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If you currently own or intend to purchase residential property
for rental in Bridgwater, Taunton and
Burnham & Highbridge, 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 Full Management Services include:
- Visiting you at your property, and providing a rental valuation and any other advice which you may require about letting your property.
- Advising you on compliance with the various safety regulations.
- 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.
- Accompanying tenant applicants to view the property.
- Obtaining and evaluating references and credit checks.
- Preparing a suitable tenancy agreement and arranging signature by the tenant.
- Collecting and holding as stakeholders a deposit (bond) from the tenant.
- Preparing an inventory and schedule of condition.
- Checking the tenant into the property and agreeing the inventory.
- Supervising the transfer of gas, electricity and council tax accounts into the tenant's name.
- Receiving rental payments monthly in advance, and paying you promptly, together with a detailed statement from our computerised management systems.
- If required paying regular outgoings for you from rental payments.
- Inspecting the property periodically, and reporting any problems to you.
- Arranging any necessary repairs or maintenance, first liaising with you in the case of larger works.
- Keeping in touch with the tenant on a routine basis, and arranging renewals of the agreement as necessary.
- 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 admin charge is just £99, and our
ongoing management commission is only 5% of monthly rental payments.
We make NO ADMIN CHARGE for each renewal of an existing agreement.
There is also NO VAT to pay giving you even greater RETURN ON YOUR
INVESTMENT.
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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. We can provide information
on Landlord's Legal Protection, and Landlord's Contents insurance
if required.
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 90% of the normal rate. When unoccupied
and 'substantially' unfurnished, there is no charge for the first
six months, and thereafter a charge of 90% 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
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.
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.
Other Considerations
What is an Assured Shorthold Tenancy?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £25,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant. In addition, if the tenant owes at least 2 months or 8 weeks rent on the property he can apply through the court to seek a possession order.
Is your property a House in Multiple Occupation (HMO)?
If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules apply. Learn more here: http://www.propertylicence.gov.uk
The Housing Health and Safety Rating System (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities. For further information visit http://www.communities.gov.uk/hhsrs
The Tenancy Deposit Scheme
From 6 April 2007, all deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. Landlords and letting agents must not take a deposit unless it is dealt with under a tenancy deposit scheme. To avoid any disputes going to court, each scheme will be supported by an alternative dispute resolution service (ADR). Landlords and letting agents will be able to choose between two types of scheme; a single custodial scheme and two insurance-based schemes. (please note that if a landlord instructs an agent to collect a deposit on his/her behalf the agent becomes responsible for ensuring the deposit is held in an authorized scheme. therefore we cannot accept deposits for forwarding to landlords). Learn more here: http://www.direct.gov.uk/en/TenancyDeposit/index.htm.
The Disability Discrimination Act 2005
The DDA 2005 addresses the limitations of current legislation by extending disabled people's rights in respect of premises that are let or to be let, and common hold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people. Under the new duties, provided certain conditions are met (for example, that a request has been made), landlords and managers of premises which are to let, or of premises which have already been let, must make reasonable adjustments, and a failure to do so will be unlawful unless it can be justified under the Act. Landlords will only have to make reasonable adjustments. And they will not have to remove or alter physical features of the premises. Learn more here: http://www.dwp.gov.uk/aboutus/dda_factsheet4-premises.pdf
We hope that you will find the above information useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property.
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