Information for landlords

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 offer flexible levels of service depending on clients' requirements

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 prior to tenancy

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 are displayed on our website and Rightmove

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 offer advice throughout the tenancy to help resolve issues between tenants & landlords

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 aim to provide a fast and efficient service to landlords striving to achieve the best possible tenancy in terms of tenant suitability and rental income.

 

Nationwide advertising with Rightmove.co.uk

Prominent High Street offices with high pedestrian traffic

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

Accompanied viewings 7 days a week including evenings

 

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

There are numerous insurance options available to landlords on all aspects of the lettings market. Jackson Pyne do not directly act for any individual company as services are constantly being updated and improved. We believe that landlords will achieve the best deals by using a specialst insurance broker who will have access to a range of policies depending on the individual needs of the client.

 

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 in the case of leasehold properties this is sometimes included in the annual maintenance charge. In all instances, it is crucial for the landlord to ensure that the policy in force covers the letting out of the property and ultimately occupation from someone other than the policy holder.

 

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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.

 

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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?

Generally, there is more demand for unfurnished properties. Any 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

It is often expected by tenants that as a minimum, a cooker, washing machine and fridge are included in the property and these appliances should be in good, servicable order. Sometimes, white goods can be used as a 'bargaining tool' with prospective tenants to adjust the rent up or down, depending on circumstances.

 

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Regulations

Fire Safety Regulations 1998

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 gas safe 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. Advice should be taken from an accountant or the tax office have been found to be extremely helpful.

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 up the agreement and if required, submit documents to your solicitor for approval. Most residential tenancies in the UK are Assured Shorthold Tenancies which are for a fixed period, yet it should be made clear that any fixed term does not automatically terminate at the end of the term, unless we are specifically instructed by the landlord to serve a notice requiring possession to the tenant and such notice should be served at least two months prior to the end of the fixed term. Further information regarding tenancy agreements can be discussed with your Property Manager.

 

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