- Word Of Mouth And Referral Works Best.
Ownership of properties in Tanzania is restricted to holders of the Tanzanian passport or to companies locally registered in the country. All foreigners are expected to rent their accommodation. The private rental market relies mainly on word of mouth and referrals. Properties are advertised online or in the newspapers. However, there is no dedicated portal such as Rightmove, Zoopla as is the case in the UK. There are a number of estate agents operating but there are no standard rules such as the Assured Shorthold Tenancy (AST) in the UK. In the UK, an estate agent needs to ensure that its employees have undergone a number of certified training. This is not the case in Dar.
- Location: accessibility to office – to be considered
Most landlords in Dar Es Salaam have a portfolio of properties scattered in various locations: Oyster Bay, City Centre, Masaki, Mikocheni etc. Choosing your location is mainly about accessibility to your office. As in many big cities, traffic jam is problematic and it can take 1-2 hours to drive a distance that usually takes 15-30 minutes when the roads are clear. This is even more challenging during the rainy season as the shortcuts that you could take to reach your destination can no longer be used.
Most expats love to stay in Masaki or in Oyster Bay because of the various restaurants, supermarkets and other facilities available in this area. However, rents are quite high as most people once they move in in a place, they tend to stay until it is time to go home. So, supply outstrips demand. Upanga which is the city centre is great if you want to avoid traffic jams. However, in terms of social life, it is quite limited.
Most roads in Dar Es Salaam are tarred. However, access to certain new developments is mainly through dirt roads. In the rainy season, access to those developments may be tricky if you do not have an SUV or a 4 by 4. It is recommended that you check as to how the landscape can change with local weather conditions. Even in areas where roads are tarred and because the drainage was not properly done, the level of water on the roads can rise rapidly making it difficult to drive.
- Rent Paid In Advance Before Move In.
Renting a property requires you to pay 6 months – 12 months rent in advance. Tenant referencing and credit check is not mandatory. This is a deal breaker for most landlords. Some major corporations can negotiate more favourable terms especially if they are looking for a number of properties for their overseas staff. Cash transactions are quite common and bank transfers are the next best means of payment favoured by landlords.
- Utilities Bill Can Skyrocket.
Electricity and water is rarely included in the rent. Electricity (LUKU) is pre paid and you can buy your monthly credit in advance at any gas station or in some shops. As power generation has still not yet caught up with the local demand, generators are regularly used to provide electricity for the whole building. The splitting of the bill amongst the residents is not scientific as there is no way of measuring how much power each household has consumed. It is recommended to discuss this with the landlord before you make up your mind.
- Maintenance and Other Facilities
Most apartments are in a gated community with security guards at the entrance. This is mainly to discourage local people to go in to sell their products or ask for work without being invited. Most landlords have a team who can help with small maintenance issues such as tap leaks, broken door handles etc. They can also provide other services such as replacement of LPG containers used for cooking, maid cleaning etc for an extra fee.
- Landlord Obligations
Tanzanian legislation is less strict than that of the UK. Requirements such as gas certificates, PAT Testing, building insurance are not compulsory. Fire exits and fire drills are also not well implemented in most buildings. New apartments have the advantage that all lifts are running properly. Over time, when the lifts are broken, they are not repaired immediately. It is suggested that you choose apartments that are easily accessible by stairs in case the lifts get broken.