Landlords FAQ
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Q How do you find tenants?
A We advertise in the local newspapers, on our website and on primelocation.com and findaproperty.com. We also receive many enquiries from prospective tenants who have been recommended to us personally.
Q Do you take up references?
A Yes- we take up a Bank reference, an employment reference, a previous landlords reference, a character reference and we credit check each tenant. If for any reason these are not available we will discuss possible alternatives with the Landlord, these include the tenant providing six months rent upfront and having a rental guarantor.
Q How long does it take to find a tenant?
A This is dependent upon the type of property and how many other properties are available at that particular time. We would hope to find suitable tenants within 6 weeks and often this works out to be sooner.
Q How is the rent set?
A We visit the property, and by comparison with other properties in the area, we can then advise a realistic rent. This is a matter of experience and we take into account the standard of presentation as a clean and attractively decorated property will be more in demand and therefore command a higher rent.
Q Should I inform my Bank/Building Society of my intention to let?
A Yes, this is a requirement of all lenders who may wish to see the Tenancy Agreement and make certain stipulations. We can supply them with all the necessary information.
Q Should the house be left furnished or unfurnished?
A This is a matter for the owner to decide. There is much demand for unfurnished properties but if an owner has a house full of equipment and furniture which he/she would otherwise have to store, then obviously it will be more convenient to let furnished, provided that the furnishings comply with the 1988 Furniture and Furnishings (Fire) (Safety) Regulations, (see attached notes)
The difference in rent by letting a property furnished may not be as much as one might imagine, but we would advise on this.
Q Do I need an Inventory?
A Yes, this is essential, so that at the end of the tenancy there can be no doubt as to what was in the property at the outset.
We always prepare a Schedule of Contents and Conditions at the commencement of the tenancy, which the Tenant signs, along with any comments as to condition. This is checked at the end of the tenancy and if necessary, negotiate with the Tenant for any deductions from their deposit.
Q Do you take a deposit?
A Yes, always. This is usually equivalent to one month's rent plus £100 and when the property is managed, the deposit is held by HomeFinders. This is registered with the dispute service & held in line with government legislation.
Q What happens about bills for Services (electricity, gas and telephone)?
A If possible, these accounts are all transferred to the name of the Tenant. We take Gas, Electricity and water meter readings prior to the tenant moving in and inform all the services including the Council Tax department of the change of tenancy at the property.
Q Can I stipulate no pets, no children, no smokers etc?
A Yes, of course, but please bear in mind that this may restrict the market and make the letting of the property more difficult
Q Can you deal with the legal side?
A Yes, we are able to draw up the legal Agreement for you. The Assured Shorthold Tenancy gives a Landlord a mandatory right to re-possession at the end of the agreed term and offers flexibility to both the Landlord and the Tenant. We are also able to handle winter lets for owners who deal with summer holiday letting. We have full Professional Indemnity Insurance.
Q Can the Landlord or Tenant give Notice during the Tenancy?
A Notice can be given any time during the tenancy, but only for termination at the end of the 'term certain', unless there has been a breach of the tenancy conditions in which case Notice stating the grounds for termination can be issued. After the 'term certain' (a minimum of 6 months), the Tenant may give one month's Notice, the Landlord gives two month's Notice.
Q How and when do I receive the rent?
A Tenants pay a month's rent in advance at the commencement of the tenancy and thereafter the rent is paid per calendar month. Where we act as Managing Agents of the property, this is paid to your Bank / Building Society Account on a monthly basis and you are sent a Statement showing any deductions from rent received with supporting Invoices.
Q I am going abroad and will be non-resident for tax purposes. Can you advise me?
A Yes, we can give you full information regarding this and operate a tax service for this particular purpose.
Q Do you get many problems?
A Thankfully, very few major problems.
Most of the minor problems include late payments of rent and standards of housekeeping and garden maintenance which does not measure up to the Landlord's expectation, but these can usually be resolved providing that all parties are reasonable.
Q Who pays for the repairs?
A Where a property if furnished and equipped, the Landlord is responsible for maintaining the structure and essential services i.e. plumbing, drainage, electricity, central heating. Also equipment such as a cooker, fridge, washing machine and other electrical/gas items, unless otherwise agreed. If it can be seen that the Tenant has misused these, then we take the appropriate action. With unfurnished properties, just structure and services are maintained by the Landlord.
Q Do you ask me before authorising repairs etc?
A We do try and inform you of any repairs that require attention. However, particularly when a Landlord is overseas or unavailable at the time that a repair is required we ask for authority to spend up to £100 on an essential repair / replacement basis. We hope that you will have confidence in our judgments and our aim is to minimise Landlord's expenses whilst maintaining the property to a reasonable standard.
Q What else do i need to do to let my property?
A You are required by law to provide any tenants with an Energy Performance Certificate. This is carried out prior to a new tenancy and only has to be carried out every 10 years. We can arrange for this to be carried out.
If your property has gas you will need to have a Landlords gas safety check carried out annually.
We recommend having electrical checks carried out on your property regularly & can arrange this and the gas certificates.