Website Design by Devote Associates

Preparing The Property

We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job. It is important that the Tenants should feel comfortable in their temporary home and that they are receiving value for their money. It follows, therefore, that a well-maintained property in a good decorative order will go towards this whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.

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 Landlords expense unless misuse can be established. 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. A list of recommended items are detailed below. If you are still unsure about certain items, we will be able to advise.

Suggested Minimum Contents For Furnished Lettings

Lounge

• Sofa
• Two Armchairs
• Coffee Table

Dining Room

• Dining table and chairs
• Sideboard

Kitchen

• Cooker
• Fridge-Freezer
• Washing machine
• Electric kettle
• Cutlery
• Glasses
• Cooking utensils
• Saucepans
• Frying pan
• Casserole dishes
• Baking tray
• Can Opener
• Washing-up bowl
• Tea / Coffee mugs

Bedrooms

• Bed
• Wardrobe
• Chest of drawers

Garden

• Lawnmower
• Gardening tools

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’ 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 visits by our regular gardener.

Cleaning

At the commencement of the tenancy the property must be in a thoroughly clean condition and at the end of each tenancy
it is the Tenants’ responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.

Information For The Tenant

It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system,
washing machine and alarm system and the day refuse is collected etc.

Keys

You should provide one set of keys for each Tenant. We can arrange to have duplicates cut as required for
managed properties.

General Advice For Landlords

Mortgage

If your property is mortgaged, you should obtain your mortgage’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.

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 landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

Bills And Regular Outgoings

We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However were 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 sufficient funds are held to your credit.

Council Tax And Utility Tax

We will arrange for transferee of council tax and utility counts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters will be handled. For you, however British Telecom will require instruction directly from both the landlord and the Tenant.

Income Tax

When resident in the UK, it is entirely the landlord’s responsibility to inform the Inland Revenue of rental income received, and to pay tax due. When the landlord is resident outside the UK during a tenancy, under rules effectively from 6 April 1996, unless certain expenses. An application form for exemption from such deductions is available from this Agency, and further information can be obtained from the Inland Revenue.

The Inventory

It is most important the at an inventory of contents and schedule of condition be prepared, in order to avoid
misunderstanding or dispute at the end of the tenancy. Without such safe guards, 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,
we will require and arrange for a member of staff to prepare an inventory and schedule of condition. The costs t the cost quoted in our Agency Agreement.

Important Safety Requirements

The following requirements are the responsibility of the owner (landlord). These requirements are also are responsibility where you have signed our Full Management Agreement. Therefore, where we are managing we will need to ensure
compliance.

Health And Safety Gas Annual Safety Check

(Under the Gas Safety Insulation and Use) Regulation 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12months of being installed, and thereafter at least every 12 months by a competent engineer
(i.e. Corgi registered)

Maintenance

There is a duty to ensure that all gas appliances, flues and associated pipe work is maintained in a safe condition at
all times.

Records

Full records must be kept for 2 years of the inspections of each appliance and flue, of any defects found and any remedial action taken.

Copies Of Documents To Be Left For Tenants

A copy of the safety Certificate issued by the engineer must be given to each tenant before their tenancy commences, or to each existing tenant within 28 days of the check to be carried out.

Health And Safety - Electrical

Under the Electrical Equipment (safety) regulations 1994, and certain other regulations, electrical appliances and equipment provided in tenanted premises must be safe. It is therefore necessary to make a visual check to ensure that all electrical items, plugs and leads appear completely safe and undamaged, and remove or replace any faulty items.

Consumer Protection - Fire

The Furniture and furnishing (Safety) Regulations 1988 (amended 1989 & 1993) provide that specific items to be supplied in the course of letting a property must meet minimum resistance standards. The regulation applies to upholstered furniture, beds, headboards and mattresses, sofa beds, futons and other convertible, nursery furniture, garden furniture suitable for use in dwelling, scattered cushions, pillows and non-original covers for furniture. They do no apply to antique furniture,
or furniture made before 1950, bedcovers including duvets, loose covers for mattress, pillowcases, curtains, carpets or sleeping bags.

Items, which comply, will have suitable permanent labels attached. Non-appliance items must be removed before tenancy commences.

Smoke Alarms

All properties built since June 1992 must have been fitted with a mains powered smoke detector alarms from new.
Although there is no legislation requiring smoke alarms to be fitted on other ordinary tenanted properties, 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 tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the
landlord fit a least one alarm on each floor alarm (in the hall and landing areas).