Our business is successful and we gain much of our custom from recommendation. We continue to strive to achieve the highest possible levels of service and customer satisfaction. Our staff take a personal interest in the properties they manage and aim to develop a good working relationship with our clients. You will be allocated your own Property Manager and given an out of hours telephone number so that you can contact your Manager at a time that is convenient to you. Any query you have will be dealt with promptly.

We hope the information provided below is informative and provides sufficient background to our company and services. There is of course far more detail to be discussed should you wish to let your home and the next step is to arrange for one of our Property Managers to visit your home to provide a more detailed marketing plan and to answer any questions you may have. This first visit is complimentary and without obligation.

Services

Our business is built on offering a highly personal service.

	We will provide advice on rental value if required
	We can provide rent guarantee and legal fees insurance. Please consult your Home Manager for more details
	We will negotiate the terms of the tenancy between yourself and the tenant and prepare the tenancy agreement
	We will renew the agreement if applicable at the expiry of the tenancy
	Accompanied viewings 7 days a week including evenings
	All prospective tenants are interviewed and references are taken up
	We will negotiate an acceptable rent and moving in date
	We will arrange an inventory with full schedule of condition and detailed photographs and arrange or the tenant to be checked in to the property
	We will provide any advice necessary on the preparation of the property prior to letting
	We can arrange for a gas safety certificate to be issued in compliance with current legislation
	properties displayed on our website
	We use the latest property management software ensuring efficient administration
	We will report back to you after viewings informing you of responses made from prospective tenants
	We provide an efficient, highly personal and professional service
	We only rent houses to professional people
	We give our Landlords the opportunity to meet prospective tenants before a let is agreed
	Rent is paid by electronic transfer directly into your bank account
	We offer extremely competitive fees

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Advertising

Our aim is to provide suitable tenants to property as quickly as possible, whilst at the same time ensuring that our high standard of service is maintained. We have good relationships with several major companies who regularly relocate staff and often we are able to provide tenants from such companies before the property is advertised on the open market. Further advertising mediums include:

	Local newspaper advertising with photographs
	SMS text messaging to prospective tenants
	Mailing lists with mailshots posted as soon as new property becomes available
	Website with properties included as soon as we return to the office after taking instruction

We also offer further specialist advertising options, which can be adapted to suit individual proprieties. Please contact your Property Manager for further information.

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Leasehold

If the property is leasehold, the head lease will specify whether or not you should gain permission to sub-let from the freeholder or the freeholders managing agent. The freeholder or his agent may charge a fee for issuing a letter of consent and in some cases special conditions may be imposed.

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Insurance

We represent Letsure, a specialist lettings insurance company, underwritten by major British insurers. Letsure offer a range of products designed to assist private landlords and tenants. They offer rent guarantee, legal costs and buildings and contents insurance.

If the property is to be let furnished it is sensible (but not mandatory) for you to take out a specialist contents policy which covers tenants. Ultimately the tenant is responsible for any damage to contents but most landlords are happy to pay a small premium for additional peace of mind.

It is the landlord's responsibility to ensure the building and the Letsure policy is often cheaper than using a policy that is in conjuction with a mortgage.

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Mortgage

Landlords should inform their mortgage lender of their intention to let their property and we are able to assist by providing details of the tenancy and, if required, a sample tenancy agreement.

Preparing your property to rent

Decoration

The presentation may substantially affect the level of rent achievable on a property. Whether it is your own home or a rental investment, take advice so that the decoration is chosen to suit the market. Keep carpets and walls neutral; white and creams give a cleaner and fresher impression.

Furnished or unfurnished?

There is no difference legally whether the property is furnished or unfurnished. The furniture, fabrics and upholstery must comply with fire regulations. There is little difference in rental values between furnished and unfurnished and it should be borne in mind that the landlord is responsible for the safety and maintenance/repair of any goods supplied. It is normally expected that when a property is advertised as unfurnished it is assumed that carpets, curtains and white goods are provided by the landlord.

White goods

Jackson Pyne have negotiated a special deal with an electrical wholesaler to provide white goods at specially discounted prices. Please contact your Property Manager for further information.

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Regulations

Fire Safety Regulations 1998

It is an offence to let out a property containing furniture and furnishings that do not comply with the furniture and furnishings (fire) Safety Regulations Act 1998. If a property was found not to comply, then the landlord could face up to 6 months imprisonment and/or a fine up to £5000. With effect from the 1st March 1993, it became an offence to supply furniture in a rented property which does not comply with the standard contained in regulation 14 of the 1998 regulations. It only applies if the furniture has been first supplied since 1st March 1993. At the termination of a tenancy in place on the 31st December 1996 any furniture which does not comply with the regulations must be replaced. Any furniture manufactured before the 1st January 1950 is exempt from the regulations.

The Gas Safety (installation and use) regulations 1994

The regulations place a duty on the landlord to maintain all gas appliances in their property through annual inspection and safety checks which must be carried out by a registered corgi engineer. As with the fire regulations, non compliance with the Gas Safety regulations could result in a fine or imprisonment.

Smoke Detectors Act 1991

The department of the environment introduced new regulations which require any new building (built after June 1992) to have smoke detectors installed. If your property was built after this date, smoke detectors should be fitted on each floor.

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Tax

Personal tax liability

Any profit arising from the letting of the property is assessable to tax in the U.K. whether the landlord is resident in the U.K. or not. The actual liability to income tax would depend on the assessable income and this is calculated by deducting from the gross rent expenditure incurred by the landlord in letting the property or keeping the property available to let. Such expenses include agents fees, insurance, repairs and an allowance for wear and tear usually calculated at 10% of the gross rent less water rates.

Overseas Landlords

Where the landlord is resident overseas the Inland Revenue operate a non resident landlord scheme. Under the scheme the agent is required to deduct tax at the basic rate from the rent received. The agent is required to pay over the tax to the Inland Revenue. An exemption certificate can be applied for by the client which exempts the agent from the requirement to pay tax. Further details may be obtained from your Property Manager. We have also arranged as part of our service a free one hour consultation with a local firm of accountants. Once again please consult your Property Manager.

Council tax

Whilst the property is let the tenant(s) will be liable to pay council tax. You may become liable to pay the tax when the property is empty.

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The Tenancy Agreement

We advise you on the appropriate type of tenancy agreement for your circumstances and for those of the prospective tenants in accordance with current housing legislation. We draw the agreement, serve any applicable notices on the tenant and if required, submit documents to your solicitor for approval. The minimum period to let property is six months.

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