RENEWING AND ENDING THE
We understand the importance of your rental investment and in particular the need to make plans around regular rental income and having vacant possession at the end of the tenancy. Towards the end of the initial fixed term, we will contact you to ask your plans. If you are happy for the tenancy to continue either on a fixed term or periodic basis and the tenant agrees, we will negotiate the terms of the renewal and make sure that everything is confirmed in writing. If you want to take back possession of the property, we can arrange to serve the necessary notices.
When the property returns to the market at the end of the tenancy, we can advise on rental value and any improvements that are needed to get the best
FULL MANAGEMENT SERVICE
(Please note, all the above services are included in our Full Management Service.) Our Full Management Service is a comprehensive letting and management service for landlords requiring help with administration and guidance on meeting the day-to-day legal, safety and maintenance requirements associated with letting a property. You will enjoy peace of mind, knowing that your property has been safely let and managed from the moment it reaches the market until any claim against the tenant for damage at the end of the tenancy is dealt with.
MANAGING THE PROPERTY
Our Full Management Service can help if you haven't got the time and resources to deal with routine requests from your tenant. This service also gives you considerable peace of mind, as you know
someone is on hand to help make sure the tenancy runs safely and smoothly and the tenancy agreement is kept to. Tenants are increasingly asking for their homes to be professionally managed, as they want assurance that repairs and maintenance will be dealt with quickly and efficiently. Tenants can report maintenance issues around the clock, all year round, using a convenient
on line portal. Repairs are undertaken on your behalf, using qualified and checked contractors. Our Full Management Service also includes negotiations at the end of the tenancy to do with any claim you have against the tenant for damages caused whilst living at the property. For added peace of mind, our Full Management Service includes one visit to the property each year and at the Landlord's request we are able to undertake additional property visits .After each visit we will give you a written report. Property visits comprise a visual inspection of the main living/ sleeping accommodation and do not include cellars, lofts and outbuildings.
YOUR LEGAL OBLIGATIONS
This section sets out some of the legal obligations you have as a landlord. These are only some of the key legal obligations that you must comply with, and they will change from time to time as the law changes. This list is not intended to be a full list. If you have any questions or concerns, you should get independent advice or visit www gov uk/renting-out-a-property.
ENERGY PERFORMANCE CERTIFICATE
As from l April 2018, any rented property is normally required to have a minimum Energy Performance Certificate (EPC) rating of E. There is a PRS Exemptions Register for properties which cannot be improved to meet this minimum standard. You must make sure your tenant has a copy of the EPC before the start of their tenancy. The EPC rating must also be included in advertising and marketing material. If you have an EPC exemption please state so on Page ll and supply the relevant supporting documentation.
RIGHT TO RENT
Before a tenancy begins, landlords in England have a legal obligation to make sure that their tenant and any permitted occupants living at the property have the right to remain in the UK prior to the commencement of the tenancy. If they have this right but for a limited time, follow-up checks are required. It is unlawful discrimination to restrict the length of a tenancy or refuse to grant a tenancy based on the right-to-rent checks, except where some or all of the tenants or Occupants have failed the checks. For more information, visit wwwgovuk/government/collections/landlordsimmigrati on-right-to-rent-checks. . The rules do not currently apply in Wales, Scotland and Northern Ireland.
If a tenant pays a cash deposit it must be protected using one of three government-approved schemes, within 30 days of receiving it. The deposit can be protected through either passing it to one of these schemes for safe keeping, or by an insurance policy, where an approved agent keeps the deposit in their client bank account.
LOCAL-AUTHORITY LICENSING (HOUSES IN MULTIPLE OCCUPATION)
Based on the type of property, its location and occupancy and the policy applied by the Local Authority in which the property is located, a licence may be required. It is important that you are familiar with the requirements in your area and how these might apply to a proposed tenancy.
Those who manage the property themselves must also get a licence in order to let the property legally.
For tenant find and tenant find plus, as we do not manage the property, you as licence holder must provide out of hours emergency cover and contact details to the Tenant directly, as required under the licence conditions.
You must ensure that you have the correct planning permission for the proposed use of the property. You should bear in mind that where an "Article 4 Direction" is in place, this may restrict the right to change between use as a dwelling for a single household or as a house of multiple occupation without specific permission. A change of use as a larger HMO will ordinarily need permission. You should instruct a planning consultant if you need further advice or to make a planning application.
GAS SAFETY REGULATIONS
You must make sure a yearly gas safety check is carried out on all gas appliances (including flues) that you provide. Checks must be performed by a Gas Safe Registered engineer, and a copy of the certificate must be given to the tenant, prior to the start of the tenancy. For all non-Full Management Service properties, you alone as landlord are entirely responsible for compliance with the Gas Safety Regulations and we as agent exclude all liability and responsibility for the same.
SMOKE AND CARBON-MONOXIDE ALARMS
You must install at least one smoke detector on each floor of the property that is classed as living accommodation (including bedrooms and bathrooms). You must fit a carbon-monoxide alarm in any room which is used as living accommodation and which contains a solid-fuel-burning appliance. The alarms must be installed and working at the start of the tenancy agreement. You must use the 'test button' on each alarm on the day the tenancy starts to check that they have power. All alarms, including those wired into the mains supply, have a limited lifespan of between five and ten years. A replacement date is usually printed on the alarm, but you can't always see it unless you remove the alarm. If you are not sure how old an alarm is, ask an electrician to tell you when it will need replacing, or ask them to replace it.