South East London Property Management and Letting Agent Based in Bromley and Beckenham

Landlord Zone

Welcome to Home Lettings, Your friendly, local and experienced lettings expert

Home Lettings Ltd.... is not an estate agent, but wholly concerned with providing a professional letting and comprehensive management service. As one of Beckenham’s longest established lettings agencies we have valuable experience & knowledge, allowing us to give YOU the the highest level of service.

It is our aim to make the process of letting your property a trouble free experience. We are here to help you; unlike other agents we have flexibility to meet your needs and believe in the personal touch. Never be passed ‘from pillar-to-post again!’

We hope that our comprehensive guide answers any questions that you may have; should you have any further queries please do not hesitate to contact our friendly team on 020 8658 5664.

Did you know we are an ARLA regulated agent?

What is ARLA……?

The Association of Residential Letting Agents, a professional body that is solely concerned with the regulation of letting agents and promoting the highest standards across every aspect of residential lettings and management in the private rental sector.

ARLA demands certain levels of professionalism and commitment and all ARLA members must work within a robust code of practice. Why consider an agent who isn’t ARLA regulated?

Our service to you

Rental Valuation

We will undertake a free rental valuation of your property, giving you a realistic rent dependent on many factors including current market condition, location and property condition.

Please note: Some prospective tenants may offer you a lower rental. Don’t be offended, this is very common; it may just be that some negotiation is required; which is where we come in!

We are also happy to give advice on any works that could be undertaken to achieve maximum rental amounts.

Tenants

Finding the right tenant for a property is fundamental. We start by establishing the right criteria for your property. We then match this to prospective tenants who must meet these requirements and also strict reference requirements.

All tenants are professionally referenced, as part of the reference process a credit check will be carried out along with current employment and landlord references.

Rent payments are due every calendar month, in advance, starting from the commencement of the tenancy agreement.

Deposits

We request a deposit for all tenancies. For private tenants, the deposit is equal to six weeks rent.

As required by law all deposits must now be registered with a deposit scheme; landlords & agents can no longer hold deposits without them being registered. We can register your tenants deposit on your behalf for a small fee. We are registered with the government scheme my.deposits and we are regulated by ARLA. Let us deal with it so you don’t have to!

Deposits are held to help ensure the tenant cares for the property and as a safeguard against unpaid rent. It is refundable at the end of a tenancy, only after the tenant has vacated the property, providing the property and their account are in an acceptable condition and there are no issues arising from the check out report.

Commencement of Tenancy

The tenancy commences on an agreed date, which will be documented on the tenancy agreement. Prior to the tenant moving in we will compile a professional inventory and schedule of the property should you require one, please note that there is an extra charge as we use an independent company. The inventory will list all furnishings, if furnished, and contain a detailed description of the condition of the property. A copy of the inventory will be sent to yourself and the tenant. A professional inventory is advisable for all properties and tenancies to ensure that the tenancy commences with accurate documentation of the condition of the property and will allow any deductions to be made should there be any dilapidation's at the end of the tenancy.

Tenancies

All new tenancies usually commence with either a minimum six or twelve month assured shorthand contract. But the length of tenancy will be discussed with you at the time of finding a new tenant.

We will contact you two months prior to the end of the initial tenancy terms to discuss your wishes with regards to renewing the existing tenancy, the tenant will then be contacted. They can either agree to extend their tenancy or issue the correct notice to vacate the property. Landlords are always required to give two months notice for the tenant to vacate at the end of the agreed fixed term, tenants are required to give one months notice to vacate the property at the end of the agreed fixed term.

Please note: when a tenant is issued a notice requiring possession (a Section 21 notice), the tenant must vacate the property on the date specified. However, should the tenant fail to vacate the property, enforcement of this notice can only be arranged through the courts.

End of Tenancy

At the end of the tenancy we will arrange for the inventory company to meet with the tenants and check them out, taking meter readings and producing a condition report based on the inventory.

Should there be any disputes regarding the property condition, the first course of action is to give the tenant an opportunity to rectify the problem. If the tenant does not rectify the situation, we can agree a deduction with the tenant and then make a deduction from the deposit (valid estimates must be obtained indicating the exact cost of repair). Should an agreement not be reached between the landlord and tenant, the scheme in which the deposit is held will act as arbitrators and they will aim to resolve the disagreement as quickly and amicably as possible.

Inspections

As part of our managed service we will carry out routine inspections every three months. These inspections serve numerous purposes and allow us to visit the tenant to ensure they are taking care of the property. It also enables us to check to see if any repairs are required. If anything needs attention, we will then inform you as soon as possible, helping to reduce the risk of the problem escalating and the potential cost increasing or arranging for the correct contractor to attend. A written report of the inspection will be sent/emailed to you.

Repairs

It is inevitable that at some point every property will require maintenance or a repair to be carried out. As part of our management service your tenants will contact us directly to report the problem. We will then assess the situation and send out the appropriate contractor from our approved panel of contractors to get the problem rectified as soon as possible.

We are flexible when it comes to how much you require us to do and spend, you can specify a limit that you will allow before consultation is required, or you can specify a contractor to be used. We want you to be happy with the service being provided and we will be as accommodating as possible when it comes to repairs but there are two important points to consider:

Firstly, if a serious fault occurs (water burst, flood, etc.) and we are unable to reach you, we will authorise a repair as an emergency situation. There is a statutory obligation (The obligation of the landlord is stated in the Landlord & Tenants Act 1985, section 11) for a landlord to make emergency repairs within a specified time frame and therefore, we occasionally need to make a quick decision.

Secondly, once a property is tenanted, landlords have an obligation to ensure it is well maintained. Carrying out repairs quickly is as important for you as it is for the tenant. After all, repairs caught early can save money. Happy tenants hopefully mean long term tenants!

Preparing your property

Presentation

To maximise the chances of letting your property, it is vital to present the property correctly. Decorative condition should be attractive, clean and tidy. Carpets, curtains and upholstery should be clean. All appliances must be in full working order. All personal items and electrical appliances, excluding kitchen white goods, should be removed from the property.

You should have the property including carpets and appliances professionally cleaned for the first let, not only will this start the tenancy off on a good footing, this enables you to expect each tenant to return the property in the same condition and have the property professionally cleaned at the end of their tenancy.

Furniture Compliance

The Furniture and Furnishings (Fire)(Safety)(Amendment) Regulations 1993 lays down new rules setting new levels of fire resistance for domestic upholstered furniture, furnishings and other products containing upholstery. Any furniture left in a property should be safe to use and well maintained. Any soft furnishings must comply with fire regulations and the original fire regulation labels should be attached. All lettings must comply with the regulations. Non-compliances carries a six month imprisonment and/or £5000 fine or worse in the event of a fire. More details available on request.

Furnished or Unfurnished?

Deciding to rent your property furnished, or unfurnished is a personal choice and does not directly affect the rental price. Of course any furniture must comply with the Fire Regulations (see sub-heading Furniture compliance). From our experience the majority of applicants prefer unfurnished properties although this is not always the case. It is often better to market the property as furnished or unfurnished and so open up your property to a wider market.

Gas Appliances

Is it a legal requirement for all rental properties with any gas appliance or central heating to have a ‘Landlords Gas Safety Certificate’ carried out on an annual basis, this must be undertaken by a Gas Safe (previously Corgi) registered engineer. If you select our managed service we will arrange this on your behalf.

Energy Performance Certificate

As of October 2008 all Landlords are required to have an Energy Performance Certificate carried out at properties being marketed for letting. An EPC is required every 10 years, you cannot pass or fail an EPC, it contains an energy efficiency rating, carbon emissions and any recommendations to make the property more energy efficient. We can arrange this on your behalf at a very competitive rate.

Electrical Appliances & Wiring

Clear working instructions should be provided for all electrical items for e.g.. Cooking facilities. All electrical equipment that is manufactured after 01/01/1997 must be marked with appropriate CE symbol.

Landlords have a duty to ensure that all electrical equipment supplied is safe for use by the tenant. It is therefore advisable for landlords to have an electrical safety certificate undertaken at the property by a competent electrician. We can arrange this on your behalf.

Further things to consider….

Maintenance Contracts/Warrantees

If you do have any maintenance contracts or have any appliances under warrantee this is very useful information for us to hold on file. We don’t want to arrange repairs outside of these, so please do let us know!

Alarms

It is not a legal requirement for a landlord to install smoke alarms unless it is a new build property, but is recommended as a precautionary measure for a landlord to install one. The replacement of batteries is the responsibility of the Tenant.

If your property has gas appliances then you may wish to consider the installation of carbon monoxide alarms (these detect the build up of dangerous gasses).

Mortgages

If the property is subject to a mortgage, the mortgage lender must be informed of your intention to let. This should be done before a tenant moves into the property. Gaining permission from the building society usually depends upon the mortgage account not being in arrears.

Some lenders ask to see a copy of the lease,that the tenant will be required to sign. We will provide them with this at your request.

Insurance

As a landlord you are still responsible for the building and accordingly the buildings insurance. Please note buildings insurance will not cover the costs of replacing or repairing carpets if they become damaged but it does however cover fixtures and fittings. If the property is furnished or part-furnished you may also wish to consider landlords contents insurance which will also cover you for public liability.

Landlords should also consider other insurance options such as legal and rent guarantee insurances to safeguard against non-payment of rent. We are able to offer basic and comprehensive levels of insurances, further details are available upon request.

Tax

Income received from renting property is subject to income tax and therefore we strongly recommend that you take advice from an accountant. Expenses incurred can be set against tax liability, as can the interest paid on the mortgage.

Overseas Landlords

Landlords who reside overseas and own rented property in the UK are able to apply to the Inland Revenue for an exemption certificate, which enables us to pay them gross rent (subject to our deductions). However, if they do not apply for exemption, it is a statutory requirement that letting agents deduct tax at source, currently rated at the lowest prevailing tax rate.

In the case of a Managed property, we will deduct the necessary funds from your account on a monthly basis and will issue a certificate at the end of each tax year indicating how much tax we have paid to the Inland Revenue on your behalf (until we receive notification of your NRL1 number). The NRL1 number can be applied for via the Inland Revenue.

Empty Property

The provisions within our agency agreement do not cover your property when it is vacant. If you are concerned about the property and want us to manage it while it is empty, please inform us and we will make arrangements to do so. There may be an extra cost for this service.

Keys

We require one set of keys per tenant for the property. If we are managing the property we will require a management set for the purpose of inspections and emergencies.

We hope that this answers all your questions, should you require any further information please do not hesitate to contact us on: 0208 658 5664