Landlords Info
If you currently own or intend to purchase residential property for rental in the West Midlands or Staffordshire Borders you should consider
engaging our property management service. You will 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. Maximize 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:
Letting Only
- Visiting you at your property, providing a rental
appraisal together with a view as to letting potential
plus any other advice that you may require about letting
your property, all without any obligation.
- Advising you on compliance with the various safety
regulations and confirming what type of letting it
is to be ie furnished or unfurnished.
- Your property will be advertised on our website and other major property sites to include Rightmove.co.uk and Propertyfinder.com in addition to local advertising. One
of our Agency ‘To Let’ Boards will be erected outside
the Property, where appropriate. We do however, have
excellent contacts with various companies 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
of potential tenants.
- Preparing a suitable tenancy agreement and arranging
signature by the tenant.
- Collecting the security deposit and first months rent in advance and passing these over to the Landlord, less our fees, post check in. Arrangements are also made for the Tenant to pay future rent payments directly to the Landlord.
- We can, if required, prepare the inventory and schedule
of condition for an additional fee.
- We will then provide you with the Signed Tenancy Agreements, Inventory where appropriate signed standing order form together with all the details you need to carry out the check in (to include advice on number of keys, utilities, check in procedure, meeting times and so forth.
- Once you have checked the Tenant(s) in, you will advise us so that we can transfer monies due across.
- Subsequent management of re-lets or extensions and
rent re-negotiations.
Letting and Rent Collection
- This service includes all of the above as in the
Letting Service but the Tenant continues to pay rent
to us, the Agency, as opposed to yourself, the Landlord.
Letting and Property Management
- This service is ideal for Landlords who, for example,
do not have time to deal with the day-to-day management
of the property themselves or who may be resident
abroad.
- With Full management, we carry out the check in for you and deal with all aspects to include the change over of utilities and so forth. This service also includes the production of the Inventory and schedule of Condition as part of the package. Please note that under Full Management we do hold the Tenant Security Deposit as Stakeholder.
- 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 for such expenses as basic repairs.
- Visiting 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, re-letting 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.
Standard Fees
We charge a one off fee for our Let Only Service, payable only upon success. This is similar to our Let and Full Management where we charge an initial set up fee and an ongoing monthly management fee. Once again these are only payable upon success. There are no upfront charges – in fact there is nothing to pay until a Tenant moves in and starts paying rent.
Please contact us for full details.
Additional Services include:
-
Preparation of the inventory and schedule of condition
-
Obtaining of all necessary consents to let on behalf
of the Landlord
-
Arranging for the Safety Checks
-
Management of the property whilst vacant
-
Additional visits, as requested
-
Management of refurbishments
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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 green link below, or scroll down the page. If you require
further advice or assistance with any matter, please do
not hesitate to contact us.
IMPORTANT NOTE: A range of new legislation affecting landlords is being phased in during 2006 relating to: Houses in Multiple Occupation (HMOs), Selective Licensing, Tenancy Deposit Protection, Housing Health and Safety Rating System (HHSRS), and Accreditation Schemes. As you would expect, we will provide all of our landlord clients with adequate information and advice on these provisions to ensure that they, and we, remain firmly on the right side of the law.
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 where not a normal
part of the instruction to ourselves, to include photo’s.
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.
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
Under the Gas Safety (Installation and Use) Regulations
1994 (amended 1996) and some other regulations, all
gas appliances in tenanted premises must be checked
for safety at intervals of not more than 12 months,
by a CORGI registered gas engineer, and a safety certificate
issued. Records must be kept of the dates of inspections,
of defects identified, and of any remedial action taken.
Electrical Appliances & Equipment
Under the Electrical Equipment (Safety) Regulations
1994, the Plugs & Sockets etc. (Safety) Regulations
1994 and some other regulations, electrical installations
and equipment in tenanted premises must be safe. Although
(unlike gas) no safety certificate is legally required,
and therefore it may be adequate to perform a visual
check of electrical equipment, fittings and leads, it
is recommended that a qualified electrician be engaged
for this purpose.
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.
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 that 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 or has substantial hedges
or trees that require regular pruning, 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. If you are unable to locate all relevant
documentation do let us know as we can, for a small
charge generally obtain all of this for you.
Keys
You should provide one set of keys for each tenant.
Where we are Managing the Property, we will arrange
to have duplicates cut as required.
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