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Landlords

Letting your property used to be a fairly straightforward exercise; however, it has, in recent years, become more complex and you need to be legally compliant in many areas – and these are being updated all the time.  To ensure your investment is correctly looked after, we can provide advice on every legal aspect of preparing your property for the rental market today as well as advising on how to make it aesthetically more attractive, if needs be, to make it more marketable.

Dorset Cottage

Guide to letting

Of prime importance is to ensure the property is clean.  All carpets, curtains, floors, bathroom, kitchen units including the oven should be professionally cleaned before the commencement of the let.  Any outside space should be clear and tidy and, if there is a garage, this should be clean and tidy.  You can then expect, and we as your agent would ensure via an Inventory, that the property is handed back to you in a similar condition at the end of the let, fair wear and tear notwithstanding.

If you are letting your property furnished or even partly furnished, you must ensure that all items comply with the Furniture and Furnishings (Fire Safety) Regulations 1988, amended 1989 and 1993.  If you are in any doubt about a piece of furniture, then it should be removed and, if necessary, replaced. Most tenants today are looking for unfurnished properties – apart from kitchen items – but of course, there are always going to be some who require a furnished property.  In this case, please ensure that it is the minimum of furniture and furnishings being left and no personal items, such as photographs, towels and the Royal Albert dinner service which was left to you by Great Aunt Ada, as these are really not welcome!

For further guidance or advice on renting your property furnished or unfurnished, please contact us and we would be happy to advise.

Ensure your property is compliant:  does it have an EPC?  Smoke detectors and carbon monoxide alarms must be installed and working.  A Landlord Gas Safety Certificate is legally required to be carried out and updated annually and all electrical equipment must be compliant with the Electrical Equipment (Safety) Regulations 1994.  All relevant instruction manuals for each piece of equipment in the property have to be housed at the property for the tenant’s use and safety.  Copies of records must be given to all tenants before a tenancy commences

The maximum penalty for non-compliance with regulations is a £5,000 fine.

With regard to the maintenance and upkeep of the structure and fabric of your property, this is still your ongoing responsibility and will include, for example, the roof, the central heating boiler and system, the oven and hob (or free-standing cooker) and possibly the washing machine and dryer and refrigerator unless a clause is written into the Tenancy Agreement which is your contract between you and your tenant, which we prepare, and is specific about the responsibilities of each party.  The tenant is responsible for all bills during the life of the contract with you including Council Tax, Electricity, Gas and Water, any other type of fuel used and telephone, if appropriate. Please also note that neither you nor any agent you may employ can enter the premises without giving the tenants at least 24 hours notice.

We would advise you to inform your insurance broker of your intention to let.  Also, should you have a mortgage on the property, it is normally a condition of that mortgage that you ask the lender’s permission, which we need to see a copy of, before letting.

It is a legal requirement that the tenant’s deposit is held in one of three government backed schemes which are either insured or custodial.  The Property Gallery is a member of The Deposit Protection Service – a custodial scheme – and that body holds the deposit until the landlord is satisfied that it can be returned to the tenant at the end of the tenancy.

Before the commencement of any tenancy, we organise that a comprehensive Inventory and Schedule of Condition, with photographs, is prepared for the protection of both parties and this document is used by the inventory clerk at the end of the tenancy to check the condition of the property at that time.

If you let out  property in the UK (including your home) you are obliged to declare the rental income you receive on which UK tax is payable. Please contact your own accountant or HMRC for further details.  For non-resident landlords who live outside the UK for in excess of 6 months each year, you should notify HMRC and complete a form for approval.  This form can be downloaded directly from HMRC website at www.hmrc.gov.uk/cnr/nrl1.pdf . Once approved by HMRC, then rental income may be paid without any tax deduction.  Failure to obtain this approval, however, will result in your letting agent being legally obliged to deduct the required tax at current basic rate from your net rental income and passed to HMRC.

Under the UK Immigrations Acts, Landlords or their letting agents are obliged to carry out right-to-rent (immigration) checks to determine an adult tenant’s right to reside in the UK and the responsibility for doing these checks falls onto the Landlord.  If a Landlord uses an agent, then there should be a signed agreement in writing between those two parties stating that the agent does take full responsibility for penalties if the regulations are not fully complied with.

Landlord Services

From a free-lettings appraisal to familiarising our Landlords on up-to-date legal
and taxation matters through to referencing appropriate tenants for your property, we are happy to assist you all the way.

Our Full Management service allows you peace of mind that your investment benefits from a complete care package thereby freeing up you – and your valuable time.

OUR FULL MANAGEMENT SERVICE includes:

  • Assess rental potential of property and advise on legislation and preparation to let, including landlord insurance;
  • Arrange for an EPC where necessary;
  • Advertise and market property;
  • Accompanied viewings with prospective tenants;
  • Ensure potential tenants have the right to rent; negotiate and obtain full references;
  • Prepare Tenancy Agreement;
  • Before tenancy commences, ensure a full month’s rent is paid in advance and a deposit is secured and lodged in a government approved scheme;
  • Arrange for a comprehensive and full Inventory & Schedule of Condition with photographs of the property to be prepared;
  • Change utilities into Tenant’s name;
  • Collect monthly rent and send to Landlord with statement;
  • Register Tenant’s deposit with The Deposit Protection Service;
  • Conduct regular visits to the property during the tenancy and conduct day-to-day management of tenancy;
  • Organise maintenance/repairs and pay contractors’ invoices;
  • Advise Landlord of Tenants’ wish regarding renewal of tenancy;
  • Arrange for annual gas safety inspections to be carried out, check of smoke alarms and CO2 detectors and ensure all other legal compliancy;
  • Carry out end of tenancy check-out against Inventory provided at commencement of tenancy and arrange preparation of Schedule of Condition;
  • Change utilities back into Landlord’s name.

Some Landlords like to retain control of the day-to- day running of their property and carry out any maintenance issues themselves but prefer someone else to ensure the rent is paid each month in line with the Tenancy Agreement.

We are able to offer this service having found the right tenants for your property – hence the name – Tenant Find & Rent Collection service! You will also be responsible for carrying out your own property checks throughout the term of the tenancy and negotiating with the tenants on any matter arising.

We are able to be flexible in this service so would be happy to discuss your individual requirements with you.

OUR TENANT FIND AND RENT COLLECTION SERVICE includes:

  • Assess rental potential of property and advise on legislation and preparation to let, including landlord insurance;
  • Arrange for an EPC where necessary;
  • Advertise and market property;
  • Accompanied viewings with prospective tenants;
  • Ensure potential tenants have the right to rent; negotiate and obtain full references;
  • Preparation of Tenancy Agreement;
  • Before tenancy commences, ensure a full month’s rent is paid in advance and a deposit is secured and lodged in a government approved scheme;
  • Arrange for a comprehensive and full Inventory & Schedule of Condition with photographs of the property to be prepared;
  • Change utilities into Tenant’s name;
  • Register Tenant’s deposit with The Deposit Protection Service;
  • Collect monthly rents and send to Landlord monthly with statement;
  • Carry out end of tenancy check-out against Inventory provided at commencement of tenancy and arrange preparation of Schedule of Condition;
  • Change utilities back into Landlord’s name.

If you prefer to manage your property yourself and remain in control of the day-to-day maintenance but would like your property marketed and suitable tenants found, then we would be delighted to help.

We think that you too will be delighted – with our competitive fees and excellent service – as are prospective tenants! 

OUR TENANT FIND ONLY SERVICE includes:

  • Assess rental potential of property and advise on legislation and preparation to let, including landlord insurance;
  • Arrange for an EPC where necessary;
  • Advertise and market property;
  • Accompanied viewings with prospective tenants;
  • Ensure potential tenants have the right to rent; negotiate and obtain full references;
  • Preparation of Tenancy Agreement;
  • Before tenancy commences, ensure a full month’s rent is paid in advance and a deposit is secured and lodged in a government approved scheme;
  • Arrange for a comprehensive and full Inventory & Schedule of Condition with photographs of the property to be prepared;
  • Change utilities into Tenant’s name;
  • Collect first monthly rent and send to Landlord with statement;
  • Set up a regular ongoing monthly payment from Tenants into Landlord’s own bank account;
  • Register Tenant’s deposit with The Deposit Protection Service;
  • Carry out end of tenancy check-out against Inventory provided at commencement of tenancy and arrange preparation of Schedule of Condition;
  • Change utilities back into Landlord’s name.

CURRENTLY NO VAT PAYABLE ON THESE FEES

 

Full Management Service
10% of the monthly rent received

Tenant Find + Rent Collection Service
5% of the monthly rent received

Both of the above Services also attract a Tenancy Administration/Set Up Fee of £175.00

Tenant Find Only Service                                  
75% of first month’s rent

All costs are deducted from the first month’s rent before sending to Landlord with Statement

 

Additional Charges Where Applicable:

Inventory & Schedule of Condition            
Sum equivalent to 10% of monthly rent

Deposit Registration                                        £ 35

Tenancy Renewal                                              £ 65

Withdrawal from an agreed Let                  
All referencing fees incurred by Tenants + £150

Void Property Inspections                            £35 per visit

Non-standard Property Management       £50 per hour

 

Please Note:  The cost of the check-out and check-out report is borne by the Tenant

Should your property become vacant and unoccupied from time to time, it can be somewhat concerning.  This is one of your most valuable assets so best not to leave it unprotected.

For those Landlords who are not local, we offer a caretaker service which entails our checking on your property at a schedule agreed with you and sorting out any maintenance issues that may arise.  This, we trust, will go some way to offering you peace of mind that your property remains safe and secure during any void period.

At the Property Gallery, we are fully aware that your property may be your biggest investment, your only investment or your future pension pot and so needs to be thoroughly well cared for.

 

Being native to Dorset and living locally, we are able to advise our prospective Landlords on the best areas in which to buy and the type of property currently in demand plus what yields they may expect in return on their investment.  Being passionate about people and property and with our progressive attitude, our promise to you is for an unparalleled service which not only meets but, we trust, exceeds your expectations.

Come in and have a no-obligation discussion – we look forward to meeting you!

OUR FULL MANAGEMENT SERVICE includes:

  • Assess rental potential of property and advise on legislation and preparation to let, including landlord insurance;
  • Arrange for an EPC where necessary;
  • Advertise and market property;
  • Accompanied viewings with prospective tenants;
  • Ensure potential tenants have the right to rent; negotiate and obtain full references;
  • Prepare Tenancy Agreement;
  • Before tenancy commences, ensure a full month’s rent is paid in advance and a deposit is secured and lodged in a government approved scheme;
  • Arrange for a comprehensive and full Inventory & Schedule of Condition with photographs of the property to be prepared;
  • Change utilities into Tenant’s name;
  • Collect monthly rent and send to Landlord with statement;
  • Register Tenant’s deposit with The Deposit Protection Service;
  • Conduct regular visits to the property during the tenancy and conduct day-to-day management of tenancy;
  • Organise maintenance/repairs and pay contractors’ invoices;
  • Advise Landlord of Tenants’ wish regarding renewal of tenancy;
  • Arrange for annual gas safety inspections to be carried out, check of smoke alarms and CO2 detectors and ensure all other legal compliancy;
  • Carry out end of tenancy check-out against Inventory provided at commencement of tenancy and arrange preparation of Schedule of Condition;
  • Change utilities back into Landlord’s name.

Get our useful brochure

We would be happy to send you a Landlord Brochure, just email us on info@dorsetpropertygallery.co.uk or call on 01305 751919

We are here to guide you in the ever-changing world of lettings and to ensure that you, as Landlord, are fully compliant and that your investment is totally cared for.