Landlords Info
If you currently own or intend to purchase residential property for
rental in YOUR AREA, you should consider engaging our property
management service. You'll find it both professional and
cost-effective. As we are specialists, we know how to manage property
for optimum performance, whilst ensuring smooth running tenancies, and
compliance with the various landlord/tenant laws. Maximise
the return on your investment - contact
us now. If you own or intend purchasing residential property for
rental in any other area, please go to our UK
Network page.
Our Services include:
1.
Visiting
you at your property, and providing a rental valuation and any other
advice which you may require about letting your property.
2.
Advising
you on compliance with the various safety regulations.
3.
Locating
suitable tenants. Your property will be advertised if necessary,
however we have excellent contacts with various company and other
establishment personnel departments, and furthermore usually have
tenants waiting.
4.
Accompanying
tenant applicants to view the property.
5.
Obtaining
and evaluating references and credit checks.
6.
Preparing
a suitable tenancy agreement and arranging signature by the tenant.
7.
Collecting
and holding as stakeholders a deposit (bond) from the tenant.
8.
Preparing
an inventory and schedule of condition.
9.
Checking
the tenant into the property and agreeing the inventory.
10. Supervising
the transfer of gas, electricity and council tax accounts into the
tenant's name.
11. Receiving
rental payments monthly in advance, and paying you promptly, together
with a detailed statement from our computerised
management systems.
12. If
required paying regular outgoings for you from rental payments.
13. Inspecting
the property periodically, and reporting any problems to you.
14. Arranging
any necessary repairs or maintenance, first liaising with you in the
case of larger works.
15. Keeping
in touch with the tenant on a routine basis, and arranging renewals of
the agreement as necessary.
16. Checking
tenants out as required, reletting and
continuing the process with the minimum of vacant periods to ensure
that you receive the optimum return from your property.
We maintain a flexible attitude, and are generally able to adapt our
service to meet our client's individual circumstances and needs, for
example by providing a part only service, or alternatively by taking on
additional tasks and duties.
Our Fees
Our initial letting and advertising charge is two weeks rent, and our ongoing management
commission is only 10% of monthly rental payments. We make an
admin charge of £75 for each renewal of an existing agreement. There is
also NO VAT to pay giving you even greater RETURN ON YOUR
INVESTMENT.
There are no other standard fees or charges. No up front charges -
nothing to pay until a tenant moves in and starts paying rent.
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Guide for Landlords
Before a property can be let, there are several matters which the
owner will need to deal with to ensure that the tenancy runs smoothly,
and also that he/she complies with the law. For brief details of a subject
click on a blue link below, or scroll down the page. If you require
further advice or assistance with any matter, please do not hesitate to
contact us:
Mortgage
If your property is mortgaged, you should obtain your mortgagee's
written consent to the letting. They may require additional clauses in
the tenancy agreement of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease, and
obtain the necessary written consent before letting.
Sub-letting
If you are a tenant yourself, you will require your landlord's consent.
Insurance
You should ensure that you are suitably covered for letting under both
your buildings and contents insurance. Failure to inform your insurers
may invalidate your policies. We can advise on Landlord's Legal
Protection, and Landlord's Contents insurance if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. mortgage,
service charges, maintenance contracts etc. to be paid by standing
order or direct debit. However, where we are Managing the property, by
prior written agreement we may make payment of certain bills on your
behalf, provided such bills are received in your name at our office,
and that sufficient funds are held to your credit.
Council tax
Council tax is the responsibility of the occupier. You should inform
your local collection office that you are leaving the property. During
vacant periods the charge reverts to the owner. When unoccupied but
furnished, the charge is 50% of the normal rate. When unoccupied and
'substantially' unfurnished, there is no charge for the first six
months, and thereafter a charge of 50% of the normal rate.
The inventory
It is most important that an inventory of contents and schedule of
condition be prepared, in order to avoid misunderstanding or dispute at
the end of a tenancy. Without such safeguards, it will be impossible
for the landlord to prove any loss, damage, or significant
deterioration of the property or contents. In order to provide a complete
service to the landlord, we will if requested arrange for a member of
staff to prepare an inventory and schedule of condition, at a cost to
be quoted.
Income tax
When the landlord is resident in the UK, it is entirely his
responsibility to inform the Inland Revenue of rental income received,
and to pay any tax due. However, where the landlord is resident outside
the UK during a tenancy, under new rules effective from 6 April 1996,
unless an exemption certificate is held, we as landlord's agents are
obliged to retain and forward to the Inland Revenue on a quarterly
basis, an amount equal to the basic rate of income tax from rental
received, less certain expenses. An application form for exemption from
such deductions is available from this Agency, and further information
may be obtained from the Inland Revenue.
Important safety regulations
The following safety requirements are the responsibility of the
owner (the landlord), and where we are to manage the property, they are
also ours as agents. Therefore to protect all interests we ensure full
compliance with the appropriate regulations, at the owner's expense.
Gas Appliances & Equipment
Annual safety check: Under the Gas Safety (Installation and Use)
Regulations 1998 all gas appliances and flues in rented accommodation
must be checked for safety within 12 months of being installed, and
thereafter at least every 12 months by a competent engineer (e.g. a
CORGI registered gas installer).
Maintenance: There is a duty to ensure that all gas appliances, flues
and associated pipework are maintained in a
safe condition at all times.
Records: Full records must be kept for at least 2 years of the
inspections of each appliance and flue, of any defects found and of any
remedial action taken.
Copies to tenants: A copy of the safety certificate issued by the
engineer must be given to each new tenant before their tenancy
commences, or to each existing tenant within 28 days of the check being
carried out.
Electrical Appliances & Equipment
There are several regulations relating to electrical installations,
equipment and appliance safety, and these affect landlords and their
agents in that they are 'supplying in the course of business'. They
include the Electrical Equipment (Safety) Regulations 1994, the Plugs
and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P,
and British Standard BS1363 relating to plugs and sockets. Although
with tenanted property there is currently no specific legal requirement
for a qualified electrician to carry out an inspection and issue a
safety certificate (as exists in the case of gas appliances), it is now
widely accepted in the letting industry that the only safe way to
ensure safety, and to avoid the risk of being accused of neglecting
your 'duty of care', or even of manslaughter is to arrange such an
inspection and certificate.
Furniture & Furnishings
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended
1989, 1993 & 1996) provide that specified items supplied in the
course of letting property must meet minimum fire resistant standards.
The regulations apply to all upholstered furniture, and beds,
headboards and mattresses, sofa-beds, futons and other convertibles,
nursery furniture, garden furniture suitable for use in a dwelling,
scatter cushions, pillows, and non-original covers for furniture. They
do not apply to antique furniture or furniture made before 1950, bed
clothes including duvets, loose covers for mattresses, pillowcases,
curtains, carpets or sleeping bags. Therefore all relevant items as
above must be checked for compliance, and non-compliant items removed
from the premises. In practice, most (but not all) items which comply
must have a suitable permanent label attached. Items purchased since
1.3.90 from a reputable supplier are also likely to comply.
General Product Safety
The General Product Safety Regulations 1994 specify that any product
supplied in the course of a commercial activity must be safe. In the
case of letting, this would include both the structure of the building
and its contents. Recommended action is to check for obvious danger
signs - leaning walls, broken glass, sharp edges etc., and also to
leave operating manuals or other written instructions about high risk
items, such as hot surfaces, electric lawnmowers, etc. for the tenant.
Preparing the property
for letting
We have found from experience that a good relationship with tenants
is the key to a smooth-running tenancy. As Property Managers the
relationship part is our job, but it is important that the tenants should
feel comfortable in their temporary home, and that they are receiving
value for their money. This is your job. Our policy of offering a
service of quality and care therefore extends to our tenant applicants
too, and we are pleased to recommend properties to rent which conform
to certain minimum standards. Quality properties attract quality
tenants.
General condition
Electrical, gas, plumbing, waste, central heating and hot water systems
must be safe, sound and in good working order. Repairs and maintenance
are at the landlord's expense unless misuse can be established.
Appliances
Similarly, appliances such as washing machine, fridge freezer, cooker,
dishwasher etc. should be in usable condition. Repairs and maintenance
are at the landlord's expense unless misuse can be established.
Decorations
Interior decorations should be in good condition, and preferably plain,
light and neutral.
Furnishings
It is recommended that you leave only minimum furnishings,
and these should be of reasonable quality. It is preferable that items
to be left are in the property during viewings. If you are letting
unfurnished, we recommend that the property contains carpets, curtains,
and a cooker.
Personal items, ornaments etc
Personal possessions, ornaments, pictures, books etc. should be removed
from the premises, especially those of real or sentimental value. Some
items may be boxed, sealed and stored in the loft at the owner's risk.
All cupboards and shelf space should be left clear for the tenant's own
use.
Gardens
Gardens should be left
neat, tidy and rubbish-free, with any lawns cut. Tenants are required
to maintain the gardens to a reasonable standard, provided they are
left the necessary tools. However, few tenants are experienced
gardeners, and if you value your garden, or if it is particularly
large, you may wish us to arrange maintenance visits by our regular
gardener.
Cleaning
At the commencement of a tenancy the property must be in a thoroughly
clean condition, and at the end of each tenancy it is the tenant's
responsibility to leave the property in similar condition. Where they
fail to do so, cleaning should be arranged at their expense.
Mail forwarding
We recommend that you make use of the Post Office redirection service.
Application forms are available at their counters, and the cost is
minimal. It is not the tenant's responsibility to forward mail.
Information for the tenant
It is helpful if you leave information for the tenant on operating the
central heating and hot water system, washing machine and alarm system,
and the day refuse is collected etc.
Keys
You should provide one set of keys for each tenant. Where we are
Managing we will arrange to have duplicates cut as required.
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