Landlord Advice

Getting the best type of people into your property is always a worry. If it’s your first time then we have prepared a little advice that might help you attract just the right tenant because the condition of your property will affect its rental value and desirability. If you need advice on getting anything fixed or some maintenance doing then we have a team of people that we can call on for you.

Property Exterior

Are all windows intact and in safe working order?

 

Are all doors intact and in safe working order?

 

Do all locks work properly?

 

Do you have keys for all doors and windows etc?

 

Are there any lost or broken roof tiles?

 

Are the fascias and guttering in good condition?

 

Are all drains clear and working properly?

 

Are all concrete and paved areas level and safe?

 

Ensure any steps are safe and well maintained?

 

Are gardens well maintained?

 

Is all masonry safe and well maintained?

 

Is the property exterior to an acceptable standard?

 

If you have a pond, is it safe?

Property Interior

Are all carpets properly fitted, clean and in good order?

 

Are all curtains and fittings secured, clean and in good condition?

 

Has the property been redecorated to an acceptable standard?

 

Is the heating system fully operational and maintained?

 

Are stairs and rails secure and safe?

 

Is sanitary ware in a good state of repair?

 

Are seals in bath/shower/sink in a good state of repair?

 

Are any items of furniture you are providing suitable and in good condition?

Presentation

Make it clean, homely and welcoming

 

People love their dogs, but hate the smell of other peoples. If you can, keep yours out of sight

 

Food smells. 'Air freshener' does exactly what it says on the can. One squirt can transport you from the heat of last night's Indian Madras to the cool of the pine forests of Northern Sweden in the time it takes the door bell to ring. A pot of fresh flowers, a mirror above the mantelpiece, a print on the wall

Preparation

Think carefully about the exact date you want your property to be let. 6-8 weeks before that date is recommended. This allows us to get the ads out - and to find and select the very best tenants. Often it's the first person that walks in the door. But then, sometimes it's the last

 

Calculate costs carefully. You'll have gas safe certificate and an Energy Performance Certificate to pay for - and, of course, agency commission

If you have current tenants, don't forget to let them know they will be receiving calls from us requesting permission for viewings

Legislation

Fire and furnishing regulations - does that sofa you bought twenty years ago comply?

 

Gas safety regulations - will your cosy gas fire in the sitting room pass the landlord's Gas Safety Certificate?

 

Do you need an electrical safety certificate? What are the rules on testing your toaster? We can provide you with all the information and arrange all the necessary checks for you with first class contractors at reasonable prices, making sure you are fully compliant with the Law and aren't risking any hefty fines further down the line

 

Did you know that it is almost impossible to deduct any damage from a Tenant's deposit without an independent inventory check-in and check-out report in place? We can advise you on everything from Schedule of Conditions to the new Tenancy Deposit Scheme, ensuring you are fully protected and compliant

EPCs for Landlords?

As from 1st October 2008, it is compulsory that all properties 'to let' have an EPC.
An EPC is only required for a dwelling that is self contained, meaning that it does not have an entrance via a separate unit or share any essential facilities (bathroom, kitchen etc). Landlords are not required to produce an EPC when an existing lease is renewed, only when the tenant changes.
EPCs are valid for 10 years and can be reused for new tenants as many times as required within that period. A landlord may choose to commission a new EPC if improvement works have been carried out, but there is no legal requirement to do so.

EPCs with Falcon?

Falcon use an accredited DEA’s (Domestic Energy Assessor), Mr Roger Crocker who is registered with an appropriate accreditation scheme and he is required to have passed a basic Criminal Record Bureau (CRB) check.
If you are intending to sell or let your property through falcon and require an EPC, then we can arrange this for you. Likewise, if you are not selling or letting, and would like to order an EPC with falcon, then please send an email to: david@falcon-property.co.uk

 Frequently asked questions

Q. Is there a high demand for rental property?
A. Since the late 1980’s, amendments to landlord and tenant legislation, together with changes in people’s attitude to renting have created an active private rental sector. Demand obviously varies from time to time, and area to area, but there is always a need for good quality residential property offered at sensible rates.

Q. What types of tenancy are available?
A. If you let your property to a private individual, you should use an Assured Short hold Tenancy. If you let your property to a company for accommodation for their employees, you will need a different type of tenancy agreement. We can advise you on the most suitable tenancy for you.

Q. Who signs the tenancy agreement?
A. Both landlord and tenant need to sign the agreement. As your agent, we can sign it on your behalf.

Q. How long does the tenancy last?
A. The minimum recommended term for an Assured Short hold Tenancy is 6 months, after this period the tenancy can be extended on a month to month basis or a further fixed term can be applied.

Q. What about your fees and charges?
A. These may vary and depend on the service you ask us to provide. We’ll confirm any fees or charges with you when you agree to use our services, and outline them in our terms of business. We’ll also tell you of any additional charges which may occur while you let the property.

Q. How and when will I receive my rent?
A. Payments will be made directly into your account (unless otherwise arranged). We will endeavour to credit your designated account within 10 working days from receipt of rent.

Q. How much deposit is held?
A. This can be at the landlord’s discretion but we would recommend holding a deposit of 1.5 x the monthly rent.

Q. Why do I need an Inventory?
A. This protects both the landlord and the tenant as it is a clear description of the property at the start of the tenancy. this is an essantial document should there be any disagreement or dispute at the end of the tenancy. If you do not have a comprehensive inventory you cannot make any legitimate deductions at the expiry of the tenancy from the tenants deposit.

Q. Are  children, pets's or smokers allowed in the property?
A. This is entirely up to you and we’ll follow your guidelines when searching for a suitable tenant. But remember the more restrictions you make on your property, the more you reduce its potential appeal.

Q. Why should portable appliances be tested?
A. Landlords have a legal duty to take precautions against the risk of fire, injury or even death caused from appliances they have provided.

Q. What happens about my buildings and contents insurance?
A. These both remain your responsibility if letting a furnished property. If it is unfurnished then you are only resposible for the buildings insurance. You must tell your insurers in writing that you intend to let out your property. You may find they want to impose certain restrictions in your cover or increase the premium. Alternatively, there are many specialist insurance policies designed for landlords, covering rented properties at competitive premiums we can provide you with details of these.

Q. What about insuring the tenant’s possessions?
A. It’s the tenant’s responsibility to insure all their personal belongings.

Q. Can I take out insurance to protect my rental income or to cover the costs of legal action against a tenant?
A. Yes. It makes good sense to get protection against the possibility of legal action.  There are many insurance policies available we can provide you with details of these.

Q. How do I get my property back?
A. We usually recommend you let your property on a fixed term tenancy. Normally you will get possession of your property back at the end of this. If we’re managing your property, we’ll send out the correct notices at the right time so you can regain possession. On the rare occasion a tenant doesn’t move out at the end of the tenancy, it may be necessary for you to take court action to recover the property.

Q. What precautions should I consider taking when my property is empty?
A. Any empty property is potentially at risk, particularly during the winter months. You should inform your buildings and contents insurers, and comply with any of their requirements if the property is left empty. Although we visit properties with prospective tenants, we don’t usually manage empty properties. We can look after your empty property at a charge you for this extra service. If your property is vacant during the winter months, we can arrange to drain it of all water or the central heating to be run on a low setting at your expense.

Q. What do I need to leave in the property?
A. This depends on your individual circumstances and the prospective tenant’s needs – we can give you some guidance on this. You may choose to leave your property ‘unfurnished’ with just carpets, curtains and light fittings, or ‘fully furnished’ with everything the tenant needs to move straight in. We recommend you don’t leave anything personal, sentimental or high value in the property.

Q. What happens when a repair is needed?
A. Depending on the reported incident we will qualify who is liable, i.e. landlord or tenant. A qualified contractor would then be instructed to carry out the repair, subject to necessary approval.

Q. Who is liable for repairs to my property and the maintenance of my appliances?
A. You are responsible for maintaining and repairing the structure, fittings and fixtures of the property. If we’re managing the property for you, we’ll arrange for a local contractor to carry out any necessary repair work. If any of your appliances have service contracts, maintenance agreements or are under guarantee, please make sure you supply us with the details and a copy of any documents. We also recommend you leave a duplicate set or copies of any instruction booklets in the property, so your tenants can use them safely and correctly.

Q. How is my tenant selected?
A. Every care is taken to match your tenant to your individual requirements using very stringent vetting procedures. We make reasonable enquiries to establish the suitability of a prospective tenant. This includes checking recent bank statements and references, and running a status credit check. We discuss the results with you directly or sometimes use our own professional judgement on your behalf.

Q. What if my tenants do not pay the rent?
A. Don’t worry, we can arrange a competitive quote for you at the outset from Homelet for a rent guarantee policy. (Please note tenants must remain in possession of the property in the event of a claim).

Q. Who is responsible for paying gas, electric, water and council tax bills?
A. Unless agreed otherwise, our tenancy agreement states the tenant is responsible for paying for these services. During any period your property is empty, for example between or after the property is tenanted, you are responsible for these accounts.

Q. What happens about the garden?
A. Under our tenancy agreement, the tenant is responsible for the maintenance of the garden, taking into account its original state and seasonal conditions. If you have a big or elaborate garden that requires professional knowledge or care, we recommend you consider hiring a gardener.