Landlord's Information
If you currently own or intend to purchase residential property for rental in East Grinstead or the surrounding areas, you should consider engaging our services. You will find us both professional and cost-effective. As we are specialists, we know how to manage property for optimum performance and our aim is to maximize your earning capability from what is possibly your most valuable asset. We also help to ensure the smooth running of tenancies and compliance with the various Landlord and Tenant laws.
Maximise the return on your investment - contact us now.
| Guide | Our Services | Our Fees | Insurance | Contact Form |
Please click on the links above, or simply scroll down to read about our services and fees, our extensive Guide for Landlords and our information about Landlord's insurance.
Our Services
The Gold Service - Letting and Full Management
This is a fully comprehensive service, offering Landlords complete peace of mind. You will not need to have any contact with your Tenant. This service is suitable for Landlords who are not residing locally.
This service includes:
- Visiting you at your property to provide a rental valuation and any other advice you may require about letting your property;
- Locating suitable Tenants. Your property will be advertised locally, on our website and on propertyfinder.com (now zoopla.co.uk), the UK's number one website for lettings and its associated websites, eg. Times Online, Yahoo and Up My Street. However we have excellent contacts with various company and other establishment personnel departments and usually have Tenants waiting;
- Accompanying Tenant applicants to view the property;
- Obtaining and evaluating references and credit checks in respect of prospective Tenants;
- Advising you on compliance with the various safety regulations;
- Preparing a legally binding Tenancy Agreement and arranging signature by the Tenant (An additional charge is made for this - please see details below);
- Collecting a security deposit from the Tenant and dealing with it in accordance with The Housing Act 2004, as amended by The Housing (Tenancy Deposit Schemes) Order 2007;
- Arranging the preparation of an inventory and schedule of condition of the property (An additional charge is made for this - please see details below);
- Checking the Tenant into the property and agreeing the inventory and schedule of condition;
- Taking meter readings and supervising the transfer of gas, electricity and council tax accounts into the Tenant's name. Also advising the utilities on expiry of the tenancy;
- Receiving rental payments monthly in advance and paying you promptly. We also provide you with a detailed statement from our computerised management system;
- Inspecting the property periodically and reporting any problems to you;
- Arranging the necessary gas safety and electrical checks (the Landlord will be responsible for the cost of these);
- Arranging any necessary minor repairs or maintenance (the Landlord will be responsible for the costs involved);
- Liaising with you in respect of any larger repairs and obtaining competitive estimates for the work;
- Keeping in touch with the Tenant on a routine basis and arranging renewals of the Tenancy Agreement as necessary;
- Checking Tenants
out of the property as required, reletting and continuing the process
with the minimum of vacant periods, to ensure that you receive the optimum
return from your property.
The Silver Service - Letting and Part Management
This is a rent management option which is ideal for Landlords who want only limited contact with their Tenant. You will be responsible for repairs and maintenance of the property.
Points 1-11 and 16 and 17 above are included.
The Bronze Service - Letting Only
This service is for Landlords who simply require a Tenant finding service, but wish to manage the tenancy, deal with repairs and maintenance to the property and collect the rent themselves. (We do, however, collect the first month's rent as part of this service). You will need to deal with the security deposit in accordance with the current law and will have regular contact with your Tenant.
Points 1 - 10 above are included.
We maintain a flexible attitude and are able to adapt our service to meet your individual circumstances and needs.
Our Fees
The Gold Service - Letting and Full Management
Only 12% - 14% of the monthly rent, on a sliding scale, depending on the size of the property and the level of rent achievable.
The Silver Service - Letting and Part Management
Only 8% to 10% of the monthly rent, on a sliding scale, depending on the size of the property and the level of rent achievable.
The Bronze Service - Letting Only
6 Month Tenancy - Half a month's rent;
12 Month Tenancy - A month's rent.
Note - Additional Fees:
A one-off set up and advertising fee of only £70.00 will be charged to Landlords, whichever service is selected.
We charge only £40.00 to prepare the Assured Shorthold Tenancy Agreement and thereafter, only £20.00 for each renewal of the Tenancy Agreement.
If we are instructed to arrange the preparation of the inventory and schedule of condition of the property, the following sliding scale of fees will apply. NOTE - This work is outsourced to an independent Inventory Clerk who will invoice directly, and VAT is payable:
| Unfurnished | Part Furnished | |
Studio
flat |
£50.00
plus VAT |
£60.00
plus VAT |
1
Bedroom |
£60.00
plus VAT |
£75.00
plus VAT |
2
bedrooms |
£70.00
plus VAT |
£90.00
plus VAT |
3
bedrooms |
£80.00
plus VAT |
£105.00
plus VAT |
4
bedrooms |
£90.00
plus VAT |
£120.00
plus VAT |
5
bedrooms |
£100.00
plus VAT |
£135.00
plus VAT |
Fees for fully furnished properties will be agreed with the Inventory Clerk on a case by case basis.
There are no hidden charges with any of our services.
Our fees are very competitive as we are a web-based business and do not have the high overheads to support, like most High Street Agents.
You will pay nothing until we have found you a Tenant and you are earning rental income from your property. Also, a discount will be offered to Landlords with multiple properties.
Most importantly, there is NO VAT to pay on our agency fees, giving you an even GREATER RETURN ON YOUR INVESTMENT.
What do you have to lose? Contact us today.
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 that the legal requirements are complied with. We provide summarized information below. If you require further advice or assistance, please do not hesitate to contact us:
| Mortgage | Important safety regulations: | Decorations |
| Council tax | Preparing the property for letting | |
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. It follows that a well maintained and presented property in good decorative order will go towards this, whilst also achieving a higher rental figure. 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 by the Tenant can be established.
Appliances
Similarly, appliances such as a washing machine, fridge freezer, cooker, dishwasher etc, should be safe and in good working order. Repairs and maintenance are at the Landlord's expense unless misuse by the Tenant can be established.
Decorations
Interior decorations should be in good condition, and preferably plain, light and neutral.
Furnishings
Your 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 pleased to offer advice on whether to furnish or not and to what extent. As a minimum you will need to provide decent quality carpets, curtains, light fittings and a cooker. Remember that there will be wear and tear on the property and any items provided.
Personal items, ornaments etc
Personal possessions, ornaments, pictures, books etc, should be removed from the property, 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 with 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 a similar condition. Where they fail to do so, cleaning should be arranged at the Tenant's expense.
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/week refuse and recycling is collected, etc.
Keys
You should provide one set of keys for each tenant. Where we are managing the property, we will arrange to have duplicates cut as required.
Other Considerations
What is an Assured Shorthold Tenancy?
Most tenancies will automatically be an Assured Shorthold Tenancy, provided the rent is under £25,000 per year and the property is being let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 or 12 months. When the fixed term has expired, the Landlord is able to regain possession of the property provided 2 month's prior written notice has been given to the Tenant. In addition, if a Tenant owes 2 months/8 weeks rent, the Landlord can apply through the Court to obtain an Order for Possession, to regain possession of the property from the Tenant.
Mortgage
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses to be included 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.
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 advise on Landlord's Legal Protection and Rent Guarantee cover and Landlord's Contents and Buildings insurance if required. Please see the section below for further information.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. mortgage payments, 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 can make payment of certain bills on your behalf, provided such bills are received in your name at our office, and sufficient funds are held to your credit.
Council tax and utility accounts
We will arrange for the transfer of council tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. We will handle all of these matters for you. However, BT will require instructions direct from both Landlord and Tenant.
The inventory
It is most important that an inventory of contents and schedule of condition of the property is prepared, in order to avoid misunderstandings or a dispute at the end of a tenancy. Without such safeguards, it will be impossible for a Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete service, we will if requested, arrange the preparation of an inventory and schedule of condition at the cost shown in the Fees section.
Income tax
When resident in the UK, it is entirely the Landlord's responsibility to inform HM Revenue & Customs of rental income received and to pay any tax due. However, where a Landlord is resident outside the UK during a tenancy, unless an Exemption Certificate from HM Revenue & Customs is held, we as Landlord's Agents are obliged to retain and forward to HM Revenue & Customs on a quarterly basis, an amount equal to the basic rate of income tax from rent received, less certain expenses. Where we are managing a property, we will provide advice and assistance on applying for an Exemption Certificate.
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.
Health & Safety and other Legal Requirements
The following safety requirements are the responsibility of the owner (the Landlord), and where we are to manage the property, they are also our responsibility as Agent. Therefore, where we are managing, we will need to ensure compliance with the appropriate regulations, the costs of which will be the responsibility of the Landlord.
- 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 Gas Safe registered engineer).
- 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. 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. This legislation requires that any equipment a Landlord supplies as part of the tenancy is safe. This means that Landlords need to regularly maintain the electrical equipment they supply to ensure it is safe. Although with tenanted property there is currently no specific legal requirement for electrical safety certificates (except in the case of houses in multiple occupation), it is now widely accepted in the letting industry that the only proper way to ensure safety and for Landlords to avoid the risk of being accused of neglecting their "duty of care", is to arrange electrical inspections and the issue of safety certificates. We, therefore, strongly recommend that a fixed electrical wiring test is carried out at the beginning of a tenancy, together with Portable Appliance Testing (PAT testing) for portable electrical appliances to be left at a property (for example, fridge/freezer, washing machine, lawnmower, etc). We recommend that these tests are repeated annually.
Fire Safety
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, 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. Items which comply will have a permanent label attached by the manufacturer, which confirms compliance.
Smoke Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other tenanted property (except in the case of houses in multiple occupation), it is generally considered that the common law "duty of care" means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property, where smoke alarms are not fitted. We, therefore, strongly recommend that a Landlord should fit at least one long life, lithium battery powered alarm on each floor, in the hall and landing areas.
Carbon Monoxide Detectors
Again, whilst there is no legislation requiring a carbon monoxide detector to be fitted in tenanted property, we strongly recommend that Landlords should fit one of these detectors.
Is Your Property a House in Multiple Occupation (HMO)?
If your property is on three or more levels and let to five or more tenants comprising two or more households (ie. not all of the same family), it will be subject to mandatory licensing by the Local Authority. Whether mandatory licensing applies or not, if there are three or more tenants not all of the same family in any property, it is still likely to be an HMO and special management rules apply. Please ask us or your Local Authority for details.
The Housing Health and Safety Rating System (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of twenty nine potential hazards summarised as dampness, excess cold or heat, pollutants (eg. asbestos and carbon monoxide), lack of space, security or lighting, excessive noise, poor hygiene, sanitation or water supply, accidents (eg. falls, electric shocks, fires, burns and scalds) and collisions, explosions and structural collapse. Landlords have to maintain their properties to provide a safe and healthy environment for tenants. The HHSRS is enforced by Local Authorities. Please ask us or your Local Authority for details.
The Tenancy Deposit Scheme
Since 6 April 2007, all deposits taken by Landlords and Letting Agents under Assured Shorthold Tenancies in England and Wales must be protected by a Tenancy Deposit Protection Scheme. Landlords and Letting Agents can choose between two types of deposit protection scheme - a single custodial scheme and two insurance-based schemes. To avoid any disputes going to Court, each scheme is supported by an alternative dispute resolution (ADR) service. The legislation also requires that certain ‘Prescribed Information’ must be given to a Tenant within 14 days of a deposit being taken. Some of the information must be provided by the Landlord. We can assist with this if required.
If you, the Landlord, decide to deal with the deposit yourself, we will transfer it to you within 5 days of receiving it. You must then register it with a Tenancy Deposit Protection Scheme within a further 9 days and provide the ‘Prescribed Information’ referred to above. There are penalties imposed against Landlords who do not comply with this law. First, the Tenant can take legal action against you in the County Court. The Court can make an order stating that you must pay the deposit back to the Tenant or lodge it with the custodial scheme, which is known as the Deposit Protection Scheme. In addition, a further order can be made requiring you to pay compensation to the Tenant of an amount equal to three times the deposit. You will also be unable to serve a Section 21 Notice on your Tenant to terminate the tenancy until you have complied with the above conditions and the Court will not grant you a Possession Order. Where you deal with the deposit yourself, we have no liability for any loss suffered if you fail to comply. You can learn more on the Government website, which includes an overview of the requirements and also links to the sites of the companies running the various schemes.
The Disability Discrimination Act 2005
The DDA 2005 addresses the limitations of current legislation by extending disabled peoples' rights in respect of premises that are let or to be let. Provided certain conditions are met (for example, that a request has been made), Landlords and Managers of let premises and premises that are to be let will be required to make reasonable adjustments for disabled people. Failure to do so will be unlawful unless it can be justified under the Act. Please be assured, however, that Landlords will only have to make reasonable adjustments and will not have to remove or alter physical features of a property. Learn more via this factsheet.
Energy Performance Certificates (EPCs)
Since 1st October 2008, Landlords offering property for rent are required by law to provide prospective Tenants with an Energy Performance Certificate for their property. The Certificates must be provided free, either when (or before) any written information about the property is provided to prospective Tenants, or a viewing is conducted. A new Certificate will not be required on each let since, in the case of rental property, EPCs will be valid for 10 years. The requirement has been introduced to comply with the EU's Energy Performance of Buildings Directive (EPBD) which applies to all property. The Directive's requirements were introduced in England and Wales along with the controversial Home Information Pack, which requires people selling residential property to produce a pack for buyers, with information about their title and local searches, together with an EPC. We can arrange an EPC inspection for our Landlord clients upon request. The cost is in the region of £80.00 - £100.00 including VAT.
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.
Insurance - for Landlords
We are able to advise on a variety of insurance policies for Landlords, including the following:
Buildings Insurance
This covers the rebuilding of your property following loss or damage caused by the usual insured risks, for example, fire, flood, etc. Some policies also include property owner's liability cover for accidents or injury caused to others at the property.
Contents Cover
Full contents cover is available where a property is let furnished. Where a property is let unfurnished, limited contents cover is available for items such as carpets, curtains, light fittings and kitchen white goods, etc. Some policies also include Landlord's liability cover for accidents or injury caused at the property.
Legal Expenses
Your Tenants may fail to pay the rent, damage or remove your possessions from the property, or cause a nuisance to your neighbours. All these problems can be resolved by legal action but this is expensive. These policies usually provide cover for your legal expenses up to a stipulated amount, for example, £25,000.
Rent guarantee
Should your Tenants fail to pay the rent, cover includes the rent you are expecting from your property until vacant possession is obtained, usually for up to 12 months (excluding the first month's lost rent). Some policies include cover for 50% of the rent for up to 3 month's after possession is obtained whilst a new Tenant is found. All related legal expenses are usually included.
We strongly recommend that Landlords take out legal expenses and rent guarantee insurance, in addition to their buildings and contents cover, for extra security and peace of mind.
Further details are available on request, but please note that we are not regulated to sell insurance products.