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LANDLORDS GUIDE 1. Getting your property ready for letting 2. Decoration
3. Furniture 5. Repairs 6. Safety Regulations and the legal position
7. Inventories 9. Utilities The lettings industry has seen a “boom” in the recent years. Changes in the legislation with new introductions and amendments to the Housing Act have minimised the risks to Landlords and has proved to be a very profitable investment. We appreciate that our landlords require a high level of practical acquaintance and capability from their selected agent and this is why we are always on guard to provide the same. Big Move will offer you sincere and professional advice on letting your property whether you are a professional established landlord or new to the business. For our landlords we aim to achieve maximum rent for your properties and accommodate them with professional reliable tenants whether they are a professional family or group of professionals, as quickly as possible so no rental income is lost. In this guide you will find most of the information one will need to know to let a property so feel free to browse through and if you feel that you require any further information please do not hesitate to get in touch with us as we are more than happy to assist you. Getting your property ready for letting
It is essential that when you present your property for letting you think carefully about the decoration, the fixtures and fittings. The condition of the property is mostly the deciding factor of whether the tenants decide to take the property or not so one must ensure that the property is nicely presented. We highlight some of the most important presentation points below: Decoration
Your safest option would be to choose something light and fresh, so always aim for cream, white and beige colours. Doorway /Communal Entrances Where this applies, ensure that it is kept clear from clutter and is clean and airy as this would be the first thing the tenants will see as first impressions always count. Flooring Wooden floors are mostly preferred by the tenants. If you are however thinking of carpeting the property instead make sure you chose neutral colours and aim for a good quality carpet to save you from having to change it again in a couple of months time. If there are carpets in the property already make sure these are thoroughly cleaned and are free from any stains or marks. Curtains and Blinds Ensure the curtains fit the windows properly and again these need to be free from any marks or stains. Blinds would suit best in the kitchen and bathroom. Kitchen The kitchen should be kept clean tidy and airy and all white goods have to be supplied. Where possible provide a Dishwasher as well as this is a great attraction for the tenants. The appliances should be in full working order and any little snagging issues must be taken care of. Bathroom The bathroom should be clean and bright, preferably a white suite and where a bath is applicable, a shower should also be installed. Storage Space Any clutter must be put away or neatly organised so the tenants can get a feel of the amount of space that is available for storage. Heating An efficient central heating system is important. If the property has electric storage heating, ensure that all the heaters work. You are advised to invest in a central heating system as this could be a deal breaker and a factor preventing you from renting out your property. Exterior If you have a garden or any type of outdoor space, ensure that the same is kept clean and is easy to maintain as possible. Furniture
It is a good idea for the property to be unfurnished to start of with and provide furniture if requested by the tenants as if the tenants have their own furniture, you will then have to remove it all. Unfurnished is normally referred to when the property is carpeted throughout or has wooden flooring and also contains all the white goods in the kitchen. If some more furniture is provided on top i.e. beds then the property is classified as partly furnished and if the property is ready for someone to move into then that is defined as a furnished property. General maintenance
The property should be kept clean and tidy during the viewing stages to create that all important first impression. Repairs
Under the Landlord and Tenant Act 1985 sections 11-16, it is the landlord’s responsibility to repair any damages to the structure and exterior of the house together with installations for supply of water, gas and electricity, sanitation, space and water heating. Equally each tenant is responsible to ensure that they use the property in a reasonable manner making sure that it is kept clean and tidy all the time, maintaining internal decorations and carrying out minor maintenance work themselves. Safety Regulations and the legal position
The Housing Act 1988 (as amended by the Housing Act 1996 and the new Housing Act 2004) Listed below is a very brief guide to some of the regulations you as a landlord will be responsible for – this should not be taken as a detailed interpretation of the complete regulations.
Deposit Protection In April 2007 the laws relating to the holding of deposits changed, which means all properties let under an AST have to have the deposits protected. Essentially there are two types of protection. If you would like access to the deposit, then it must be insured. An insurance policy can be bought from one of the Governments recognised insurers. The second option does not give you access to the deposit but it is lodged in an interest bearing account at one of the Governments protection agencies. We are members of the Deposit Protection Service.
Gas Safety (Installation and Use) Regulations 1998 This covers all appliances, flues, meters and associated pipe work. The property has to be inspected on an annual basis by qualified Corgi registered engineer who will issue you with a certificate.
Electrical Equipment (Safety) Regulations 1994 & Part B of Building Regulations January 2005 These regulations apply to all persons, who in the course of business, let accommodation which contains electrical equipment. Trading Standards are concerned that a Landlord must be able to demonstrate that electrical appliances are safe before a property is let. While there is no legal requirement to provide an Electrical Safety Report we strongly recommend that you do, as without one it would be very hard to prove your innocence should one of your tenants injury themselves on any equipment supplied by you.
Energy Performance Certificates (E.P.C.’s) With effect from 1st October 2008, all rental properties with a new or renewed tenancy in England and Wales will be required to have an E.P.C. An E.P.C. look’s similar to the energy label found on most domestic appliances and gives prospective tenants an idea of the energy efficiency of your property. Rated on a scale of A to G (where A being the most efficient). Current running costs for heating, hot water and lighting will also be shown on the certificate, together with a list of recommended energy saving improvements. You as the landlord will have a legal obligation to obtain an E.P.C. prior to marketing and once you obtained one, it will be valid for 5 years. We can arrange Energy Performance Certificates (EPC) for you, just ask a member of staff. The Building Regulations 1991 (Smoke Alarms)
The Building Regulations 1991 insist that mains-operated smoke alarms must be fitted in all new buildings. Property built before 1992 need not comply. However we recommend that a battery-operated smoke alarm be fitted to every floor of a rented property, to better protect tenants and your investment. Inventories
The purpose of an inventory is to establish damages which can only be done if descriptions and conditioning remarks are sufficiently detailed in a report. Under the terms of the tenancy agreement, the tenant is required to return the property and contents at the end of the tenancy in the same condition as they were at the commencement, fair wear and tear is accepted. Consent to let
If the landlord has a mortgage, it is normal for mortgagees to require notification of any proposed letting and the landlord should seek their initial consent. In the case of leasehold premises the consent of the Head Lessee of Freeholder will be required. The landlord should also advise his insurance company of the proposal to let the property as this could either invalidate the insurance altogether or increase the premiums. Utilities
It is the tenant’s responsibility to pay for the gas (if applicable), electricity, water, telephone (if applicable), council tax and television licence (if applicable) As the landlord you are still responsible for the payment of service charges and ground rent in leasehold properties and buildings insurance on freehold properties. Tenancy agreements
Most contracts are drawn up for a period of twelve months and where requested by the tenants or the landlord have a clause of 6 month built in. We will do the same depending on both parties preferences but we do recommend that agreement is for no less than 6 months. So why chose Big Move?
Big Move is a professional Estate Agent who take pride in the work and services it provide with strong knowledge and experience of the property market. We understand the underlying pressures of living in a busy, vivacious capital. We are totally committed to delivering the results you expect, as a home owner whether it's to let or sell your property. We work beside you, our client and will provide the best advice with an efficient and professional service at all times. Our talented and friendly staff has a combined knowledge of the property market. We endeavor to exceed expectations - from our relaxed and exquisitely designed offices; a specialized property consultant will assess your property needs and requirements in relation to the property to ensure a unique service and a smooth sale or let of your property. We understand every client has different requirements as well as the whole process can be a worrying and frustrating experience, this is why we are on hand every step of the way to guide you to a hassle free tenanted or sold property with the service that’s right for you. Our inspiring front window display with LCD Screens shows all of our properties in our spectacular modern office which never fails to catch potential passing clients. We have an excellent advertising campaign as we market all available properties on the biggest property websites around (Rightmove, Findaproperty, Primelocation, Propertyfinder, Hotproperty, email4property) and our own website, as well having a large data base of awaiting professional clients looking for properties of all standards, sizes and area’s for let and sale.
On hand every step of the way to help you to let or sell!!!
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