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 also that he/she complies with the law. For brief details of
a subject scroll down the page or click on Guide.
If you require further advice or assistance about rent or letting
you property in Croydon, Purley and Oxted area, please do not hesitate
to contact us.
As we have extensive experience, we know how to manage property
for optimum performance, whilst ensuring smooth running tenancies,
and compliance with the various landlord/tenant laws. Maximise the
return on your investment - contact
us now.
Our Personal Services to the Landlord includes:
Visiting you at your property, and providing a rental valuation
and any other advice which you may require about letting your
property.
Advising you on compliance with the various safety regulations.
Locating suitable tenants. Your property will be advertised
as necessary, however we have excellent contacts with various
company and other establishment personnel departments, and furthermore
usually have tenants waiting.
Accompanying tenant applicants to view the property.
Obtaining and evaluating references and credit checks.
Preparing a suitable tenancy agreement and arranging signature
by the tenant.
Collecting and holding as stakeholders a deposit (bond) from
the tenant.
Preparing an inventory and schedule of condition.
Checking the tenant into the property and agreeing the inventory.
Supervising the transfer of gas, electricity and council tax
accounts into the tenant's name.
Receiving rental payments monthly in advance, and paying you
promptly, together with a detailed statement from our computerised
management systems.
If required paying regular outgoings for you from rental payments.
Inspecting the property periodically, and reporting any problems
to you.
Arranging any necessary repairs or maintenance, first liaising
with you in the case of larger works.
Keeping in touch with the tenant on a routine basis, and arranging
renewals of the agreement as necessary.
Checking tenants out as required, reletting and continuing
the process with the minimum of vacant periods to ensure that
you receive the optimum return from your property.
We are generally able to adapt our service to meet our client's
individual circumstances and needs, for example by providing a part
only service, or alternatively by taking on additional tasks and
duties. A few of our landlords are out of the country and we take
care of everything on their behalf.
Our Fees
1. Letting only: Finding a suitable tenant for your property
with signed agreement, reference checks, receive deposits and 1st
month Rental.- just 50% of the 1st month's rent with a minimum
of £300.
2. Letting and collecting rent: When a suitable tenant has
been found, our initial letting fee is the same as above and
rent collection is £30 per month, Regular statements
are issued to both landlord and tenant.
2. Letting and Management: After the ideal tenant has been
found, our initial letting admin fee is just £150,
and our ongoing monthly management fees are only 12% of monthly
rental payments. VAT is payable on all fees
There are no up front charges - nothing to pay until a tenant moves
in and starts paying rent.
Full reference checking is always done and rent guarantee insurance
is available and highly recommended.
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 also that he/she complies with the law. For brief details of
a subject click on a blue link below, or scroll down the page. If
you require further advice or assistance with any matter, please
do not hesitate to contact us:
Proof Of Ownership
We require proof of ownership of the property to be let – e.g. correspondence
from your mortgage company, the title deeds, documentation relating
to the ground rent (if leasehold) etc. Where the property is jointly
owned, we will require the written consent of both owners to rent
out the property. If one joint owner is absent, a written agreement
regarding the apportioning of rental income will also be required.
Mortgage
If your property is mortgaged, you should obtain your mortgagee's
written consent to the letting. They may require additional clauses
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.
Sub-letting
If you are a tenant yourself, you will require your landlord's consent.
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 provide information
on Landlord's Legal Protection, and Landlord's Contents insurance
if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. mortgage,
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 may make payment of certain bills
on your behalf, provided such bills are received in your name at
our office, and that sufficient funds are held to your credit.
Council tax
Council tax is the responsibility of the occupier. We inform the
local council of the new tenant. During vacant periods the charge
reverts to the owner. When unoccupied but furnished, the charge
is 50% of the normal rate. When unoccupied and 'substantially' unfurnished,
there is no charge for the first six months, and thereafter a charge
of 50% of the normal rate.
The inventory
It is most important that an inventory of contents and schedule
of condition be prepared, in order to avoid misunderstanding or
dispute at the end of a tenancy. Without such safeguards, it will
be impossible for the landlord to prove any loss, damage, or significant
deterioration of the property or contents. In order to provide a
complete service to the landlord, we will if requested arrange for
a member of staff to prepare an inventory and schedule of condition,
at a cost to be quoted.
Income tax
When the landlord is resident in the UK, it is entirely his responsibility
to inform the Inland Revenue of rental income received, and to pay
any tax due. However, where the landlord is resident outside the
UK during a tenancy, under new rules effective from 6 April 1996,
unless an exemption certificate is held, we as landlord's agents
are obliged to retain and forward to the Inland Revenue on a quarterly
basis, an amount equal to the basic rate of income tax from rental
received, less certain expenses. An application form for exemption
from such deductions is available from this Agency, and further
information may be obtained from the Inland Revenue.
Important safety regulations
The following safety requirements are the responsibility of the
owner (the landlord), and where we are to manage the property, they
are also ours as agents. Therefore to protect all interests we ensure
full compliance with the appropriate regulations, at the owner's
expense.
Gas Appliances & Equipment
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 CORGI registered gas installer).
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, and 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.
Although with tenanted property there is currently no specific legal
requirement for a qualified electrician to carry out an inspection
and issue a safety certificate (as exists in the case of gas appliances),
it is now widely accepted in the letting industry that the only
safe way to ensure safety, and to avoid the risk of being accused
of neglecting your 'duty of care', or even of manslaughter is to
arrange such an inspection and certificate.
Furniture & Furnishings
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, and 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. In practice, most (but not all) items
which comply must have a suitable permanent label attached. Items
purchased since 1.3.90 from a reputable supplier are also likely
to comply.
General Product Safety
The General Product Safety Regulations 1994 specify that any product
supplied in the course of a commercial activity must be safe. In
the case of letting, this would include both the structure of the
building and its contents. Recommended action is to check for obvious
danger signs - leaning walls, broken glass, sharp edges etc., and
also to leave operating manuals or other written instructions about
high risk items, such as hot surfaces, electric lawnmowers, etc.
for the tenant.
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. This is your job. Our policy of
offering a service of quality and care therefore extends to our
tenant applicants too, and we are pleased to recommend properties
to rent which conform to certain minimum standards. 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 can be established.
Appliances
Similarly, appliances such as washing machine, fridge freezer, cooker,
dishwasher etc. should be in usable condition. Repairs and maintenance
are at the landlord's expense unless misuse can be established.
Decorations
Interior decorations should be in good condition, and preferably
plain, light and neutral.
Furnishings
It is recommended that you leave only minimum furnishings, and these
should be of reasonable quality. It is preferable that items to
be left are in the property during viewings. If you are letting
unfurnished, we recommend that the property contains carpets, curtains,
and a cooker.
Personal items, ornaments etc
Personal possessions, ornaments, pictures, books etc. should be
removed from the premises, 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 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 similar condition. Where
they fail to do so, cleaning should be arranged at their expense.
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.
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 refuse is collected etc.
Security Deposits and the Deposit
Protection Scheme (DPS)
As of 6 April 2007 all deposits have to be protected by one of 2
schemes: The custodial scheme or The insurance scheme. Deposits
will be dealt with by the agent if full management has been chosen
and the landlord does not have to worry about it at all. Where landlords
are doing the management themselves, they must join one of the schemes
themselves. Please contact us for more information.
Keys
You should provide one set of keys for each tenant. Where we are
Managing we will arrange to have duplicates cut as required.
Gateway Letting - Landlord information
