Once you locate your ideal property you need to coordinate with the landlord to reach a competitive price and favourable terms. With over 12-year professional residential relocation experience, Joanna Real Estate can provide you great supports in this process.
We at Joanna Real Estate suggest you to pay attention to the following important factors:
Renovation and Furniture
Usually the landlord will make all necessary renovations, including repainting the walls, refinishing the floors, and inspecting electrical circuits and plumbing fixtures. Fully furnished residential units have become almost a must to attract tenants. In most cases, JRE consultants will negotiate a budget to choose the furniture you like.
Electrical appliances
The landlord will provide television sets (usually two), air-conditioners, water heaters, and standard kitchen appliances including a refrigerator, washing machine, dryer, cooker, water-boiler and microwave. Dishwashers are available in most villas and some luxury class apartments.
Telephone lines
Most residences provide only one telephone line. A second one is usually available upon request, but it may take 15 days for the line to be connected.
Lease Term
Typical leases are from 1 to 3 years. The best solution is a one year contract, as JRE consultants can renegotiate the price down when extending the lease term. It is also possible to get a flexible lease term especially when renting a serviced apartment.
Break-Clause
This clause enables you or your employer to break the lease after a set period of time, usually for a non-serviced apartment. The shortest the landlord will typically accept is 6 months; however the monthly rental will be slightly higher. For a serviced apartment, the shortest common period is 3 months.
Deposit
Usually the deposit is equal to two months rental, and should be paid before you actually move into the property. The deposit will be held by the Landlord until you move out at the time of the lease expiration. Be sure to take good care of the furniture and appliances inside the property during the lease, and make sure the house is clean and all holes and marks on the walls are removed when you move out of your property. Give an advanced written notice to your landlord within the time frame defined in the contract.
JRE guarantee 100% deposit refund as soon as the contract is not breached.
Lease Agreement
After the terms have been verbally agreed, a "Letter of Intent" with all of the terms that you are going to include in the "Tenancy Agreement" is sent to the landlord and your company. Until you pay the deposit the property will be available on the market. Therefore after the decision is made and the terms have been agreed to, it is important to pay the deposit as soon as possible.
Check the landlord's ownership documentation before you sign the "Lease Agreement". Register the "Lease Agreement" at the Shanghai Real Estate Bureau. The lease terms will be written in English and Chinese, and the Chinese version is considered the official version under Chinese law.
Moving to Your New Home
Before moving to your new home, make sure to bring a copy of your passport to register at the management office. Your home will be handed over to you on the lease start date. Be sure to schedule a general check-up with the landlord on the moving-in date, and sign the furniture list, meter list, key list and general condition list. These measures will prevent you from future arguments with the landlord when you want your deposit back.
Household Insurance
Landlord's insurance will generally only cover common areas and the property itself. Usually landlords are not forced to buy insurance for furniture and appliances, so you have to be very careful when using them. If you choose, you can insure your own belongings. Rental insurance is available from several companies in Shanghai.
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