Landlords Info
If you currently own or intend to purchase residential property for
rental in Yorkshire, 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:
1. Visiting you at
your property, and providing a rental valuation and any other advice which
you may require about letting your property.
2. Advising you on
compliance with the various safety regulations.
3. 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.
4. Accompanying
tenant applicants to view the property.
5. Obtaining and
evaluating references and credit checks.
6. Preparing a
suitable tenancy agreement and arranging signature by the tenant.
7. Collecting and
holding as stakeholders a deposit (bond) from the tenant.
8. Preparing an
inventory and schedule of condition.
9. Checking the
tenant into the property and agreeing the inventory.
10. Supervising the
transfer of gas, electricity and council tax accounts into the tenant's
name.
11. Receiving rental
payments monthly in advance, and paying you promptly, together with a
detailed statement from our computerised management
systems.
12. If required
paying regular outgoings for you from rental payments.
13. Inspecting the
property periodically, and reporting any problems to you.
14. Arranging any
necessary repairs or maintenance, first liaising with you in the case of
larger works.
15. Keeping in touch
with the tenant on a routine basis, and arranging renewals of the agreement
as necessary.
16. 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 a part only service, or alternatively by taking on additional
tasks and duties.
Our Fees
Our initial letting and advertising charge is FREE and our ongoing
management commission is only 10% of monthly rental payments. 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 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 blue link below, or scroll down the page. If you require further advice
or assistance with any matter, please do not hesitate to contact us:
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.
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.
Important
safety regulations
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 GAS SAFE
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.
Preparing
the property for letting
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.
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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