LANDLORDS URGENTLY WANTED……………
Landlord Frequently Asked Questions.
How do I Start the ball rolling with yourselves?
No obligation appraisal.
We will meet you on site for a no obligation appraisal of your property for rental purposes. We know the market and will give you a very accurate resume. We will explain how our service operates and how we would assist you thereafter. If you instruct us to manage your property we will provide you with a full information pack and introduce you to your dedicated manager and team.
What will make my property stand out?
Ensure your Property has been thoroughly cleaned. Faded decor often puts viewers off, refresh it if it looks tired. The use of neutral colours makes it easier for future maintenance. If curtains are faded, remove or replace them, ensure carpets and other floor coverings are clean or new. We will advise you.
What will be my Management costs with you?
We negotiate with all our Landlords. One guarantee is that we are very competitive and if already in property we will reduce your existing costs. A great saving with an uplifted service.
Our fees are as follows:
Initial Let Fee – £240.00 (inclusive of VAT)
Let Service Only Fee – £360.00 (inclusive of VAT)
Tenancy Renewal Fee – £60.00 (inclusive of VAT)
Commission – 8% + VAT
For example: ‘The rent amount is £440.00, the fee would be £52.80 inclusive of VAT’
What are your Viewing times for prospective tenants?
We arrange and supervise all��property viewings, they are always accompanied. Most viewings are during office hours but we also operate an out of hours and weekend service.
Do I have to attend viewings?
No, we undertake all viewing duties.
Are there any other marketing costs?
No, all your marketing is covered within your commission structure.
What about General Rates/Council Tax Payable?
The new tenant is responsible for the payment of council tax during their occupation. Following recent policy changes unfortunatly when the property is vacant the landlord becomes responsible for payment. That makes it crucial more than ever that your property is tenanted.
When do I get paid once rent is received?
We account to all our Landlords at the end of a calendar month unless otherwise instructed.
What if a Tenant makes their own improvements or changes the locks?
As their home they are allowed to make it so, even if their tenancy agreement says that they need to obtain landlords approval and consent, it does happen. They must however make good or put back to as it was at the end of the tenancy.
What if the Tenant abandons furniture and belongings at the end of their tenancy?
Technically it still belongs to the tenant. If it arises we will contact them to establish their intentions reminding them they will have to pay for removal if it is abandoned. Landlords are generally not allowed by law to sell a tenant’s goods for recompense for any unpaid rent.�� We handle all such situations and operate with behaviour any court would find acceptable.
As a Landlord you have to comply to the laws of the land, the following are required:
Energy Performance Certificates
No property can be let without an Energy Performance Certificate (EPC). We can refer you to a surveyor to prepare a report if you so wish.
Where a property has a gas appliance/s a gas certificate is required by law and must be in place prior to the tenants taking up residency. Ideally you should have this done a few days in advance of the tenancy commencing. These certificates have to be renewed annually, please contact us for assistance on this item.
A valid certificate of Insurance
This should cover the property and tenant liability cover also needs to be in force. We will need a copy of the certificate.
Lender Permission- ������If your property is mortgaged you may need the permission of the lender to let the property.
T.V Licenses and Satelite subscriptions
It can be both the landlord and tenant’s responsibility. The tenant will generally be responsible for registration and payment during occupation. Do not provide a television set with your property is the easiest way. While ever a property is empty there is no use of television broadcast services so a licence does not apply. Any satelite or subscription TV service will be provided by a contract with the tenant so no obligation exists for the landlord.
These vary dependant on the type of property and length of tenancy . Regulations require a Landlord Registration with the local Council for any multiple tenancies or for Housing in Multiple Occupation . Further fire regulations also apply in these cases. Electrical Portable Appliance Testing (PAT) is needed for any electric items offered as part of the let. For furnished lettings any furniture should be Fire-resistant . We will discuss these with you.
It is often a good idea to provide an information pack to leave on the premises for tenants, this will confirm the location of essential items like the water stop tap, electric power switch etc. We do have our own which you can utilise to assist you on this.
How do you safeguard my property?��
We always take bonds equivalent of����a calendar months rent plus a little more, usually around £50-£100, prior to a tenancy commencing. The bonds are lodged with the Government Bond holding service, The Deposit Protection Service.
Property visual surveys and Inventory Reports
We carry out a detailed ‘Check-In report�����which includes extensive photographic evidence of the interior and exterior before the tenant moves in . This is carried out for all properties. We also include, where applicable, an inventory of items held within the property.
How do you keep your eye on my property thereafter ?
Drive by’s and local intelligence.
Drive-by’s are regularly carried out as we travel around the area. We also know our patch and have many contacts in the neighbourhoods creating information streams.
Internal Periodic Inspections
We retain the right to enter the property and carry out an inspection whenever needed but we will in any case carry out a periodic inspection of the full premises every 6 months.
What about Non Resident Landlord’s ?
For overseas landlords we will register you with HMRC and prepare and submit the associated Tax Reporting requirements. Where tax has to be deducted we will remit this on to HMRC on your behalf.
What about Anti-social behaviour?
Hopefully this does not occur and with our full vetting the risk is minimised, we always insist on referencing being completed through an independent referencing agency. There is an obligation to ensure that the residents bordering your property enjoy a peaceful neighbourhood. We take any adverse reports seriously and will discuss these with you if we deem it necessary. The past has shown that it is often not the incoming tenants fault, we also have minimum age policies in place which also assists.
What about Repairs to the property ?
All repairs are chanelled through ourselves. The first thing we do is establish whether it is your obligation. Tenants often tend to report all defects regardless of whether its their responsibility. We will agree with you up front a repairs policy and you can log with us your favoured contractors to use on any remedial works needed. Please note that we will always liaise with you first. The only exception would be for essential emergency repairs where we can not get hold of you, for example with a power failure, lock breakages, no central heating etc. We would approach your contractors first before instructing anyone else.
What about – RESIDENTIAL SITE MANAGEMENT?
We manage multiple occupied sites on behalf of Management Companies. Blocks of apartments and private estates have their own peculiarities like Ground Rents, block insurances, common areas, access and maintenance. We will help set the budget and collect the contributions from the individual owners. We prepare and issue site reports following our monthly inspection visits.
What if I want to sell my property?
If it is midway through a tenancy you may have to wait until the tenancy expires to sell the property with vacant possession. We will talk to the tenants and can often rehouse them amicably before the end. If you are thinking of selling let us know, we may be able to introduce you to a buyer, many of our landlords are on the aquisition front. We will levy a small charge for a successfull introduction.
Your website mentions your tax service?
We operate a full inhouse tax consultancy on property matters. Our directors are qualified accountants and tax advisors and long standing property investors in all sectors themselves. This service is unrivalled, ask for an initial free consultancy.
We know the market in our locality very well, we are local experts on our patch. We will appraise your property and establish what is a realistic achievable rent, we will market your property and vet any applicants in the same way we would do with a residential property. We work on a no win no fee basis for obtaining lettings.
We also have a low cost Lease/Rent agreement drafting service which our existing landlords greatly appreciate. As every commercial property is different we need to discuss the finer points on a one to one basis, so contact us today.
SO FINALLY- WHY USE US?
Because we are long established, experienced and we care. Your property is a big investment so why entrust it to a new kid on the block with no guarantee or proven record. We have 25 years experience of �����������doing it right�����. Nothing is cast in stone and we are very flexible to ensure you get a be-spoke package that suits you. Contact us today.