Landlord Services
Whether you're a first time landlord or have a portfolio of properties we can offer you a simple, cost effective solution to letting your property.
We have two packages to suit your individual needs:
Do you want us to undertake a full letting and management service, in which we also collect rental monies and attend to all matters arising during the tenancy? or do you want us to simply find and place a tenant for you?
One of our experienced team will visit your property and provide you with a free rental assessment. In doing so we will take into account current statutory regulations, the property's size, age, condition, location, fixtures and fittings. We’ll then take the time to find out what you want from your letting and management service. How long do you wish to rent the property for? And what conditions do you wish to attach to the letting?
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. Interior decorations should be in good condition and preferably plain, light and neutral.
Cleaning
At the start of the 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 a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
Other Considerations
Mortgage
If your property is mortgaged (but not on an agreed 'buy to let' scheme), 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 any necessary written consent before letting.
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 Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.
Council tax and utility accounts
If you opt for our managed tenancy facility we will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. However, British Telecom will require instructions directly from both the Landlord and the Tenant.
The Inventory
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstandings 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.
What is an Assured Shorthold Tenancy?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £25,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant. In addition, if the tenant owes at least 2 months or 8 weeks rent on the property he can apply through the court to seek a possession order.
Health and Safety, and other Legal Requirements
The following requirements are the responsibility of the owner (Landlord). If we are managing the property they are also our responsibility. If therefore we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.
Gas
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
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 legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the lettings 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.
Fire
The Furniture and Furnishings (Fire) (Safety) Regulations 1998 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, 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, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Items which comply will have a suitable permanent label attatched. Non-compliant items must be removed before a tenancy commences.
Smoke Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in ordinary tenanted properties, it is generally considered that the common law “duty of care” means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).
The Tenancy Deposit Scheme
From 6th April 2007, all deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. Landlords and letting agents must not take a deposit unless it is dealt with under a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme will be supported by an alternative dispute resolution service (ADR). Landlords and letting agents will be able to choose between two types of scheme; a single custodial scheme and two insurance-based schemes. To find out more visit : http://www.direct.gov.uk/en/TenancyDeposit/index.htm.
Energy Performance Certificates (EPCs)
From 1st October 2008 landlords in England and Wales offering property for rent will be required by law to provide prospective tenants with an
Energy Performance Certificate for their property. In Scotland EPCs for rental properties will be required by January 2009. The certificates
must be provided free either when (or before) any written information about the property is provided to prospective tenants or viewing is conducted. A new certificate will not be required on each let since, in the case of rental property , EPCs will be valid for 10 years. The requirement is being introduced to comply with the EU’s Energy Performance of Buildings Directive (EPBD) which applies to all property, including rented property. This became law in 2003 and allowed until January 2009 for full implementation so as to provide time for sufficient numbers of energy assessors to be trained. The Directive’s requirements were introduced in England and Wales along with the controversial Home Information Pack regulations (HIPs) that require sellers to produce packs providing information about their title, local searches, plus an EPC. We have an association with another local company that can provide an EPC for landlord clients at competitive rates if required.
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