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If you currently own or intend to purchase a residential property for rental then you should consider engaging our tailored management service. You'll find it to be both professional and cost-effective. As we are specialists, we know how to manage properties, whilst ensuring the smooth running of tenancies and at the same time having the comfort that everything is compliant with the necessary landlord/tenant laws. Maximise the return on your investment.
Our fees are some of the most competitive to be found.
What is included in our tailored management service:
- Provide a rental valuation
- Prepare an inventory and statement of condition
- Advertise the property through various media sources
- Accompany applicants on viewings
- Find a suitable tenant
- Apply and review references and credit histories
- Seek a guarantor where necessary
- Draw up of tenancy agreements
- Transfer utility bills into tenants name including council tax, water, gas and electricity
- Organise landlord saftey checks (optional and charged seperate)
- Collect one months rent up front and forward onto you minus our 10% managment fee
- Collect and hold on your behalf a security bond equivilant to one months rent
- Oversee the arrival of the tenant to property
- Rent collection
- Inspect the property on a quartely basis and prepare a report for you
- Advise and arrange any necessary repairs
- Renewal of tenancy if and when required
- Oversee the departure of the tenant from property
- Inspect the property and cross check for any damage
- Refund the security bond to the tenant
- Buildings and Contents Insurance
- Legal Exspenses Cover
- Rental Guarentee Cover
- Emergency Repair Service
What is included in our tenant finder service:
- Provide a rental valuation
- Prepare an inventory and statement of conditions
- Advertise the property through various media sources
- Acompany applicants on viewings
- Find a suitable tenant
- Apply and review references and credit histories
- Seek a guarantor where neccesary
- Draw up of tenancy agreements
- Transfer utility bills into tenants name including council tax, water, gas and electricity
- Organise landlord saftey checks (optional and charged seperate)
- Collect one months rent up front and forward onto you minus our 10% managment fee
- Collect and forward to you a security bond equivilant to one months rent
- Oversee the arrival of the tenant to property
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. Scroll down the page for useful information. If you require further advice or assistance with any matter, please do not hesitate to contact us.
Mortgage
If your property is mortgaged you should obtain your mortgagee'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.
Sub-Letting
If you are a tenant yourself you will require your landlord's consent.
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 Landlord's Legal Protection, and Landlord's Contents insurance if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. mortgage, 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
Council tax is the responsibility of the occupier. You should inform your local collection office that you are leaving the property. During vacant periods the charge reverts to the owner. When unoccupied but furnished, the charge is 50% of the normal rate. When unoccupied and 'substantially' unfurnished, there is no charge for the first six months and thereafter a charge of 50% of the normal rate.
The Inventory
It is most important that an inventory of contents and schedule of conditions 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 its contents. In order to provide a complete service to the landlord we will, if requested, arrange for a member of staff to prepare an inventory and schedule of conditions at a cost to be quoted.
Income Tax
When the landlord is resident in the UK it is entirely his/her responsibility to inform the Inland Revenue of any rental income received and to pay any taxes due. Where the landlord is resident outside the UK during a tenancy under new rules effective from 6 April 1996 unless an exemption certificate is held, we, as landlord's agents, are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received less any expenses. An application form for exemption from such deductions is available from this Agency, and further information may be obtained from the Inland Revenue.
Important safety regulations
The following safety requirements are the responsibility of the owner (the landlord), and where we are to manage the property, they are also ours as agents. To protect all interests we ensure full compliance with the appropriate regulations at the owner's expense.
Gas Appliances & Equipment
Annual safety check: Under the Gas Safety (Installation and Use) Regulations act 1998, all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a competent engineer (e.g. a CORGI registered gas installer).
Maintenance: There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times.
Records: Full records must be kept for at least 2 years of the inspections of each appliance and flue of any defects found and of any remedial action taken.
Copies to tenants: A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences or to each existing tenant within 28 days of the check being carried out.
Electrical Appliances & Equipment
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 act 1994, the Plugs, Sockets Regulations act 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted properties there is currently no specific legal requirement for a qualified electrician to carry out an inspection and issue a safety certificate (as exists in the case of gas appliances), 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', or even of manslaughter is to arrange such an inspection and certificate.
Furniture & Furnishings
The Furniture and Furnishings (Fire) (Safety) Regulations act 1988 (amended 1989, 1993 & 1996) provide that specified items supplied in the course of letting properties must meet minimum fire resistant standards. The regulations apply to all upholstered furniture, beds, headboards, 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, bed clothes including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. All relevant items as above must be checked for compliance, and non-compliant items removed from the premises. In practice, most (but not all) items which comply must have a suitable permanent label attached. Items purchased since 01.03.1990 from a reputable supplier are also likely to comply.
General Product Safety
The General Product Safety Regulations act 1994 specify that any product supplied in the course of a commercial activity must be safe. In the case of letting, this would include both the structure of the building and its contents. Recommended action is to check for obvious danger signs e.g leaning walls, broken glass, sharp edges etc., and also to leave operating manuals or other written instructions about high risk items, such as hot surfaces, electric lawnmowers, etc. for the tenant.
Preparing the property for letting
We have found from experience that a good relationship with tenants is the key to a smooth-running tenancy. As Property Managers, the relationship part 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. This is your job. Our policy of offering a service of quality and care therefore extends to our tenant applicants too, and we are pleased to recommend properties to rent which conform to certain minimum standards. remember, quality properties attract quality tenants.
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 landlord's expense unless misuse can be established.
Appliances
Similarly, appliances such as washing machine, fridge freezer, cooker, dishwasher etc. should be in usable condition. Repairs and maintenance are at the landlord's expense unless misuse can be established.
Decorations
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. If you are letting unfurnished, we recommend that the property contains carpets, curtains, and a cooker.
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's 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 maintenance visits by our regular gardener.
Cleaning
At the commencement of a tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the tenant's responsibility to leave the property in similar condition. Where they fail to do so, cleaning should be arranged at their expense.
Mail forwarding
We recommend that you make use of the Post Office redirection service. Application forms are available at their counters, and the cost is minimal. It is not the tenant's responsibility to forward mail.
Information for the tenant
It is helpful if you leave information for the tenant 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 are Managing we will arrange to have duplicates cut as required.
Fill in the landlord form to enquire.
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| • St Helens |
• Haydock |
| • Wigan |
• Liverpool |
| • Runcorn |
• Wirral |
| • Widnes |
• Ormskirk |
| • Warrington |
• Southport |
| • Skelmersdale |
• Bolton |
| • Frodsham |
• Prescot |
| • Huyton |
• Newton Le Willows |
| • Leigh |
• Golbourne |
| • Garswood |
• Manchester |
| • Ashton in Makerfield |
• and more |
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