Summary of the Services we offer Landlords can be found here

Useful Information:

KEEP IT CLEAN

If your property is clean, tidy and has a reasonable standard of decoration it will be more attractive to good quality tenants and easier to achieve a good level of rent. Think carefully about whether you would want to live there or not. Ask us for advice or recommendations on any odd jobs etc. that might make the property more appealing.

TO FURNISH OR NOT TO FURNISH?

Property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and the local market conditions. We will be able 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, you need to accept that there will be wear and tear on the property and any items provided. Do not leave items which are irreplaceable or have personal sentimental value.

DO I NEED TO TELL ANYONE THAT I AM LETTING THE PROPERTY?

If you have a mortgage or loan on the property you must inform your lender in advance of any letting and get their consent. If you do not do this you may breach your mortgage conditions with potentially serious consequences. If your property is Leasehold (e.g. a flat in a block or converted house) you may need the consent of the Freeholder or the Management Company for the building. Keep copies of any such consent's obtained safe, as you may need to provide them later.

WHAT ABOUT INSURANCE?

You must inform your insurance company of any proposed letting as your cover and or premiums may be affected. Failure to tell your insurers might mean they refuse to pay any subsequent claim. You will need to ensure that your policy covers you for third party/ public liability so that you are covered for claims against you following accidents etc due to defects at your property. You might want to consider one of the various specialist insurance products for landlords, which could include protection against rent arrears, or for legal expenses if you have to take legal action against your tenant.

WHO PAYS THE COUNCIL TAX?

Usually, whilst the property is let, the tenant as occupier is responsible to pay the Council Tax direct to the local authority. There are some circumstances however where the landlord can remain liable and so there needs to be a suitable clause, clarifying responsibility, in the tenancy agreement. If the property is not occupied the landlord/owner is normally responsible for any Council Tax due on the property. It is in the best interests of all parties to promptly keep the local authority informed of any changes in occupancy or of the status of the property.

HOW DO I KNOW I AM GETTING A GOOD TENANT?

INVENTORY

A suitably detailed Inventory or Schedule of Condition for the property its contents and decor is absolutely essential. We can either prepare this on your behalf or employ a specialist inventory clerk on your behalf. The inventory should be provided to the ingoing tenants on the commencement date of their tenancy. Ideally the tenants should check, sign and return a copy of the Inventory to confirm their agreement with it. Without a good inventory a landlord is, legally, in a very vulnerable position if he subsequently tries to deduct money from a tenants deposit for alleged damages.

Don't forget, when changing tenants you will need to provide an updated inventory to the new set of tenants.

SAFETY MATTERS

As a landlord you have a legal obligation to provide a safe property for the tenants to live in. Specifically, this means the furniture and soft furnishings must comply with the Furnishings and Fire Regulations; any electrical equipment provided, plugs, sockets etc must be safe; and, any gas appliances, their pipe work, flues, vents etc must be tested annually (as a minimum) by a suitably qualified engineer and your tenants must be provided with an appropriate (current) certificate before they occupy the property. You should also ensure that all equipment is serviced regularly and provide instructions or user manuals so tenants know how to safely operate appliances and equipment. We will be able to explain more details and help make arrangements for the appropriate tests to be carried out.

There can be very serious consequences for any landlord endangering the health and safety of his tenants. Landlords can be fined up to £5,000 or face a maximum 5 years in prison.¹

MAINTENANCE AND REPAIRS

As the owner and landlord you will generally be responsible for maintaining and or repairing the fabric or structure of the property. We will be able to explain your specific legal obligations in more detail. It is also normal for the landlord to pay the Ground Rent or any Service Charges on the let property.

TYPES OF TENANCY AGREEMENT

The most common type of tenancy is known as an Assured Shorthold Tenancy (AST), created under the 1988 Housing Act as amended by the Housing Act 1996. These modern Housing Acts clarified the criteria and procedures making it easier to rent out a property and regain possession at the end of a tenancy. If you are letting to a Company or if the annual rent agreed is to be over £25,000 the tenancy cannot be an AST and will be outside of these Housing Acts. It will simply be what's known as a Contractual Tenancy. We will be able to explain the differences and which will be most appropriate to suit the particular circumstances of your letting.

HOW DO I RECEIVE MY RENTAL INCOME?

You will need to agree with us the anticipated timescale for the rent to be paid on to you after the tenant has paid it to the agent. There are a number of factors that influence this and you should discuss these with us so there is an understanding on both sides.

DO I HAVE TO PAY TAX ON RENTAL INCOME?

Yes, No, maybe! This will depend on each landlord's individual finances and circumstances. Rent earned on property does, however, count as income and should be declared to the Inland Revenue on your tax return although you can offset certain expenditure against the gross rental income. If in doubts seek professional advice from an accountant. It is not uncommon for letting agents to be required by the Inland Revenue to submit details, via an annual return, of their landlords and the properties they have let.

The Inland Revenue publish a series of leaflets (IR150 and IR87) which provide more details and these can be obtained direct from an Inland Revenue office or from their website (www.inlandrevenue.gov.uk ).

INFORMATION FOR TENANTS

It's good practice to leave a folder of information at the property for tenants. This might include:

• details of rubbish collection days, nearest schools, shops or leisure centres
• photocopies of any manuals/ instructions for appliances
• location of fuse boxes/ meters/ stopcock
• information about the heating system/ boiler
• useful and emergency contact numbers (plumber, handyman, electrician etc.)

¹At the time of writing.

All of this advise is subject to change at may not represent the exact service we are in a position to offer at the time of letting.