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Information for Landlords
We believe what makes us
different from the vast number of agencies in the area,
is our ability to offer a great service at a price
sometimes 40% cheaper than our competitors.
JUST LOOK AT
OUR PRICE LIST
Management Service Fee's
Letting fee:
£225
Management
Commission:
8%
Existing tenancy Renewal:
£25
We
do not charge VAT on any of our services.
Not to mention
our friendly personal service.
We as landlords ourselves, know
you want an agent looking after the best interests of
yourself and your property which is why we do everything
in our power to make sure the let goes smoothly from
signing the agreement, through to when our services are
no longer required.
Remember
we only charge 8% monthly commission.
Plus we
offer our services out of office hours to make our
service as personal as possible.
If you
currently own or intend to purchase residential property
for rental across Staffordshire or Cheshire, 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.
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Visiting you at your property, and providing a
rental valuation and any other advice which you may
require about letting your property.
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Advising you on compliance with the various safety
regulations.
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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.
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Accompanying tenant applicants to view the property.
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Obtaining and evaluating references and credit
checks.
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Preparing a suitable tenancy agreement and arranging
signature by the tenant.
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Collecting and holding as stakeholders a deposit
(bond) from the tenant.
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Preparing an inventory with full photo images, and
schedule of condition.
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Checking the tenant into the property and agreeing
the inventory.
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Advising of the transfer of gas, electricity and
council tax accounts into the tenant's name.
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Receiving rental payments monthly in advance, and
paying you promptly, together with a detailed
statement.
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Inspecting the property periodically, and reporting
any problems to you.
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Arranging any necessary repairs or maintenance,
first liaising with you in the case of larger works.
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Keeping in touch with the tenant on a routine basis,
and arranging renewals of the agreement as
necessary.
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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.
Top
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 please
check below.
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.
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 the Post Office,
and further information may be obtained from the Inland
Revenue.
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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
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 Appliances & Equipment
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 specific legal
requirement for a qualified electrician to carry out an
inspection and issue a safety certificate (as exists in
the case of gas appliances), 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.
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.
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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 which conform to certain
minimum standards. Quality properties attract quality
tenants.
If you
think your property needs a new interior look or you
need help getting the best out of the property. We also
employee an interior designer who can give you hints and
tips on making the property look appealing to most
tenants overall.
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, 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.
Keys
You should provide one set of keys for each tenant.
Where we are Managing we will arrange to have duplicates
cut as required.
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