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LANDLORDS

We understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you the Landlord with the best possible service and a suitable Tenant for your property.

We never forget that the property is your most important asset, and we can confidently assure you that by instructing us to act as your Letting and Management Agent, your asset will be in professional and trustworthy hands.


A Personal Service

Because we are an independent agent, we are able to offer a bespoke personal service, with attention to detail, whilst at the same time maintaining a high standard of competence and professionalism.


Competitive Rates

Our fees, we guarantee are highly competitive, even compared to online operators, and we have no hidden fees. We will work with Landlords to offer discounts on property portfolios. Please contact us to discuss how we can help you, or please call into our prominently positioned office.


Carefully Selected Tenants

All prospective Tenants are thoroughly referenced and credit checked, including right to rent checks. In some cases we will also require a guarantor.

Levels of Service offered

This is our inclusive Service, which provides for the marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we then go ahead and prepare the tenancy agreement, inventory and schedule of condition. The Tenant will then be checked in.

During the tenancy we carry out periodic inspection visits. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) arrange or recommend any necessary repairs.

Collecting and processing of rental payments is also an important part of our Full Management Service. Rental balances will be credited automatically to the Landlord’s nominated bank account.

Towards the end of the tenancy, we liaise with the Tenant, with a view to renewing the tenancy agreement, or arranging to check them out and re-advertising the property to let.

This Service is suitable for Landlords who are not residing locally, or would rather not deal with the Tenants directly, preferring all aspects to be handled by an Agent.

The above is a brief summary of what the service provides, for further information on our Full Management Service, please contact us to discuss.

Our Letting Only Services includes marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we then go ahead and prepare the tenancy agreement, an inventory and schedule of condition.

Following this, the first month’s rent is credited to the Landlord less our agreed fee. The tenancy, including the maintenance and rent collection, will then be the responsibility of the Landlord. If you select our Tenant Find, Placement & Rent Collection Service, then the rent collection will be made by ourselves on your behalf.

The above is a brief summary of our Tenant Find, Placement & Rent Collection Service, and our Tenant Find & Placement Service, for further information, please contact us to discuss.

LANDLORDS - **WE URGENTLY REQUIRE ALL TYPES OF RENTAL PROPERTIES FOR WAITING TENANTS**



Insurance

Please speak to a member of the team in relation to the following -

  • Buildings Insurance
  • Contents Insurance
  • Rent guarantee


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. If you require further advice or assistance with any matter, please do not hesitate to contact us:

Preparing the Property

We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in the property, 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.

The below is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the Letting and Management of your property. The legal requirements and legislation can be extremely daunting and can make you feel apprehensive, especially first time Landlords, but putting everything into practice really is nowhere near as difficult as it may appear.

That is why we are here, and that is why Landlords employ us, because we get it right 'for you'.

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 Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.

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 reasonable quality carpets, curtains or blinds and light fittings. Remember that there will be general wear and tear on the property and any items provided.

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 should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard.

At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to hand back the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.

We issue all Tenants with a Welcome Pack and it is helpful if you could provide information for the Tenant, e.g. on operating the central heating & hot water system and alarm system, and advise of the day the refuse is collected etc for us to incorporate into the pack. The pack remains at the property throughout each tenancy and is updated as required.

You should provide one set of keys for each Tenant. Should we be managing the property, we will arrange to have duplicates cut as required.

Other Considerations

If your property is mortgaged, you should obtain your lenders ’s written consent to the letting. Failure to do so could make any insurance in relation the property invalid.

If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.

You should ensure that you are suitably covered for letting under your insurance. Failure to inform your insurers may invalidate your policies. We can refer you to an Advisor in relation to Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

We recommend that you arrange for regular outgoings e.g. 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.

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.

When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he 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.

It is most important that an inventory of contents and schedule of condition is 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. As part of our service we will arrange for a member of staff to prepare an inventory and schedule of condition, this normally incurs extra fees, but is included as part of our service.

Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 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.

New rules on gaining possession via Section 21 apply to tenancies created on or after 1 October 2015. For more details please speak to one of our representatives.

Health and Safety, and other Legal Requirements

The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance.

Update: 25/09/2015. New regulations come into force on the 1st of October 2015. They introduce new obligations on landlords to provide specific information to their Tenants, and restrictions on the use of the Section 21 Notice.
The Department of Communities and Local Government (DCLG) new regulations introduce new obligations on landlords to provide specific information to their tenants, and restrictions on the use of the section 21 Notice no fault possession procedure if they fail to do so.
The new regulations will only apply to new tenancies from 1st October 2015, and then to all tenancies from October 1st 2018.
From 01/10/2015 landlords will become responsible for giving tenants a booklet called "How to rent: the checklist for renting in England".
For more information please contact one of our representatives.

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 at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.

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 letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificate. We ensure that we have a valid Electrical Installation Condition Report for all of our properties.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (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, and certain other items. Non-compliant items must be removed before a tenancy commences.

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(except HMOs), 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).

Update:
The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 come into force on 1st October 2015. Landlords and managing agents may be liable to a £5000 fine if they fail to comply. The new legislation requires that all landlords must install a working smoke alarm on every floor of a property as well as carbon monoxide detectors in rooms where solid fuel appliances are present.
For more information please speak to one of our representatives.

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 will apply.

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.

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. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and Letting Agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes. We register all deposits with My Deposits which is a government credited scheme.

From October 2010, the Equality Act replaced much of the Disability Discrimination Act of 2005. However, the Disability Equality Duty in the DDA continues to apply. These Acts define disabled peoples rights in respect of premises that are let or to be let. Landlords and managers of let/to let premises are required to make reasonable adjustments for disabled people.

Since 1st October 2008 landlords in England and Wales offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. In Scotland EPCs for rental properties have been required since January 2009. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPCs is valid for 10 years. We will arrange an EPC inspection for our Landlord clients upon request.

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