminate the tenancy.