Prime Property aim to make letting your property as simple and stress free as possible, providing you with a discreet, friendly and professional service. All our staff are local people who have lived and worked in the area for many years.
We are members of both the National Association of Estate Agents and the Property Redress Scheme.
There is much to consider and prepare before you and your property are ready to find a tenant. We can guide you through all the regulations, tenant referencing, obtaining permissions to let, tenancy agreements and more.
To ensure that renting your property goes smoothly, we are able to provide three levels of service:
LETTING ONLY – our tenant finding service.
LETTING & RENT COLLECTION - including the collection of rent for Landlords who would rather not or are unable to collect regular payments.
LETTING & MANAGEMENT - our full service for Landlords who do not wish to be involved in the day-to-day management of their rented property.
The information below gives an overview of the services that we can offer. Additional services are available and can be arranged as required.
Rental Valuation of Property
We will carry out a valuation at your convenience and advise you of an achievable rent. We will also offer you guidance and advice on any improvements that might be carried out before marketing commences.
To ensure your property is marketed to the widest possible area, we will:
* Produce full colour property details
* Advertise your property on our own web site and on Rightmove.co.uk
* Ensure that our local offices will have access to all our rental properties
* Maintain a register of prospective tenants looking for property
* Email and telephone prospective tenants
* Erect a “To Let” sign at the property unless requested otherwise
We will accompany potential tenants to view your property when necessary.
Finding a Tenant
We will interview all potential tenants to ensure their suitability.
All our tenants are subject to a stringent referencing procedure to confirm the tenant’s suitability and financial viability. We will take a holding deposit and with your approval, the property will be withdrawn from the market for a period of up to 5 days giving time to complete all necessary paperwork. Should you withdraw from the proposed rental, 100% of the holding deposit will be returned to the prospective tenant. If Guarantors are required we will organise this with the prospective tenant.
We will draw up an Assured Shorthold Tenancy Agreement for both parties to sign. If the rental income is £85000 per annum or more a Common Law Tenancy will be required.
From October 1st 2008, Landlords are required by law to provide an Energy Performance Certificate (EPC) for all rented property with new tenants and it is best practice not to market your property until this has been ordered. The EPC gives prospective tenants information on the energy efficiency and carbon emissions of a building. We can arrange this for you (see additional services) or you can organise this yourself.
It is a legal requirement that the gas supply and any appliance provide by the Landlord are checked annually by a GAS SAFE registered gas installer and a Landlords Gas Safety Certificate is issued. Your tenant cannot move in until this has been provided. We can arrange this for you (see additional services) or you can organise this yourself.
Although not required by law at the moment, we recommend that you ensure the electrical supply and all electrical appliances are safe and tested by a qualified electrician.
All upholstered furniture and soft furnishings, excluding furniture made before 1950, provided by the Landlord of a rented residential property must comply with the Fire and Furnishings (Fire) (Safety) Regulations 1988. (See attached leaflet)
It is advisable to install at least one battery operated smoke alarm on each floor of your property if a mains operated alarm cannot be fitted.
We will take a deposit of an amount equivalent to one month’s rent, from the tenant prior to them moving into the property. From April 2007 there are strict statutory regulations governing tenancy deposits and it is now unlawful for any person to take and hold a Tenancy Deposit unless registered to do so. All deposits paid to us are protected by one of the government’s Tenancy Deposit schemes and in the unlikely event of a dispute at the end of the tenancy we can refer the matter to The Dispute Service who will adjudicate.
Collection of Rent
We will collect the first month’s rent in advance together with the deposit before the tenant has access to the property and present you with a reconciliation statement. We will also arrange, with the tenant, for a monthly Standing Order to be set up for the date specified in the Tenancy Agreement.
If you are using our Letting & Rent Collection or Letting & Management service, we will pursue late payments and report any arrears. We will also issue a monthly rental statement and can transfer funds directly into your account.
We can arrange for an inventory and a schedule of condition of the property to be provided. This is obligatory for our Letting & Management Service.
Transfer of Utility Accounts
We can read gas and electricity meters at the start and end of each tenancy and can advise the utility companies and the local council when a tenant moves in or out.
Check In and Out
We can meet your tenant at the property (if required) and hand over the keys. We can also agree the inventory report with your tenant and read the meters at this time. This is obligatory for our Letting & Management Service.
LETTING ONLY / TENANT FINDING FEE
A fee of one months rent as stated in the tenancy agreement, payable at the commencement of the tenancy. This will be reduced to 75% of the first months rent if we are instructed on a Sole Agency basis.
LETTING & RENT COLLECTION SERVICE FEE
In addition to our tenant finding fee an additional charge of 5% of the gross monthly rental income paid monthly for the entire length of the tenancy, extension or continuations as stated in the tenancy agreement
LETTING & MANAGEMENT SERVICE FEE
In addition to our tenant finding fee an additional charge of 10% of the gross monthly rental income paid monthly for the entire length of the tenancy, extension or continuations as stated in the tenancy agreement.
Reference and Credit Checks (Per Tenant) £ 95.00
To obtain Landlord References, income checks and Right to Rent checks.
Tenancy Deposit Scheme (TDS)
To include tenant’s deposit in government bonded scheme £ 50.00
Assured Shorthold Tenancy Agreement £ 85.00
Common Law Tenancy for rentals with an income
of £85000 per annum or more £100.00
Check In and Out
For Letting & Management Service - obligatory £45.00
(Letting only and Letting & Rent Collection Service – optional)
Serving Notice £ 50.00
To issue continuations on a month to month basis £ 50.00
To issue a further fixed term Tenancy Agreement 1 week’s rent (Subject to a minumin fee of £250.00)
Plus Agreement fee £ 85.00
Inventory of furnishings, effects and schedule of condition
We can arrange for an inventory company to carry out a full inventory. Fees available upon request.
Management of Void Periods
Fees available upon request.
Electrical and Gas Safety Checks
We can arrange for these checks to be carried out by approved contractors. Fees available upon request.
We can arrange for this service. Fees available upon request
We can arrange for Landlords Building & Contents Insurance and Rental Guarantee & Legal Expenses warranties.
Insurance Claims (Letting & Management Service only)
We can lodge and progress any insurance claim relating to the property. There is an additional fee of 15% of the total value of the claim, subject to a minimum charge of £125.00)
There are a number of regulations that govern the letting of residential property to which all landlords must comply. The penalties for failing to do so are severe and could result in heavy fines and/or imprisonment. It is our duty, as your letting agent, to advise you of your obligations, the implications of the regulations and to assist you in ensuring you are fully compliant.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1993)
It is an offence to let out property containing furniture and furnishings that do not comply with these regulations. If a property is found not to comply the landlord could face up to six months imprisonment and/or a fine of up to £5000. The regulations state that the offence is committed when the furniture is supplied ‘in the course of business’. Investment or professional landlords are therefore clearly covered by the legislation. A landlord letting his own home on a ‘one-off short-term’ basis and not ‘in the course of business’ has a moral responsibility to ensure the furniture complies, but may be exempt from the regulations. The regulations apply to all upholstered furniture manufactured after 1950 including all soft furnishings, foam filled items and loose and stretch covers.
Items covered by the regulations
Furniture intended for use in a private dwelling, including children’s furniture
Beds, including headboards and mattresses
Sofa beds, futons and fold-up guest beds
Cushions, seat pads and pillows
Garden furniture that is suitable for indoor use
Most furniture purchased from a reputable supplier after 1 March 1990 should comply.
Compliant furniture will bear the appropriate labels as illustrated. If the label has been removed, proof of purchase in the UK is required to prove compliance.
Items that are exempt
Furniture manufactured before 1950
Bed linen (including duvets), pillowcases and loose mattress covers
Curtains and carpets
The Gas Safety (Installation and Use) Regulations 1998
The regulations state that all gas appliances, pipework and flues must be checked annually by a GAS SAFE registered engineer to ensure they are safe. At the commencement of any tenancy, a copy of a current Gas Safety Record must be provided to the tenants. Annual checks are required thereafter and a new Gas Safety Record must be provided to the tenants within 28 days of the expiry of the previous one. Records should be retained for a period of two years from the date of the check and made available for inspection upon request. Failure to comply with the Gas Safety Regulations could result in imprisonment and/or fine.
The Electrical Equipment (Safety) Regulations 1994
These regulations apply to all electrical equipment with between 50 and 1,000 volts of alternating current or 75 and 1,500 volts of direct current. The regulations state that ‘persons who, in the course of business, let accommodation which contains electrical equipment must comply’. The regulations make it very clear that the equipment must be ‘safe’ and not cause ‘danger’. In order to meet these requirements the electrical supply and all electrical appliances must be tested by a competent person such as an NIC qualified electrician. A check annually, or when a new tenant takes possession of the property, is recommended. Instruction booklets or written instructions for all electrical equipment should be left in the property. A note of these together with the date of the safety check should be recorded in the inventory. If the electrical equipment does not comply with the regulations and an accident occurs, it could result in up to six months imprisonment and/or a fine of up to £5,000.
The Department of Environment (DOE) brought out regulations governing the installation of smoke detectors in new homes, which are incorporated in the Building Regulations 1991. Since June 1992 all new homes must be fitted with mains operated smoke detectors. They must be installed on every floor and be interlinking. Although there are no such regulations governing older properties, it is advisable to install at least battery-operated devices on each floor, if not mains operated ones. It is important that all devices are checked regularly, especially if battery operated.
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