A Professional Personal Service

We are a family run business who treat each individuals property we manage as our own. With our own in house building advisor we can always offer clients help and advise at any time, this we do not expect a fee for, however we do ask in return that you may use our services in the future, or tell your colleagues about the services you received.

As we are an independant company we are able to taylor our services to the individual clients requests, far more flexibly than franchises are able to. Try us, call us for a free valuation of your property.Theres no charge to you with free advertising on all the major portals until we let the property for you. Its a win win situation all round. You wont be disappointed.

We take our high customer service levels we offer to our clients seriously, so much that we have registered ourselves with the The Property Ombudsman Regulatory Scheme. So theres no need to worry as we will do the hard work for you. Call us now where we can help you.

Competitive Rates

Our fees are competitive and may be open to negotiation dependent on the level of Service required. We are particularly committed to investment Landlords and savings can be made on the smallest of portfolios.

Carefully Selected Tenants

Drawn from a continually updated register, all prospective Tenants are thoroughly referenced and credit checked. In some cases we will also require a guarantor.

Levels of Services Offered

Managed Service

The benefits of our dedicated management service:

• Are you looking for a professional yet caring company who will always look after your best interests?

• Our Management fee is very competitively priced at a special discounted rate for a short time at only 6% of the monthly rent.

• We offer a friendly and dedicated service. At no extra cost, we offer an out-of-hours line Mon- Fri 5pm-9pm where you can call a member of staff to discuss any issues at a time that suits you. Emphasize this.

• We are registered with The Property Ombudsman for that extra piece of mind.

• We make it easier for you from:-

• No fee until we move the tenant into the property for you

• Erecting a Sign for extra local exposure, via foot traffic to road traffic

• Running the adverts to carrying out the viewings 

• From credit checking and referencing the client 

• To constructing Tenancy Agreements 

• To moving in the tenant

• Carrying out the inventory- Advising all the appropriate utility Companies on your behalf.

• Registering the Tenants deposit

• Quarterly Inspections

• Rent Collection

Our staff are very experienced in the lettings industry and offer friendly and professional advice on how best to market your property, ensuring that the property is presented and marketing in the most effective way, helping to attract new tenants very quickly.

• We advertise on many different online portals to ensure that your property is reaching as many potential tenants as possible. Such as:-
• Our own website
• Zoopla
• Find A Property
• Primelocation
• Accommodation for students
• Spareroom
• Gumtree
• And many more
• Our thorough referencing service ensures that we only find the most suitable tenants for your property.
• We produce all of the relevant documents for you, including EPCs, Gas safety certificates and Electrical checks always at competitive rates.
• Our maintenance team are on standby if needed for any repairs and we strive to find the cheapest prices for any maintenance work carried out.
• We collect the rent and chase any arrears so that you don have to.
• Registering the tenants deposit is also taken care of, as well as dealing with any disputes that may occur.
• Our management service also includes quarterly inspections to ensure that the tenants are looking after the property as expected.
• A final check out of the property is carried out when a tenant vacates and we organise any repairs or decorating on your behalf to ensure the property is presented as best as possible ready for re-marketing.

Let Only Service

The benefits of our Let Only service for Landlords:

• We make it easier for you from:-

• No fee until we move the tenant into the property for you

• Erecting a Sign for extra local exposure, via foot traffic to road traffic

• Running the adverts to carrying out the viewings 

• From credit checking and referencing the client 

• To constructing Tenancy Agreements 

• To moving in the tenant

• Carrying out the inventory

• Registering the Tenants deposit

Then handed over to yourself to meet your new client.

• We advertise on many different online portals to ensure that your property is reaching as many potential tenants as possible.
• Our own website
• Zoopla
• Find A Property
• Primelocation
• Accommodation for students
• Spareroom
• Gumtree
• And many more
• Our staff are very experienced in the lettings industry and offer friendly and professional advice on how best to market your property, ensuring that the property is marketing in the most effective way, helping to attract new tenants very quickly.
• We offer a friendly and dedicated service and we are always happy to offer any advice regarding the letting of your property. 

Advert Only Service

The benefits of our advertising service for Landlords:

• Our Advertising fee is very competitively priced at only £45.00.
• This service is perfect for Landlords who want to keep costs to a minimum while ensuring that their property is marketed effectively.
• We forward all enquiries onto yourself either by phone or via email.
• We advise all prospective tenants to contact yourself directly on your number provided, to arrange a viewing with yourself directly.
• We advertise on many different online portals to ensure that your property is reaching as many potential tenants as possible.
• Our staff are very experienced in the lettings industry and offer friendly and professional advice on how best to market your property, ensuring that the property is marketing in the most effective way, helping to attract new tenants very quickly.
• We offer a friendly and dedicated service and we are always happy to offer any advice regarding the letting of your property. 
• Our advertising service is perfect for you if you prefer to have complete control over the letting of the property, from choosing the most suitable tenant, to viewings and maintenance. 

Your advert will be shown on:-

 our own website

Zoopla

Find A Property

Primelocation

Globtrix

Spareroom

Gumtree

Accommodation for students and many more

• All you need to do is forward your property description, and photographs to us by email and we start the process from there. Please state who you spoke to in your email.

• Then make a Bacs payment to us for your advert of £45.00 and we can get going.

Insurance

As appointed introducers for several insurance companies we are able to offer a range of insurance policies for landlords, including the following -

Buildings Insurance
Contents Insurance
Rent guarantee
Legal Expenses
Please ask for further details.

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 also that he/she complies with the law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us.

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, 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 therefore that a well presented and 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

Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. 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 premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owners risk. All cupboards and shelf space should be left clear for the Tenants 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. Where we will be managing we will arrange to have duplicates cut as required.

There Are Also Other Considerations

Mortgage

If your property is mortgaged, you should obtain your mortgagees 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 any 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 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 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. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant

Income Tax

When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.

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, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.

What is an Assured Shorthold Tenancy?

Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £25,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant.Health and Safety, and other Legal Requirements

The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.

Gas

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 at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.

Electrical

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 legal requirement for an electrical safety certificate (except in the case of all HMOs) 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, is to arrange such an inspection and certificate.

Fire

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance 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, and certain other items. Non-compliant items must be removed before a tenancy commences.

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 ordinary tenanted properties (except HMOs), 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 the Landlord fit at least one alarm on each floor (in the hall and landing areas).

Is your property a House in Multiple Occupation (HMO)?

If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules will apply.

The Housing Health and Safety Rating System (HHSRS)

The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.

Tenancy Deposit Protection

All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme, a single custodial scheme and two insurance-based 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, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people.

Energy Performance Certificates (EPCs)

Since 1st October 2008 landlords in England and Wales offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. In Scotland EPCs for rental properties have been required since January 2009. 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. An EPCs is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.

The above is a brief summary of landlords responsibilities and of the laws surrounding tenanted property. We hope that you find it 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. If you wish you can print this page by using your browser Print option.