We understand that letting your property, especially for the first time, can be a worrying experience. With this in mind our most important consideration is providing you with the best possible service and the right tenant.
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 agent your property will be in professional, caring hands.
Our existing portfolio consists of almost 800 properties worth in excess of £100million. All our units are located within a 45 miles radius of Peterborough.
We are the leading and largest independent agent in the city to offer a lettings, management and sourcing service across all proven property strategies. With our local market knowledge, hands on experience and the invaluable partnerships we have built with local and national organisations, we are set up to deliver results for all landlords.
A Personal Service
As a small independent firm, we are able to offer you a personal, efficient and effective service while maintaining high standards of competence and professionalism.
Our fees reflect the attention to detail and advanced service we provide.
Whether you are looking for full property management, let only or a more specialist service, we are here to help you every step of the way. We are proud to be the best independent agent in and around Peterborough and we are confident that our property services cannot be beaten!
Depending on your needs, we may be open to fee negotiation.
Carefully Selected Tenants
Drawn from a continually updated register, all our prospective tenants are thoroughly referenced and credit checked. In some cases we will also require a guarantor.
Our Core Services
We offer a range of services across HMOs, single lets and serviced accommodation.
What's included? All aspects of listing, letting and management
Full management is ideal for landlords that require a completely hands free service. This type of service is particularly helpful for landlords that do not live close to their property or would rather not deal with tenants directly.
> Producing and implementing high quality property marketing, including 3D floorplans and virtual tours as standard.
> Carrying out professional viewings, leading to the introduction, vetting and full referencing of the prospective tenant/s.
> Preparing the tenancy agreement and detailed video inventory.
> Checking the tenant/s into the property against the inventory.
> Carrying out regular and thorough inspections during the tenancy - should our visits highlight any maintenance issues, we then (within the confines of our Management Agreement) recommend any necessary repairs/improvements and obtain quotes to carry out the work.
> Instructing trusted and vetted contractors to carry out work that has been approved and agreed by the landlord.
> Checking all work outlined in the contractor's quote has been completed in full.
> Collecting and processing rent payments - automatically crediting rental balances to the landlord's nominated bank account.
> Liaising with the tenant at the end of the tenancy, with a view to renewing the contract or arranging to check them out and re-market the property to let.
> Carrying out and documenting a final inspection - re-issuing the tenant with their deposit if the property is returned in the condition it was initially let.
What's included? Listing, marketing and letting the property only - no ongoing management.
Our let only service includes marketing the property and carrying out viewings, leading to the introduction and vetting of a prospective tenant. This proving satisfactory, we then go ahead and prepare the tenancy agreement, and if required an inventory.
> The first month’s rent and a tenancy deposit is collected and credited to the Landlord less our agreed fee.
> Managing the tenancy, including the maintenance and rent collection, will then be the responsibility of the Landlord.
What's included? Listing the property across our marketing channels to generate tenant leads - no letting or management service.
Our fees are competitive for the enhanced service we offer.
We are also willing to offer reductions on our standard charges when taking over management of large property portfolios.
Full management fee: 10% plus VAT (other charges may apply e.g. maintenance) - this fee may vary depending on size and location of the property
Let only fee: The equivalent of one month's rent plus VAT
Full management fee: 14% plus VAT (other charges may apply e.g. tenancy renewal fees, set-up fees, maintenance etc) - this fee may vary depending on size and location of the HMO
Tenant find only fee: The equivalent of one month's rent plus VAT (per room)
Marketing only fee: 10% plus VAT (additional fees may apply)
Full management fee: 18% plus VAT (cleaning, laundry, booking fees etc)
IMPORTANT: Please be aware that additional costs (e.g. licensing fees) may apply.
As appointed introducers for several insurance companies we are able to offer a range of insurance policies for landlords, including the following:
Please speak to us for more details.
GUIDE FOR LANDLORDS
Before a property can be let, there are several matters which the owner needs to deal with to ensure the tenancy runs smoothly and that he/she is compliant with landlord law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us on 01733 293900 or email our team.
Preparing the Property
We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship 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. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
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 Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.
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 visits by our regular gardener.
At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
Information for the Tenant
It is helpful if you leave information for the Tenant, e.g. 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 will be managing we will arrange to have duplicates cut as required.
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 any necessary written consent before letting.
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 provide information on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.
Bills & regular outgoings
We recommend that you arrange for regular outgoings e.g. 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 & utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.
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, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.
What is an Assured Shorthold Tenancy?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant.
New rules on gaining possession via Section 21 apply to tenancies created on or after 1 October 2015. For more details please speak to one of our representatives.
HEALTH AND SAFETY, AND OTHER LEGAL REQUIREMENTS
The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.
Booklet: "How to rent: the checklist for renting in England"
Update: 25/09/2015. New regulations come into force on the 1st of October 2015. They introduce new obligations on landlords to provide specific information to their tenants, and restrictions on the use of the Section 21 Notice.
The Department of Communities and Local Government (DCLG) new regulations introduce new obligations on landlords to provide specific information to their tenants, and restrictions on the use of the section 21 Notice no fault possession procedure if they fail to do so.
The new regulations will only apply to new tenancies from 1st October 2015, and then to all tenancies from October 1st 2018.
From 01/10/2015 landlords will become responsible for giving tenants a booklet called "How to rent: the checklist for renting in England".
For more information please contact one of our representatives.
Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.
There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificate.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, 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, and certain other items. Non-compliant items must be removed before a tenancy commences.
Smoke Alarms & Carbon Monoxide Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other ordinary tenanted properties (except HMOs), it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).
Update: The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 come into force on 1st October 2015. Landlords and managing agents may be liable to a £5000 fine if they fail to comply. The new legislation requires that all landlords must install a working smoke alarm on every floor of a property as well as carbon monoxide detectors in rooms where solid fuel appliances are present.
For more information please speak to one of our representatives.
Is your property a House in Multiple Occupation (HMO)?
If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules will apply.
The Housing in Health & Safety Rating System (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.
Tenancy Deposit Protection
All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes.
From October 2010, the Equality Act replaced much of the Disability Discrimination Act of 2005. However, the Disability Equality Duty in the DDA continues to apply. These Acts define disabled peoples rights in respect of premises that are let or to be let. Landlords and managers of let/to let premises are required to make reasonable adjustments for disabled people.
Energy Performance Certificates (EPCs)
Since 1st October 2008 landlords in England and Wales offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. In Scotland EPCs for rental properties have been required since January 2009. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPCs is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.
The above is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property. If you wish you can print this page by using your browser Print option.