Letting FAQs
Frequently asked questions relating to property letting.
[+] Legal Aspects
- Q.
Are there any legal requirements associated with letting?
- A.
Plenty! There are now over 50 Acts of Parliament and more than 70 sets of regulations governing the private-rented sector, which is why we hope you find using our services valuable. As a landlord, the key areas to consider are:
- Fire Safety
- Gas Safety
- Electrical Safety
- Furniture and Furnishings Fire Safety
[+] Tenancy
- Q.
What length of tenancy should I have?
- A.
The majority of tenancies are on an Assured Shorthold Tenancy (AST) for a period of six months. After the initial six months has expired, the tenants often stay on by way of a periodic contract on a month-by-month basis, under the same conditions as the original agreement.
- Q.
What happens at the end of a tenancy?
- A.
Under our Full Management Service we manage all aspects of extension, renewal and termination of tenancies and also the check-out process.
[+] Finding a Property or Tenant
- Q.
At what point will you take the property off the market?
- A.
Subject to the Landlord’s approval and payment of the Administration Fee we will suspend all further viewings of the property but will continue to market the property on our website, on the internet and in the local press.
[+] My Property
- Q.
Shall I leave my property furnished or unfurnished?
- A.
There is a market for both. Since the introduction of the Furniture and Furnishings (Fire)(Safety) Regulations, many landlords choose not to let their properties furnished. However, company lets very often prefer that the property is fully equipped. We can advise you on the best course of action to suit your individual needs.
- Q.
What type of insurance should I consider?
- A.
For landlords, the risks associated with letting a property can be substantial and are often quite different from those experienced by owner occupiers. It's easy to overlook the importance of having the right insurance cover. For insurance, consider the following:
- Third Party or Property Owner’s Liability – it is vital you are covered against death, injury or damage to individuals on or near your property, for example tenants, visitors and guests;
- Employers Liability – this covers claims for death or injury of anybody you employ at the property, for example a gardener or decorator. Usually buildings policies cover some level of Employers Liability insurance.
- Buildings Cover;
- Contents Insurance – you do not normally need full contents cover but we strongly recommend you have insurance cover for your carpets, furniture, curtains, blinds, electrical equipment and kitchen equipment.
- Emergency Assistance Insurance;
- Rent Guarantee Insurance;
- Legal Expenses Insurance;
For tenants, we strongly recommend you have insurance cover for your personal belongings and also cover for possible damage you may cause to the property and its contents.
[+] Tenants
- Q.
How thorough is your tenant referencing?
- A.
Our tenant referencing covers the following:
- 6 year credit history search;
- CCJs & bankruptcy;
- Defaults, arrears & repossessions;
- Linked address search;
- Validation of 3 references;
- Salary/income verification;
- Bank account validation;
- Affordability analysis;
- Delinquent tenant database search.
- Q.
What references do you require and how are they checked?
- A.
Commonly we request references from your bank, employer and current landlord. Where you are not in employment or self-employed, a character reference should be included from someone that is well placed to provide an opinion as to your good character e.g. an ex-employer or accountant/solicitor. We use a reference agency to check or contact your referees direct.
[+] Deposits
- Q.
What happens to the deposit the tenant pays?
- A.
From April 6th 2007, all deposits paid under an Assured Shorthold Tenancy (AST) have had to be protected with a government authorised scheme within 14 calendar days of receipt by the landlord/agent. Immediately we receive a deposit from the tenant we submit it to the approved Deposit Protection Service.
- Q.
What happens to the deposit at the end of the tenancy?
- A.
The deposit will be returned to the tenant to whom it belongs. However, under certain circumstances an amount may be deducted from the deposit. The tenancy agreement states what can be deducted from the deposit and under what circumstances. Deductions could be made for:
- Damage to the property, fixtures, fittings or contents – beyond ‘fair wear and tear’;
- Cleaning – for example cooker or carpets;
- Rubbish removal;
- Unpaid rent;
- Replacement keys/locks when keys are lost or not returned.
- Q.
Do you have a formal deposit dispute resolution process?
- A.
Where a dispute arises over the repayment of the deposit, an Alternative Dispute Resolution (ADR) service is available free of charge to quickly resolve the dispute.
[+] Rent
- Q.
How will I be paid income from rent?
- A.
Under our Full Management Service, we transfer the income to you via our on-line banking facility. For Let Only properties, the tenants pay the rent directly to you via a Standing Order.
- Q.
How soon after the tenant pays the rent will the income be in my bank account? (Full Management Service)
- A.
The net rental income is transferred to your account the same day it clears into the client bank account. Allowing for the time taken by the bank clearing system, the income should be available in your account within 3 working days.
- Q.
How frequently do you send statements?
- A.
Statements are sent monthly.
- Q.
What are the typical rental levels in this area?
- A.
Please call us for up-to-date data on current rental levels in the locality.
[+] Property Inspections
- Q.
How frequently will you visit my property and do you charge extra for this?
- A.
We have a hands-on approach to managing property so we routinely inspect your property every 3 months. These inspections are an integral part of our Full Management Service. More frequent visits can be arranged at cost to you, however the tenant has the legal right to ‘quiet enjoyment’ of the property which we must respect.
- Q.
What do you look for when you carry out a periodic inspection of the property?
- A.
The purpose of a periodic inspection is twofold:
- Ensure the tenant is complying with the terms of the tenancy agreement;
- Identify any repairs or maintenance required to the property, fixtures, fittings or contents.
We respect the fact that during a tenancy the property is the tenant’s home and how they choose to live is their choice. The periodic inspection is NOT intended as a check of the cleanliness or tidiness of the property.
[+] Property Repair and Maintenance
- Q.
Who do you use for the repair and maintenance of property? Do you have your own contractors?
- A.
We have a database of professional contractors who we use for the repair and maintenance of property.
- Q.
Are the contractors you use to repair and maintain property professionals?
- A.
All the contractors we use have:
- Professional Indemnity Insurance;
- Public Liability Insurance;
- Employee Liability Insurance;
- Membership of a trade or professional body
-
Contractors who wish to be added to our database must meet all these criteria where applicable.
- Q.
Do you check the contractors you use are members of trade or professional bodies?
- A.
All prospective contractors are asked to provide details of membership of any trade or professional bodies which we then validate.
- Q.
Do you have any special telephone numbers for tenants to call for repairs out of normal hours? What days/times is this available?
- A.
Yes. Tenants are provided with a telephone number they can call 24 hours a day 7 days a week.
- Q.
How quickly will somebody visit my property if there is an emergency such as a burst pipe, boiler breakdown or electrical fault?
- A.
Our approved plumbers, gas engineers and electricians all provide a 24 hour emergency call-out service.
- Q.
Do you request an estimate for work before giving contractors the go-ahead?
- A.
Yes. All estimates must be approved by landlords before we instruct contractors to undertake repairs or maintenance. An exception to this is where an emergency repair is carried out in the interests of tenant safety or to limit damage to property.
- Q.
Do you require a money float to cover repair and maintenance?
- A.
No. The cost of any repair or maintenance is deducted from the net income from the next rental payment. Where the cost of any repair or maintenance exceeds the monthly net income for a property, the landlord will be required to settle the amount in full before the cut-off date for settlement of the invoice from the contractor.
- Q.
How will I be invoiced for repair and maintenance work?
- A.
Invoices for repair and maintenance work will be sent with monthly statements. Where the cost of any repair or maintenance exceeds the monthly net income for a property, the landlord will be invoiced as soon as the repair or maintenance is complete.
- Q.
Do you arrange annual gas safety checks for my property? And do you charge for doing so?
- A.
Yes. We will arrange annual gas safety checks provided the property is subject to our Full Management Service. We do not charge for arranging gas safety checks but we do pass on any contractor charges to you. If you use our Let Only Service you are entirely responsible for gas safety checks.
[+] Jungle Property
- Q.
What steps do you take to protect clients' money?
- A.
All clients’ money is ring-fenced in a client bank account separate from the business bank account.
- Q.
What area do you cover?
- A.
See map.
- Q.
What if my question is not covered here?
- A.
Please contact us and we will gladly answer any questions you may have. We are always looking at ways of improving the information we provide so will add your question to the list. Additionally, all landlords are issued with a Landlord Information Pack covering these and other relevant topics.
