Landlords Info
If you currently own or intend to purchase residential
property for rental in West Lancs or nearby, 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. If you own or intend purchasing residential
property for rental in any other area, please go to our UK
Network page.
Our Services include:
- 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 are generally able
to adapt our service to meet our client's individual
circumstances and needs, for example by providing either part
management or a let only service, or alternatively by taking on additional
tasks and duties.
Our Fees
Our initial letting and advertising charge is just
half of the first month's rent,
and our ongoing management commission is only 11% of
monthly rental payments. We make an admin charge of £35
for each renewal of an existing agreement. There is also NO
VAT to pay giving you even greater RETURN ON YOUR
INVESTMENT.
If you use our let only service then the charge is one
month's rent with no ongoing management commission.
We are particularly committed to investment Landlords and
reductions on the above rates are available on multiple
property portfolios.
There are no other standard fees or charges. No up front
charges - nothing to pay until a tenant moves in and
starts paying rent.
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Guide for Landlords
Before a property can be let, there are several matters
which the landlord will need to deal with to ensure that
the tenancy runs smoothly, and also that the landlord complies
with the law. 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 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 their temporary home,
and that they are receiving value for their money. A well
presented and maintained property in a good decorative
order will help towards this, whilst also achieving a
higher rental figure and minimising void periods. Tenants
are also more inclined to treat such a property with
greater respect. 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.
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
will 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. < top
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, 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.
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.
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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, any costs of which will be the
responsibility of the landlord.
Gas
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: There is a duty to ensure that all gas
appliances, flues and associated pipework are maintained in
a safe condition at all times.
Records: 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.
Copies to tenants: 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
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', or even of manslaughter is to arrange
such an inspection and certificate.
Fire
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, bedcovers 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.
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 Tenancy Deposit Scheme
Since 6th 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 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. 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.
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
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