Renting FAQs
Frequently asked questions relating to property renting.
[+] 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.
When do I need to start looking for a property?
- A.
You should start looking about 2-4 weeks before you need to move. If you start too early, you are likely to see a property that is available before you are ready.
- Q.
How can you help me find a property?
- A.
Firstly, contact us to let us know your requirements. We will check our database of available properties and give you immediate feedback. Once we know your requirements we will search the market on your behalf until you find your ideal home. During this time we will contact you on a regular basis to keep you informed of our search progress and check that your requirements have not changed.
- Q.
I have seen a property that I really like what should I do next?
- A.
You should contact us as soon as possible and arrange a viewing to avoid disappointment. Don’t forget that as part of our service we will chauffeur you to the viewing at a time that suits you.
- 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.
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 sort of agreement will I have?
- A.
It depends on a number of factors such as:
- whether you are renting as an individual or as a company;
- if it is your only or main residence;
- if the landlord is resident;
- the annual rent;
- wishes of the landlord.
-
Most agreements are Assured Shorthold Tenancy (AST) agreements. ASTs are commonly for a fixed period of 6 or 12 months or a monthly periodic tenancy from the start.
- Q.
Do I need a guarantor?
- A.
All our tenants are required to have a guarantor. Guarantors must be UK resident, hold a UK bank account and be a homeowner. If you are unable to provide a suitable guarantor we will accept payment of the rent in advance for the fixed period of the tenancy or for 6 months rent whichever is the higher.
- Q.
What costs will I incur before I move in?
- A.
£350 plus one month’s rent as a deposit. This is staged as follows:
- When you have found a property that meets your requirements - An Administration Fee of £350 is payable by all prospective tenants. This fee covers the cost of checking references, processing your application and producing the necessary legal documentation. The day your tenancy agreement starts, the Administration Fee and is refunded in full. The Administration Fee is non-refundable in the event you do not take up the tenancy for any reason such as having unsatisfactory references.
- When your references have cleared - One month’s rent as a deposit to cover against any of the following at the end of the tenancy:
- Cleaning – for example cooker or carpets;
- Rubbish removal;
- Unpaid rent;
- Replacement keys/locks when keys are lost or not returned.
The deposit must be cleared in our client bank account before you can move in so please allow sufficient time for clearance.
- Q.
What information do you require for tenant referencing?
- A.
We require your name and addresses dating back at least 2 years. Additional information such as date of birth and NI (National Insurance) number is optional but can speed up processing times.
- 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.
- Q.
What do I do about utility bills etc?
- A.
We will inform all the utility companies (council tax, gas, electricity and water) of your move in date and the meter readings where appropriate. The utility companies will then contact you directly. You will need to arrange telephone accounts, TV licence and any other services you may require (e.g. broadband or satellite).
[+] 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 much rent should I be looking to pay?
- A.
We suggest that your earnings are at least 2 ½ times the annual rent, as reference agencies usually require this level of income.
- 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.
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.
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.
[+] 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.
