Landlord Guide

We outline on this page a basic, quick guide and overview for landlords, to explain what is typically involved with letting property. If you need any further information or advice, please don't hesitate to contact us.

1. Request a free valuation

2. Letting Only Service

3. Rent Collection Service

4. Full Management

5. Inventories

6. Consent to Let

7. Utilities

8. Tax

9. Tenancy Agreement

10. Legal Matters

Request a free valuation

If you'd like one our specialist managers to conduct a valuation or review of your property, please click here to request a free valuation.

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Letting Only Service - includes

• Rental Valuation & Inspection

• Advice to landlords on furnishings, health and safety issues and any maintenance recommendations.

• Advertising and marketing your property on our state of the art website, on the UK's leading property portals, emailing and sms message details to all potential applicants along with newspaper advertising where appropriate.

• List room measurements and erect a 'To Let' board

• We accompany all viewings wherever possible

• Thorough referencing of tenants who wish to rent your property, using an extensive verification check on each and every applicant.

• Preparation of the tenancy agreement/s.

• Collection of initial rent and deposit.

• Setting up standing order mandate for future rent subject to tenancy commencing.

• Access to our online landlord portal

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Full Management

The complete service includes all the above plus:

• Arranging maintenance and carrying out periodic inspections.

• Collecting rent and chasing arrears

• Registration of tenants deposit with the Deposit Protection Scheme (DPS)

• Dealing with day-to-day tenant problems that may arise.

• Transfer of utility accounts, electric, gas, council tax and water.

• Closing inspection and check-out at end of tenancy.

• Look to find suitable new tenants prior to expiry of the existing tenancy.

• Organising return of deposit subject to the property being returned in a satisfactory condition.

• Look to find suitable new tenants prior to expiry of the existing tenancy.

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INVENTORIES

We strongly advise our Landlords to carry out a full inventory for each separate tenancy. The purpose of checking an inventory is to establish damages which can only be done if descriptions and conditioning remarks are sufficiently detailed at the commencement of the tenancy and again at the end of the term. Under the terms of the tenancy agreement, the tenant is required to return the property and contents at the end of the tenancy in a similar condition as they were at the commencement, taking into account fair wear and tear. It is almost impossible to ascertain whether damage was caused during a tenancy without a proper inventory signed by all relevant parties at the commencement of the tenancy.

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CONSENT TO LET

If the landlord has a mortgage, it is normal for the mortgage lender to require notification of any proposed lettings and the landlord should seek their initial consent. In the case of leasehold premises the consent of the Head Lessee of the freehold will be required. The landlord should also advise his insurance company of the proposal to let the property as this could invalidate the insurance altogether in which case alternative cover should be sought or increase the premium. You should obtain written documentation of these consents prior to letting.

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UTILITIES

The tenant will be responsible for the payment of gas, electricity, water and telephone bills, council tax and television licence fee, unless otherwise agreed and stated in the tenancy agreement. As the landlord you are still responsible for the payment of service charges and ground rent for leasehold properties, and buildings insurance on freehold properties.

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TAX

Under the Taxation of Income from Land (Non-Residents) Regulations 1995, the rent receiving agent (or where there is no letting agent, the tenant) will be required to deduct an amount equivalent to Basic Rate Tax from the rent (after taking deductible expenses paid by the agent into account) and pay the balance to the Inland Revenue each quarter.

If you are an overseas landlord you can apply to the Inland Revenue for exemption from this requirement. Provided your tax history is good and tax affairs are up to date, you will be issued with a certificate that will be sent to your rent receiving agent. This will authorise the agent to pay the rent to you with no tax deducted.

We can provide you with an NRL1 form which you must complete and send to the Inland Revenue. Neither your rent receiving agent nor your tax advisor can file this application for you - it must be done by you. Failure to return this form in time may result in the exemption certificate not being issued before the payments become due in which case we would have no alternative but to make the required tax deduction before paying the rents to you. Our company are not tax advisers so if you are unsure as to how the above will affect you. We recommend you speak to an accountant or professional tax advisor. Any non-resident landlord tax payments deducted by us in the first quarter can be refunded if the exemption certificate is in our possession before the first quarter has ended. Any deductions after the first quarter can only be reclaimed after the first year has ended. Any refunds due after the first quarter are made by the Inland Revenue.

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TENANCY AGREEMENTS

Most tenancies are classed as Assured Shorthold Tenancies. Under the Housing Act 1998 (as amended 1996) landlords have more rights to possession for tenancies commencing since this Act was introduced and procedures for possession are now quicker and simpler, provided the process is carried out correctly.

There is no minimum period for an Assured Shorthold tenancy; however we recommend that the tenancy is for not less than six months.

Most tenancies are drawn up for a period of twelve months and some have break clauses. A break clause allows either party to terminate the agreement with two months' notice after an initial period of four months. We will be happy to discuss the pros and cons of tenancy durations with you.

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LEGAL MATTERS

Our staff have vast experienced and receive ongoing training on various legal aspects of letting including safety regulations, tenancy agreements and clauses and possession. They will be happy to discuss any questions you may have regarding legal matters.

The relationship between landlord and tenant can sometimes be difficult and this highlights the value of having a professional agent to bridge any divide and enable a smooth and enjoyable property experience for all parties concerned. Whether you are a landlord or tenant, you are best advised to conclude your property transaction via a reputable agent.

Tenancy law is now far better regulated than ever before, with balanced rights for all parties. Tenants' holding deposits are held in Approved Schemes and are returned at the end of the tenancy, subject to the property being returned in the manner it was taken and subject to there being no outstanding bills relating to utilities etc.

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