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Information for Landlords
If you currently own or intend to purchase residential property for rental in the South West, 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.
Our Service - For Landlords
- Visiting you at your property, and providing a rental valuation and any other advice which you may require about letting your property.
- Advising you on compliance with the various safety regulations.
- 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.
- Accompanying tenant applicants to view the property.
- Obtaining and evaluating references and credit checks.
- Preparing a suitable tenancy agreement and arranging signature by the tenant.
- Collecting a tenancy deposit which will be treated in accordance with current legislation.
- Preparing an inventory and schedule of condition.
- Checking the tenant into the property and agreeing the inventory.
- Supervising the transfer of gas, electricity and council tax accounts into the tenant's name.
- Receiving rental payments monthly in advance, and paying you promptly, together with a detailed statement from our computerised management systems.
- If required paying regular outgoings for you from rental payments.
- Inspecting the property periodically, and reporting any problems to you.
- Arranging any necessary repairs or maintenance, first liaising with you in the case of larger works.
- Keeping in touch with the tenant on a routine basis, and arranging renewals of the agreement as necessary.
- 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 may be able to adapt
our service if required to meet our client's individual circumstances
and needs.
Our Fees
Our initial letting and advertising charge is £125 and
our ongoing property management commission is only
10% of gross monthly rental payments, 12%
for non-UK Landlords. We make an admin charge of £75
for each renewal of an existing agreement. There are no other
standard fees or charges. No up front charges - nothing to
pay until a tenant moves in and starts paying the rent. There
is also NO VAT
to pay giving you even greater RETURN
ON YOUR INVESTMENT. We are particulary commited
to investment Landlords and reductions on the above rates
are available on multiple property portfolios.
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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. We provide summarised information below details below either click on a blue link, or scroll down the page. If you require further advice or assistance with any matter, please do not hesitate to contact us.
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. It
follows therefore that a well presented and maintained property
in a good decorative order will go towards this, whilst also
achieving a higher rental figure. Tenants are also more inclined
to treat such a property with greater respect.
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.
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
Your property can be let fully furnished, part furnished or
unfurnished. Which of these is appropriate will depend on
the type of property and local market conditions. We will
be pleased to give you advice on whether to furnish or not
and to what level. As a minimum you will need to provide decent
quality carpets, curtains and light fittings. Remember that
there will be wear and tear on the property and any items
provided.
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.
Other considerations
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, Rent Garantee cover
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 and utility accounts
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.
All these matters we will handle for you, however British
Telecom will require instructions directly from both the Landlord
and the Tenant.
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. Where the landlord is resident
outside the UK during a tenancy, he/she will require an exemption
certificate from the Revenue & Customs before he can receive
rental balances without deduction of tax. Where we are managing
the property we will provide advice and assistance on applying
for such exemption.
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 arrange for a member of staff to prepare an inventory
and schedule of condition which is included in our initial
letting and advertising charge.
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
(the landlord). where we managing the property they are also
our responsability. Therefore where we are managing we will
ensure compliance, any costs of which will be the responsability
of the landlord.
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: is a duty to ensure that all gas appliances,
flues and associated pipework are maintained in a safe condition
at all times.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. 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 an electrical safety certificate (except in the case of
all HMOs) 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 manslaughter is to arrange such an inspection and certificate.
Fire
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. Items which comply will
have a suitable permanent label attached. Non compliant items
must be removed before a tenancy commences.
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.
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 other 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).
Is your property a House in
Multiple Occupation (HMO)?
If your property is on 3 or more levels and let to 5 or more
tenants comprising 2 or more households (i.e. not all of the
same family) it will be subject to mandatory licensing by
your local authority. Whether mandatory licensing as above
applies or not, if there are 3 or more tenants not all related
in any property, it is still likely to be an HMO, and special
Management rules apply. Learn more here: http://www.propertylicence.gov.uk
The Housing Health and Safety Rating
System (HHSRS)
The HHSRS provides an analysis of how hazardous a property
is through assessment of 29 potential hazards found in housing.
Landlords have to maintain their properties to provide a safe
and healthy environment. The HHSRS is enforced by local authorities.
For further information visit http://www.communities.gov.uk/hhsrs
The Disability Discrimination Act
2005
The DDA 2005 addresses the limitations of current legislation
by extending disabled people's rights in respect of premises
that are let or to be let, and commonhold premises. Landlords
and managers of let premises and premises that are to let
will be required to make reasonable adjustments for disabled
people. Under the new duties, provided certain conditions
are met (for example, that a request has been made), landlords
and managers of premises which are to let, or of premises
which have already been let, must make reasonable adjustments,
and a failure to do so will be unlawful unless it can be justified
under the Act. Landlords will only have to make reasonable
adjustments. And they will not have to remove or alter physical
features of the premises. Learn more here:
http://www.dwp.gov.uk/aboutus/dda_factsheet4-premises.pdf
The Tenant Deposit Scheme
From 6 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 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. You can learn more on the government website, which
includes an overview of the requirements, and also links to
the sites of the companies running the various schemes: http://www.direct.gov.uk/en/TenancyDeposit/index.htm.
We hope that you will find the above information useful. I
f there are any aspects of which you are unsure, please ask
us. We look forward to being of assistance to you in letting
and management of your property.
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