|If you currently own or intend to purchase residential property for rental in Guildford, Leatherhead, Dorking, Cobham or the surrounding areas, you should consider engaging our property management service. You'll find it both professional and cost-effective. As we are specialists we know how to manage property for optimum performance, whilst ensuring smooth running tenancies and compliance with the various landlord/tenant laws.
--- Our Service ---
As specialists we are fully focused on the priorities and needs of the landlord and unlike estate agents, our loyalties are not divided by dealing with property sales and mortgages.
We understand that letting your property can be a worrying experience (especially for the first time) and with this in mind our most important consideration is providing you - the landlord - with the best possible service and the right tenant for your property. We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agents your asset will be in professional and caring hands. We will only rent your property to the right candidate who has passed our stringent comprehensive vetting procedure.
Our aim is to provide a high level professional service to our tenants and landlords, whilst maintaining a personal approach to the way we do business. We offer three core service levels which can be tailored to suit the requirements of our Landlords, as well as several optional services which can be added if required.
Tenant Introduction Service (50% of the first month's rental)
This service is suited to Landlords who live close to the property and wish to deal with all aspects of repairs, maintenance and rent collection. We will take care of finding reliable and suitable tenants through our marketing, property viewing, and tenant referencing and vetting services. Our charge for this service is a one-off payment of 50% of the first monthís rental income. There are no hidden charges or fees.
Introduction and Rent Collection Service (6% plus an initial setup fee of £150)
For Landlords who want the assurance of regular rent payments but are happy to liaise with tenants and contractors regarding all aspects of repairs and maintenance, this service is ideal. We will find suitable tenants as above and deal with all aspects of rent management, including chasing of rent arrears. This service is charged at 6% of the gross rental income (minimum monthly fee £50) for the duration of the tenancy plus an initial set-up fee of £150. Our monthly fee is usually deducted from the rent each month.
Full Management Service (8% plus an initial setup fee of £75)
This service is particularly suited to Landlords who live some distance from the rental property, or simply want to leave all aspects of letting and management (including any problems and issues) to us. Our aim is to take the worry away from the landlord and make the whole process as smooth as possible. We will manage the letting of your property and collection of rent as detailed previously. In addition, quarterly inspections will be carried out and the landlord will be provided with a full report detailing the condition of the property and highlight any areas which require attention (digital photos can also be provided). All repairs and maintenance will be carried out up to an authorised limit (normally £150), although the Landlordís authority will be sought before repairs are allowed to proceed. This service is charged at 8% of the gross rental income (minimum monthly fee £70) for the duration of the tenancy plus an initial set-up fee of £75. Our monthly fee is usually deducted from the rent each month.
Please note that our charges are subject to VAT at the current rate.
Our service includes:
|We maintain a flexible attitude, and are generally able to adapt our service to meet our client's individual circumstances and needs, for example by providing a part only service, or alternatively by taking on additional tasks and duties.
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--- Our Fees ---
The standard charges for our three core service levels are as follows:
Tenant Introduction Service
Our charge for this service is a one-off payment of 50% of the first monthís rental income, payable after your new tenants take up their tenancy. There are no hidden fees or ongoing monthly payments.
Introduction and Rent Collection Service
Charged at 6% of the gross rental income (minimum monthly fee £50) for the duration of the tenancy plus an initial set-up fee of £150. Our monthly fee is usually deducted from the rent each month.
Full Management Service
Charged at 8% of the gross rental income (minimum monthly fee £70) for the duration of the tenancy plus an initial set-up fee of £75. Our monthly fee is usually deducted from the rent each month.
Please note that our fees are subject to VAT at the standard rate.
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--- 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. For brief details of a subject click on a blue link below, or scroll down the page. If you require further advice or assistance with any matter, please do not hesitate to contact us:
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.
If you are a leaseholder, you should check the terms of your lease, and obtain the necessary written consent before letting.
If you are a tenant yourself, you will require your landlord's consent.
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 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.
It is most important that an inventory of contents and schedule of condition 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 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 condition, at a cost to be quoted.
When the landlord is resident in the UK, it is entirely his responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. However, 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 certain 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. Therefore to protect all interests we ensure full compliance with the appropriate regulations, at the owner's expense.
Gas Appliances & Equipment
Under the Gas Safety (Installation and Use) Regulations 1994 (amended 1996) and some other regulations, all gas appliances in tenanted premises must be checked for safety at intervals of not more than 12 months, by a Gas Safe registered gas engineer, and a safety certificate issued. Records must be kept of the dates of inspections, of defects identified, and of any remedial action taken.
Electrical Appliances & Equipment
Under the Electrical Equipment (Safety) Regulations 1994, the Plugs & Sockets etc. (Safety) Regulations 1994 and some other regulations, electrical installations and equipment in tenanted premises must be safe. Although (unlike gas) no safety certificate is legally required, and therefore it may be adequate to perform a visual check of electrical equipment, fittings and leads, it is recommended that a qualified electrician be engaged for this purpose.
Furniture & Furnishings
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989, 1993 & 1996) provide that specified items supplied in the course of letting property must meet minimum fire resistant standards. The regulations apply to all upholstered furniture, and beds, headboards and 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. Therefore 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 1.3.90 from a reputable supplier are also likely to comply.
General Product Safety
The General Product Safety Regulations 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 - 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. Quality properties attract quality tenants.
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.
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.
Interior decorations should be in good condition, and preferably plain, light and neutral.
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 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.
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.
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.
You should provide one set of keys for each tenant. Where we are Managing we will arrange to have duplicates cut as required.
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