Our Services in More Detail.

During our years of managing property, we discovered the key to successful lettings. To some this may be obvious, but to others it may come as a surprise.

When a prospective tenant looks for a new home he or she will look for a property which is:

• Clean and safe, ie., no loose wires/switches, cracked window glass, curled or worn out carpet

• Well maintained (tenants will avoid properties which appear to have been pulled together quickly, with no real finish to the job).

• Well decorated – preferably neutral colours, ie creams, whites or pastels, no fussy wallpapers, clashing carpets and curtains.

• Reasonable rent for the size and location of the property.

Some landlords do not believe that these factors hold any importance, but these are the same landlords with long periods of void loss on their un-let properties.

With the advent of Buy-to-Let, the world of letting has become big business, and subsequently there are a lot of properties available for rent. Competition for tenants has never been greater. This has encouraged landlords to raise the standards of their accommodation, which in turn has given prospective tenants a greater choice of good quality, reasonably priced rented property.

Rental Assessment

During our initial visit to your property, we will assess a rent based on the size, condition and location of the property, but also take into account local market conditions. Equally important is the time of year the property is to be let. For example, December is not usually a month people want to move house, however March and September are usually bumper months for tenants. It is important to observe that there are peaks and troughs in the lettings market, as there are in the sales market.

Health & Safety

At the same time as we make a rental assessment of your property, we will discuss the finer points of health and safety requirements, such as the need to have gas and electrical safety certificates.

If you intend to leave your property furnished, we will check that the furnishings meet the Fire & Furnishings Safety Regulations.

If you intend to let your property to students, we will guide you through the additional requirements for this type of letting.

Marketing

When you give us your authority to let the property, we will advertise the details on our Property List, which is available in our offices to the general public and is also sent out to prospective tenants on our waiting lists. Our regular mailing lists for prospective tenants include hospitals, colleges and universities, large multi-national companies, relocation agencies and other agencies within the business community.

As part of our letting service, we photograph your property and display the photograph in our shop window. The property details are also displayed on our website. We recommend the erection of a To Let board, as our records show that 20% of lettings are achieved through this medium.

Tenants Deposit

Prior to moving into your property, the tenant will pay a deposit as security against any damage to fixtures, fittings and furnishings. The deposit is held by this Company in a Clients Deposit Account, pending satisfactory determination of the tenancy.

The deposit is returned to the tenant at the end of the tenancy, when we are satisfied that the property has been left with all items listed on the inventory present, and that no damages have occurred to the property or it’s contents.

Tenants References

Prospective tenants have to meet a very high selection criteria. In most instances we use a Referencing Agency to obtain tenants references. The Agency checks and verifies information given by the prospective tenant, and a decision is reached on their suitability as a tenant.

Management of the Property

Inventory

When the property has been let, a detailed Inventory & Schedule of Condition is carefully prepared. The Inventory & Schedule are re-checked at the end of the tenancy, and any discrepancies are dealt with.

The Property Condition

As previously mentioned it is essential that your property is presented in a clean and well decorated condition, and that all appliances are left in good working order.

The property can be left furnished, part-furnished or unfurnished, but always with curtains/blinds and carpets. Ideally décor should be kept to neutral tones, with curtains and carpets complementing the overall appearance.

As the owner, you will be responsible for the upkeep of the property, i.e. the structure and any repairs. We would normally arrange day-to-day maintenance on your behalf and settle bills from your rent account. However if you have a contractor you would prefer us to use, we would contact them accordingly.

Property Inspections

Properties in our management are checked periodically, usually three times per year. The Inspections are made to ensure the property and gardens (if any) are being kept in good order. A report on the condition is then sent to you.

A final inspection is carried out at the end of the tenancy. Providing the property has been left in a clean and tidy condition, and there have been no damages, the tenants security deposit is returned in full.

Gardens

The gardens should be left in a manageable condition prior to the letting. If the tenant will be required to maintain the garden, the appropriate tools should be left.

If the garden has unusual or ‘species’ plants, you would be advised to retain a gardener, or remove the plants. Whilst tenants will maintain lawns and borders, they may not be familiar with care requirements for exotic or unusual plants.

Council Tax & Utilities

Whilst your property is let, the tenant is responsible for Council Tax. You may become liable for Council Tax if your property is vacant.

Water Rates are normally paid by the tenant. If the property becomes vacant, liability for Water Rates falls to the landlord.

Payment of gas and electricity are the responsibility of the tenant during the tenancy. However, when the property becomes vacant, you may be liable for payment of the meter Standing Charges.

We take meter readings prior to the commencement of a new tenancy, and when the tenant vacates. To ensure that all bills go directly to the tenant, we notify the gas and electricity suppliers, council tax department and water authority of the new tenancy commencement date.

Property Insurance

You will need insurance cover for the structure of your property. This is called Buildings Insurance. As your property is to be let, your insurance needs to cover risks associated with rented property, including Public Liability.

If you have previously occupied the property as your home, you may have had Buildings insurance as owner occupier. However, when you vacate and the property is let, the risk to the insurers alters, so you need to change the status of the insurance to cover let property.

Click Here to go to the Property Insurances Section for further details