Full Management Service

Valuations

The first step in letting your property is to contact us and we will visit you at your home to carry out a rental valuation.  Our valuations always are realistic and reflect local market values.  We will also discuss the marketing of your property, and explain in detail the various services and options open to you.

Marketing

We market your property through a number of property websites, local newspapers, and most importantly, through our mailing list of applicants waiting for a property like yours.

Viewings

We will then arrange to show prospective tenants your property.  All of our viewings will be accompanied and you will be given feedback on the progress of the marketing.

Referencing

When a prospective tenant would like to apply for the property we ask  them to complete  an application.  We use a national referencing company who will confirm their work and bank references and if they have rented before, we will include their previous landlord details.  They also obtain  credit  references and inform  us of  any  problems.

Energy Performance Certificates

Since the 1^st October 2008 all properties being marketed for rent  in  England must  have  a valid  energy Performance Certificate.  The  Energy  Performance Certificate (E.P.C)  gives  home  owners and tenants information on the energy efficiency of their property. We will arrange these on your behalf prior to marketing the property.  These are valid for a period of 10 years.

Before the tenancy starts

Once the tenants have successfully passed their references we will arrange dates and times for them to move into the property.  We always take a detailed schedule of condition and inventory of the property prior to the start of the tenancy.  This involves detailing the condition of the fabric of the property.  Any furniture or effects provided at the property will also be inventoried.

A copy of the inventory is given to the tenants when they move into the property and they are instructed to check and return this to us with any amendments.  This is the document that we will use to check them out of the property at the end of the tenancy.

We will also arrange for professional cleaning of the property if necessary and ensure that all the relevant safety checks been carried out.

Safety Checks

The Gas Safety Regulations 1998 state that all landlords must ensure that all gas  appliances and equipment are checked by a qualified CORGI registered engineer prior to a let and annually thereafter. A Landlords Gas Safety Record will be issued, a copy of which we will give to the tenants prior to commencement of the tenancy. It should be noted that an annual service of equipment and appliances does not in itself satisfy current legislation. It is essential to have a landlord’s Gas Safety Record.  We can arrange this on your behalf.

The Electrical Equipment (Safety) Regulations 1994 state that any electrical items supplied by a landlord should be safe and tested by a qualified electrician; this includes the mains  supply, all portable  appliances, and fixed appliances like  cookers and immersion heaters. The  penalty for non-compliance is a fine or imprisonment.  Again we can arrange this for you. We will address any other safety or compliance concerns that you may have and advise you accordingly.

Tenancy Agreements

The tenancy agreement that we use is tailored to your needs but will probably be an assured shorthold tenancy agreement.  We will send a draft tenancy agreement to you so that you can see what the obligations of the tenants and you are.  We can add extra clauses to your agreement at this point.  You are more than welcome to have the agreement checked by your solicitor or ask them to contact us and we can go through it with them.

The start of the tenancy

The day the tenants move into the property they will pay their first months rent and a deposit. They will sign the tenancy agreement, be given the schedule of condition and inventory, the gas safety certificate and the keys, they are then free to move into the property.

Inspections

We carry out the first inspection two months after the tenants move in, then at four monthly intervals.  If at an inspection  we have any reason  for concern we will contact the tenants and rectify the problem.  We will notify you when an inspection has been carried out and let you know if any problems have been discovered.

Payments

Tenants rent payments are made by Standing order directly to our bank account. They are normally processed within twenty four hours and payment minus our commission is made by BACS transfer to your account.

Deposits

The deposit we hold is normally equivalent to one months rent plus £200.00.  This is held by us for the period of the tenancy and returned to the tenants at the end of the tenancy subject to any damages.  We are members of the T.D.S Insurance scheme for bonded agents and the monies are held in a bonded client account .

At the end of the tenancy

Approximately four months before the end of the tenancy we will write to both you and the tenants to finalise your future tenancy wishes.  If you are both happy we will then extend the tenancy and convert it to a periodic tenancy where the tenants can give one and you can give two  months notice to determine the tenancy. This notice however must run from and end on a rent day. If you want to bring the tenancy to an end because you are moving back into the property then we can issue two months notice to the tenant. If the tenants want to move out of the property then they will need to give one months notice. We will then commence re advertising the property to find new tenants to move into the property when the old tenants move out.

Repairs and maintenance

When the property is taken on to let it is best to get all the maintenance and repairs dealt with before tenants move into the property.  It should be in good clean decorative and working order.  All fixtures and fittings need to be in good repair including the central heating system and cooking facilities.  The better  the property is the  better quality tenants it will attract.  If there are any  maintenance requirements during the tenancy we will  then act   according to your instructions.  We can either contact you or instruct a contractor on your behalf, whichever you have asked us to do.  We  do  not  use  our  own maintenance  company  as we  feel that a choice of contractor is better and a fairer price can be obtained.

Overseas Landlords

If the landlord is going to be resident overseas then we are obliged by law to deduct tax at source and pay it to the Inland Revenue under the NRL scheme. However, most landlords can be exempt from this payment in advance simply by completing an application form which we can provide. (subject to HMRC approval).