Landlords
As an independent agent, we are able to provide a personal and bespoke service to our clients when letting your property.
Our letting & property management department has been established since 1991, and in this time we have provided a professional, friendly and personal service for our clients. We achieve outstanding results and always have an urgent demand for more properties to rent throughout South East London, North Kent, Maidstone and the Medway Towns.We offer a choice of service to suit all landlords, whether it is for letting only, rent collection, fully managed or even a service for landlords who have secured a tenant themselves. Using our personal and traditional approach we ensure our clients objectives are fulfilled.
Why let through us?
There is an art to providing clients with a trouble free and financially rewarding letting and management service. Our objective is to guide you through the process of renting – we have extensive knowledge and experience in the letting industry and have an abundance of quality tenants requiring properties to rent at all levels of the market – from room lets to executive homes!
We will ensure that your letting transaction is as seamless as it possibly can be. If you have any concerns along the way you can rely on one of us to get involved no matter which service you choose.
We have experience in:
- Landlord and Tenant legislation
We can assist with:
- Gas and Electrical Safety Certificates
- Energy Performance Certificates
- Property Insurance
- Tenancy Agreement
- Inventories
- Tenancy Renewals
- Rent Reviews
- Inspections
- Property Maintenance
- Tax liability if you live overseas
- Accountant recommendations
- Your buy-to-let requirements
The majority of our landlords have been clients of ours for many years – due to our friendly and personal service – we have built trust and dependability and will guide you smoothly through your let.
Guide to Letting
If you are thinking of letting your property or considering changing the agent that is currently managing your property, then we would welcome the opportunity to discuss your requirements – without obligation! Our reputation has been built on recommendation
Please make sure that your property is thoroughly cleaned and presentable before your tenants move in – cleanliness, furnishings, decoration and overall condition are of the utmost importance!
We can recommend a professional cleaning company to you. They can provide an ‘in between’ lets spring clean, leaving your property ready for your next tenants – please speak to us for further details.
Décor and furnishings (if any) can be as simple as possible but must be of a good standard. Soft furnishings should comply with current fire regulations. Landlords can be prosecuted for supplying furniture that does not comply.
There is always a demand for both furnished and unfurnished accommodation – should you need any advice regarding what to supply please contact us.
Landlords Gas Safety Certificate
All appliances are required by law to have a twelve month safety check by a registered gas safe installer. A dated gas safety record should be kept noting that all the appliances have passed and any action that has been taken. Tenants must have a copy of this record and we also require a record on our files.
We have a reputable company who is able to check your appliances and for an inspection fee your property will be checked and the certificate submitted.
Please remember that this certificate must be renewed after 12 months.
Smoke & C02 Monitors
New laws were proposed to come into place with regard to Smoke Alarms and Carbon Monoxide detectors in rented properties.
It may be best to make sure smoke alarms and CO2 alarms(if applicable) are installed in your rented property on each floor as set by the guidelines.
Should you require assistance in installing alarms please contact us as we have a reliable contractor who is able to undertake this work at an economical rate.
For your information the link for the government guidelines is:
https://www.gov.uk/government/news/tenants-safer-under-new-government-measures
Check your tenant’s Right to Rent! Lets be prepared!
The Immigration Act 2014 introduced the concept of ‘Right to Rent to the private rented sector – originally in the West Midlands only. From 1st February, 2016 this came into force for all landlords in England.
Landlords are responsible for checking whether any adult tenants are authorised to occupy a property as their only or main home and has a right to reside in the UK and means landlords are required to check the identification of everyone who is over 18 prior to taking up any residential tenancy.
You may ask Howard Young Residential to carry out these checks for you but we require written authorisation. Should you appoint us to take this responsibility you would be required to give written consent.
Should you be undertaking the checks yourself -again you would be required to give written consent.
Further information regarding ‘Right to Rent’ and to comply with the Home Office ruling can be found at:
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/370559/guidance_0_summary_checklist.pdf
Gardens
It is the tenants responsibility to look after your garden while they are there – so please leave suitable gardening equipment and make sure that garden is well tended before they move in! or it will be the case of leaving it as they found it! You may even consider employing a professional gardener.
Mortgaged Property
We advise you to obtain prior permission from your lender before you consider letting your property.
Leasehold Property
Please check your lease for any special clauses or conditions that may affect the letting of your property. A separate license may have to be applied for.
Insurance
Although tenants are responsible for insuring their own contents, make sure you have adequate insurance, i.e. Buildings and Contents (if any) insurance. It is advisable to notify your current insurers that you will be renting your property. Howard-Young have details of specialist insurance policies for rented properties.
Are you moving abroad?
Inland Revenue
If the owner of a rented property resides overseas, the Inland Revenue states that the Managing Agent become responsible for paying the tax on the profit element of the rent. In this instance you must apply to receive your UK rent with no tax deducted. The relevant forms are available through Howard-Young. Please note that if we are collecting your rent or managing your property while you are abroad, and do not have an exemption certificate, then we shall automatically deduct the tax and transfer it into a tax reserve account for you.
Should you wish detailed information on this subject, then we strongly advise you to consult our specialist tax consultant.
Finding a tenant
Once we have inspected your property, given you an accurate market appraisal and confirmation of instruction is given, property details will be taken and circulated to the waiting applicants on our database. The erection of a ‘To Let’ board, details of your property will be loaded onto various websites with the inclusion of external and internal images, will ensure that a suitable tenant is found within a short time.
Generally appointments will be made through yourself to show prospective tenants round your property. If necessary we can undertake accompanied viewings with a set of keys.
Please note that the final choice of tenant is the responsibility of the Landlord – Howard-Young do not accept any liability for that ultimate decision.
References
When a let has been agreed to a professional tenant, each applicant will be credit checked and the following references are taken: bank, employers, previous landlord (if applicable), personal and guarantors (if applicable).
For self employed: Accountants and business account references.
For Company lets: Bank, solicitor and accountant.
Once satisfactory references are received, an Assured Shorthold Tenancy Agreement will be prepared for you to sign.
Tenancy Agreement
We use an Assured Shorthold Tenancy Agreement in respect of all furnished and unfurnished accommodation. Howard-Young recommend a minimum let of six months, although shorter lets can be arranged if required.
Landlords instructing their own solicitors to prepare an agreement must be responsible for their own fees.
Rent/Deposit
At the commencement of the tenancy we will collect a dilapidation deposit (usually the equivalent of one months rent) and one months rent in advance. From this our fee will be deducted (see Terms and Conditions) and the balance (if applicable) will be forwarded to yourself. All new tenancy deposits have to be protected in a government-authorised scheme.
The deposit taken from the tenants is returnable when the agreement expires, subject to all furniture/fixtures & fittings and condition being in good order at the final inspection, either by the Landlord or Inventory Clerk. Please allow for wear and tear.
Inventory
It is essential for you to provide an Inventory at the commencement of the let. This can be arranged by yourself, showing what is included in your property, along with the condition of all fixtures and fittings. This inventory should be signed by all parties.
Please note we use the services of an inventory company and the inventory clerk will be responsible for the check in and out of the property. The charge for this inventory is payable by the landlord with the check out cost passed to the tenant. Further information and rates supplied on request.
Utilities
It is the Landlords responsibility to terminate all previous agreement with utilities companies such as gas, electricity, water rates etc., before the property is vacated. We shall instruct the tenant to have all supplies transferred into their names from the day of occupation.
Mail forwarding services are available too – it is not your tenants responsibility to forward post to you.
Energy Performance Certificate
From October 2008 all rented properties that are to be marketed must have an Energy Performance Certificate (EPC). The EPCs will have to be provided free to prospective tenants the first time you let or re-let your property.
EPCs rate the energy efficiency of a home on a scale of A to G; the most efficient homes being in band A. Landlords are now legally required to provide an EPC to prospective tenants. Failure to do so could result in a £200 fine.
Overall EPCs are a positive step – an efficient rating will make your property more attractive to tenants! The certificate will be valid for 10 years
We have now joined forces with an Energy Assessor to provide you with a competitive pricing structure and to cover all areas. They aim to provide the certificate within three working days.
The pricing structure is as follows:
Studio/one bedroom property £78.00 inc
Two bedroom house/flat £84.00 inc
Three bedroom house/flat £90.00 inc
Four bedroom house/flat £110.00 inc
Five bedrooms and over A quote will be provided.
Please contact us to arrange your EPC as soon as possible – should you already have a certificate perhaps you could let us know the energy rating.
Tenant Introduction Service
Our letting only service provides you with a free market rent appraisal, prepares the property particulars with colour images, provides extensive website advertising through out own website as well as major property portals such as Rightmove, Zoopla, etc.
We will find your tenant, take up extensive references, prepare and issue the Assured Shorthold Tenancy agreement and serve the relevant final notice, as well as any tenancy renewals. We shall collect the initial deposit and first months in advance. Should you wish, we would also be happy to transfer the deposit into the Deposit Protection Scheme.
This will give your tenancy a sound start, after which you are able to check-in your tenants and make your own management and rent collection arrangements.
Rent Collection Service
This would be a less expensive option should you be happy to deal with any management issue that may arise during the letting of your property. In addition to our Tenant Introduction Service we would:
Collect the rent from your tenant on a per calendar month basis, send you monthly statements and deposit the rent into the account of your choice.
Fully Managed Service
With this service, we would handle absolutely everything for you! Once we have found a suitable tenant, and all references have been approved, we would:
- Check-in your tenants with your inventory – or we can arrange for the services of an Inventory Clerk (at additional cost).
- We would hold the deposit and transfer this into the Deposit Protection Scheme.
- Arrange for the transfer of all utilities into the tenants name.
- Collect the rent on a per calendar month basis and pay the rent into an account of your choice.
- Deal with any tax liability if you live overseas.
- Undertake periodic inspections of your property.
- Deal with any maintenance issues that may arise.
- Service any relevant notices.
- Organise the final inspection an check-out when the tenancy comes to an end.
- Arrange for any lease renewal
We therefore ask permission to authorise repairs up to a maximum of £300 for any one item. If possible, we will inform you beforehand of any problem and if need be obtain estimates on your behalf. Any bills settled by us will be deducted from rental payments and will be itemised on your monthly statement together with original receipts and copies of invoices.
Howard-Young use a list of recommended contractors but you may nominate your own choice of tradesmen.
It is wise for us to hold a spare set in the office for emergencies, so please ensure that adequate keys are available.
Energy Performance Certificate
All properties that are to be marketed are required to have an Energy Performance Certificate (EPC). The EPCs will have to be provided free to prospective tenants the first time you let or re-let your property.
EPCs rate the energy efficiency of a home on a scale of A to G; the most efficient homes being in band A. Landlords are legally required to provide an EPC to prospective tenants. Failure to do so could result in a £200 fine.
Overall EPCs are a positive step – an efficient rating will make your property more attractive to tenants! The certificate will be valid for 10 years
We have joined forces with an Energy Assessor to provide you with a competitive pricing structure and to cover all areas. They aim to provide the certificate within three working days.
The Assured Shorthold Tenancy
With an assured shorthold tenancy the tenant usually has the right to stay in the property for at least six months although you can agree a longer stay.
At the end of the tenancy, following the written notice we send to the tenant, you can seek possession of the property, this notice can now only be served when we know you have protected the tenant’s deposit. Therefore you will lose your automatic right to regain possession of the property unless you have protected the deposit in a scheme and given the tenant information about how it is protected. Howard Young need confirmation of this prior to serving the notice.
Tenancy Deposit Protection Scheme
From 6th April 2007 all new tenancy deposits had to be protected in a government-authorised scheme. This new rule applied if the tenancy is an assured shorthold tenancy.
The Government wants to make sure tenants’ deposits are protected so that:
Tenants get all or part of their deposit back, when they are entitled to it,
Any disputes between tenants and landlords or agents will be easier to resolve
Tenants are encouraged to look after the property they are renting.
THERE ARE THREE SCHEMES TO CHOOSE FROM :
As you are aware, at the commencement of a new tenancy agreement Howard Young collect the deposit and first months rent from the tenant. You must ensure the deposit is protected and inform the tenant and Howard Young WITHIN 14 DAYS.
There is a single custodial scheme, where the money is held by the scheme until the end of the tenancy.
The CUSTODIAL SCHEME is free to use. The landlord simply puts the deposit into the scheme at the beginning of the tenancy.
There are two INSURANCE-BASED SCHEMES that insure the deposit.
(see scheme providers below)
Under the insurance-based schemes the landlord or agent keeps the deposit, and pays a fee to the scheme to insure against their failure to repay money due to the tenant. In due course, Howard Young will have access to one of these schemes but will charge the client use of the scheme.
Within 14 days of taking the deposit, the landlord or agent must provide the tenant with details of how the deposit is being protected including:
The contact details of the tenancy deposit scheme selected
The landlord or agent’s contact details
How to apply for the release of the deposit
Information explaining the purpose of the deposit
What to do if there is a dispute about the deposit.
Tenants also have a responsibility to return the property in the same condition they took it on. This is why it is imperative that you have an up to date Inventory.
SCHEME PROVIDERS
There is one Custodial Scheme
The Deposit Protection Service
0870 707 1 707
www.depositprotection.com
Two Insurance based Schemes:
Tenancy Deposit Solutions Limited
0871 703 0552
www.mydeposits.co.uk
email info@mydeposits.co.uk
The Tenancy Deposit Scheme
0845 226 7837
www.tds.gb.com
Why not contact our Lettings & Management Department today – you will find us very competitive on fees. Contact us to arrange a free valuation or just for free helpful advice and an information pack