Rent provide a range of letting and management services based on the experience, skills and expertise of our lettings team. As members of the Tenancy Deposit Scheme, you can be assured that we have a detailed understanding of the lettings and management sector and will ensure that you are given the best possible service.
Our standard Fees are 12% Inclusive of VAT for a Let only service, and for a Let and Management Service our fees are 18% Inclusive of VAT
Many individuals and companies have become involved in the London rental market to rent to people who need to relocate with their work or homeowners who are having difficulty in selling their own properties. Increasingly, large numbers of people are entering the ‘Buy to Let’ sector as an opportunity for investment.
As a result, Landlords have come to expect extensive knowledge and expertise from Rent.
WHERE TO START?
1. Instruct Rent – In choosing us, you have come to the right place! Having been firmly established for 20 years, we are highly knowledgeable in the lettings market.
We are also be a member of TDS (Tenancy Deposit Scheme) which is a government backed accreditation scheme providing peace of mind to both Landlord and Tenants through the knowledge that firms within TDS offer high levels of customer service.
2. Having chosen Rent, you will be required to prepare your property for rental and below we list a few guidelines to assist you:
The rental market as with any other is competitive therefore, in order to obtain the best possible Tenants; we recommend you present your property in the most effective way.
- Interior walls should be neutral colours and carpets plain
- Fabrics and Furnishings (if any) should be able to withstand reasonable wear and tear and be of suitable quality
- Animals and their odours should be eliminated
- The front door should be clean and the Entrance Hall clear of any obstructions as first impressions are important
- The entire property should be clean and well-aired and the garden tidy (if applicable).
- If the weather is cold, heating should be turned on and, in warmer conditions, windows opened
3. Other important considerations for Landlords before Letting
- Written consent must be obtained from your Mortgage Provider/Freeholder (if property is leasehold).
- Your Insurance Company must be notified that the property is to be rented out and appropriate insurance obtained for a tenanted property. There are specialist insurance companies who can provide this and we would be happy to assist you.
- The Inland Revenue must also be informed within 6 months of letting your property in the UK and failure to do so will incur penalties, interest and other consequences. The Inland Revenue are apt to deal harshly with Landlords who do not declare rental income and it is always best to seek advice on tax planning and Capital Gains Tax from a fully qualified Accountant.
- Mail should be redirected with the Post Office.
- Further copies of keys will need to be provided, at least two if you have Management Agents acting for you.
- Utilities such as gas/electricity/water/telephone & Council Tax will have to be transferred to the successful Tenant.
- An Inventory and Check In should be drawn up. This is an important legal document which forms an integral part of the Tenancy Agreement and, as such, it is a false economy to prepare your own in most cases.
The Inventory is required whether the property to let is furnished or unfurnished and accurate descriptions of the overall condition of wall/floor coverings, kitchen and bathroom fittings to name but a few are essential. Amounts cannot be withheld from the Tenant’s deposit unless the loss or damage is proved to have been caused by the Tenant.
In the event that any dispute concerning loss or damage to your property is not amicably resolved then the matter will be referred to the Courts and arbitration but should be noted that any judgement will be on the basis of written documentation – the Inventory.
4. TENANCY – The Housing Act 1988 (amended 1996) has given rise to two types of Tenancy: Assured and Assured Short hold Tenancy as well as the existing Company Tenancy and Contractual Tenancy.
A) ASSURED TENANCY
Certain criteria have to be satisfied for a tenancy to qualify for assured status. Assured Tenancy gives the Tenant security of tenure but at a market rent negotiated between the parties. The Landlord may request back possession of the property let on an Assured Tenancy but must obtain a COURT ORDER. This has its advantages but is not as flexible.
B) ASSURED SHORTHOLD TENANCY (AST)
This Tenancy is attractive to Landlords as it offers market rents without security of tenure beyond the contractual term and the majority of Tenancies are based on this format. However, certain criteria must first be met:
a) The Tenant must be an individual
b) The property must be the Tenant’s main residence/home
c) The rent cannot exceed £100,000 per annum
d) The Landlord must not occupy the same property
If the property is let under an Assured Short hold Tenancy, the Landlord can issue a Section 21 Notice to guarantee possession provided the term of the Short hold is expired and not less than two months notice has been given by the Landlord stating he requires possession.
If court action is needed, this can be obtained on a number of different grounds against the Tenant.
However, it should be noted that is a criminal offence under the Protection from Evictions Act 1977, for a Landlord to threaten or forcibly evict a Tenant from their property.
C) COMPANY TENANCY
This is governed by contract law and is not regulated by the Housing Acts of 1988 or 1996. It is used when a Private or Public Limited Company (excluding partnership or sole trader) want to enter into a Tenancy.
There is no security of tenure and rental payments are often made on a monthly basis by standing order.
D) CONTRACTUAL TENANCY
Contractual Tenancy also falls outside the provisions of the Housing Acts of 1988 and 1996 and is not regulated by statute. It is most commonly used where the rent exceeds £100,000 per annum and both parties have the freedom to contract as they choose, but must then rely solely on the provisions of that Agreement.
5. FURNISHED OR UNFURNISHED - Most professional Tenants prefer the property to be furnished. Moreover the difference between rent for furnished or unfurnished is negligible and the Landlord remains responsible for the repair of replacement of any furnishings which become broken or worn (unless this was caused by a deliberate act of the Tenant – see Damage Deposits).
6. MARKETING/FINDING A TENANT – You will need to decide whether you require We Rent Flats to simply market your property and find a Tenant or whether you would prefer us to instruct us to manage your property during the Tenancy.
Whether you chose for our lettings and management or not, Rent, as your Letting Agent will firstly provide colour property details and a rental valuation which will be based on the popularity of the area, proximity to transport, rental price of similar property handled and decorative condition to name but a few.
It is important to price your rent fairly but realistically in order to attract the most suitable Tenant. We feel it is important not to over-price a property! After all, an empty property with no rental income is of no use to a Landlord!
Your rental property will be regularly advertised in the local press and publications dedicated to the letting industry as well as displayed in our offices and feature on our website and other sites including Find-a-Property, Prime Location, Rightmove, Zoopla and Gumtree amongst others to ensure maximum exposure. We also contact any listed prospective Tenants, local companies and relocation agents.
Should you decide to instruct us as your Managing Agent, we will also arrange viewings, vet prospective Tenants and obtain references, draw up contracts and advise you on your Safety and Repairs obligations.
7. FULL CREDIT CHECKING – thorough credit checks are carried out on all prospective Tenants as we can reserve the right to decline an application where necessary in the interests of protecting the Landlord’s investment.
8. REFERENCES – these can be obtained through us as your Managing Agent and include references from the Tenant’s employer and previous Landlord. We also offer a RENT GUARANTEE SCHEME* to safeguard your rental income!
9. DRAFTING OF TENANCY AGREEMENT/LEASES – Rent can prepare and supply you with all legal documentation and give practical general legal advice.
10. DAMAGE DEPOSITS – This is usually equivalent to 6 weeks rent and is taken from the Tenant to be held in our Client Account until the end of the Tenancy. Upon the Tenants vacating your property, there will be a re-inspection and any deposit returns will be made within a maximum of 28 days, provided that there are no disputes and all utility accounts have been settled.
The costs of everyday repairs and maintenance are the responsibility of the Landlord but, if we are instructed to manage your property on your behalf, we can instruct one of our approved contractors to complete the respective repair. Alternatively, if you have a preferred contractor, we can instruct them to carry out any respective repairs. We can also organise quotes for approval on any major repair as this becomes apparent.
Under the LANDLORD AND TENANT ACT 1985, Landlords are responsible for repair of the structure and exterior of the property, together with installations for the supply of gas (if any), electricity, water and sanitation.
11. COLLECTION OF RENT – this can be collected by Rent on a calendar monthly basis and is forwarded to the Landlord via any previously approved method after any agreed deductions have been made for contractors etc.
12. LEGAL DUTY OF CARE – Under common law, the Landlord must ensure that properties to let are safe and failure to comply with Safety Legislation is considered a criminal offence resulting in legal action and prosecution.
As your Managing Agent, we can carry out safety checks upon your request, deducting the cost from your rent.
1. Gas – The Gas Safety (Installation & Use) Regulations 1994 (amended 1998) – the Landlord must maintain gas installations and all gas appliances through annual inspections and safety checks carried out by a CORGI registered engineer and a copy of the Current Inspection Certificate must be left at the property. Rent can add your boiler to our bulk contract with British Gas, and ensure that you have a valid annual Gas Safety Certificate.
2. Electricity - The Electrical Equipment (Safety) Regulations 1994 & Electricity at Works Regulations 1989 - the Landlord must ensure that all mains voltage household electrical appliances and equipment is tested and safe to use. Any non-repairable items must be replaced and removed.
An NICEIC or similarly qualified electrical engineer must carry out these tests on an annual basis and we would also recommend this is done upon change of Tenancy.
All operating instructions must be left in the property for the Tenant’s benefit.
3. Furniture and Furnishings – The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) - Soft furnishings (such as mattresses, sofas, bed bases, cushions and padded headboards) must meet fire resistance standards and bear a permanent label confirming this. If compliance cannot be proved, the item must be removed and replaced.
4. Smoke Detectors – whilst only properties built after 1992 legally require the fitting of smoke detectors (Building Regulation 1991), we would strongly recommend that smoke detectors are fitted to each floor of the property being let.
NB: The penalty for failure to comply with statutory safety legislation is currently a maximum of £5,000 and/or 6 months imprisonment for each offence. This can be harsher in the case of injury or fatality.
The above is only a guide to the legal safety requirements and should you have any further enquiries, we would recommend that you contact a qualified solicitor who will be able to verify these in full.
13. OVERSEAS LANDLORDS – you are considered an overseas Landlord if you live abroad or go to work abroad for lengthy periods of time.
It is important to firstly note that Inland Revenue regulations apply even if you are a non-UK resident. Moreover, non-resident Landlords must apply to the Inland Revenue Financial Intermediaries Claims Office (FICO) for authorisation (by way of an exemption certificate) to receive payment of property rental “gross”, that is without deduction of Income Tax by the letting agent or Tenant as required by law.
NB: The above is merely a guideline and for fully qualified advice, you should contact an appropriate Accountant or Tax Expert. Feel free to contact us directly to put you in touch with our recommended Accountant or Tax Expert.
BRIEF GUIDE TO SERVICES:
- Advice on letting your property
- Rental evaluation, provision of property details with colour photographs
- Advertising of your rental property in local publications/on our website
- Accompanied viewings and finding of a suitable Tenant
- Status enquiries/reference and credit check of prospective Tenants
- Obtaining security deposit/rent guarantee
- Obtaining competitive quotes for insurance
- Organising/preparing the Inventory and Check-In (additional charge)
- Preparing Tenancy Agreement and Legal Notices
- Arranging transfer of Utilities to Tenant’s name and establishing Council Tax and Water Rates in Tenant’s name
- Advising on compliance with Safety Regulations for Gas/Electricity supplies etc.
- Collecting monthly rental payments and providing monthly accounting to Landlords
- Arranging annual gas safety checks (chargeable)
- Periodic inspection of the property and reporting of any problems
- Obtaining competitive quotations and, upon approval, arranging for necessary repairs/maintenance to be carried out
- Contacting the Tenant and arranging for renewals and/or check-out as necessary
Landlords we guarantee your rent
In partnership with Maras, we can help you protect your interest and guarantee your rent should you/your tenant be unable to pay.