Let Bespoke Lettings Ltd agents manage this process for you.
At Bespoke Lettings Ltd our comprehensive lettings and management service goes beyond the average High Street property management firm, as we pride ourselves in offering a tailor made service specific to your needs, ranging from a Full Property Management Service to a Tenant placement only service.
As a Landlord you have a responsibility to provide a safe and well maintained property for your tenants. Our Bespoke Property Management service is available to advise on the preparation of your property. We can arrange for qualified workmen to provide a repair service, as well as conducting relevant safety checks to ensure the property is kept to a legal and high standard.
Full Management Service
Included in the management fee are the following services:
- A free letting valuation and advice on the rental income and pre-letting preparations required.
- Marketing the property including the use of ‘To Let’ boards and Internet exposure through bespokelettings.co.uk, Rightmove, Zoopla and other property websites.
- Arrange and to accompany prospective tenants on all viewings and providing full feedback to clients.
- On receipt of a tenant(s) application undertaking full referencing which includes a thorough Credit, Bank, Employer, previous Landlord and Character reference. Where necessary additional security may be required by means of a Guarantor. In the case of a Company let a full Bank reference would be taken.
- Arranging for the preparation of the Tenancy Agreement and corresponding Notice necessary for the Landlord to gain protection of the relevant Rent and Housing Acts .
- Taking a deposit from the Tenant, dealing with the deposit under the requirements of the Tenancy Deposit Scheme until the end of the tenancy. Once the property and contents have been checked for unfair wear and tear handling any termination issues with the Tenant and the Tenancy Deposit Scheme provider.
- Liaising with the Landlord’s mortgage company where necessary with regard to reference and Tenancy Agreement.
- Collecting the first month’s rent and arranging for the Tenant to sign a Standing Order Mandate in favour of Bespoke Lettings Limited - Clients Account for future rental payments.
- Carrying out a property Inspection and Inventory/schedule of condition with photographs checked prior to and at the end of the Tenancy and dealing with matters relating to unfair wear and tear before releasing the Tenant’s deposit.
- Collecting the rent monthly and paying over to the Landlord monthly less any fees or expenses due or incurred for the period.
- Payments will be made to the Landlord’s bank together with a detailed rental statement (unless otherwise agreed).
- Liaising with the utility companies and Council Tax advising them of the change in occupation at the beginning and end of
- each tenancy.
- Quarterly interim inspections and a written report detailing any maintenance work required.
- Co-ordination of repair or maintenance including arranging for tradesmen to attend the property and obtaining estimates where necessary, settling accounts from rents received subject to prior agreement from the Landlord.
- Arranging the maintenance of gas and electrical safety records in accordance with the current legislation Arranging Contract renewals upon instruction and giving tenant(s) notice to vacate where required.
- Collecting and forwarding the Landlord’s mail.
Letting Service Only
A free letting valuation and advising on the rental income and pre-letting preparations required.
Marketing the property including the use of ‘To Let’ boards and Internet exposure through bespokelettings.co.uk, Rightmove, Zoopla and other property websites.
Arrange and to accompany prospective tenants on all viewings and providing detailed feedback to clients.
On receipt of a tenant(s) application undertaking full referencing which includes a through Credit, Bank, Employer, previous
Landlord and Character reference. Where necessary additional security may be required by means of a Guarantor. In the case of a Company let a full Bank reference would be taken.
Arranging for the preparation of the Tenancy Agreement and corresponding Notice necessary for the Landlord to gain protection of the relevant Rent and Housing Acts.
Taking a deposit from the Tenant, dealing with this deposit under the requirements of the Tenancy Deposit Scheme until the end of the tenancy when the property and contents have been checked for unfair wear and tear, handling any termination issues with the Tenant and the Tenancy Deposit Scheme provider.
Carrying out a property inspection and Inventory/schedule of condition with photographs checked prior to and at the end of the Tenancy and dealing with matters relating to unfair wear and tear before releasing the Tenant’s deposit.
Arranging of gas and electrical safety records in accordance with the current legislation
Collecting the first month’s rent and arranging for the Tenant to sign a standing order in favour of the Landlord for future rental payments.
Liaising with the utility companies and the Council Tax advising them of the change in occupation.
Health and Safety Services
The letting of residential property has become quite stringent and we would advise you as a Landlord of the following important issues:
Under The Gas Safety (Installation and Use) Regulations 1994, amended by Statutory Instrument 1996, and The Regulations Re-enact 1998 all gas appliances must be checked for safety at intervals of not more than 12 months. The certificate issued must note the date of inspection, defects identified and all remedial work action taken. The main amendment provisions are as follows: (i) Flues must be specifically included in any Gas Check as well as the appliance itself (ii) The gas safety check is only validated if carried out by a registered Gas Safe gas engineer (iii) A safety certificate must be issued and records of inspection must be retained for 2 years (iv) This certificate must be available to a current tenant no more than 28 days from the date of inspection (v) New tenants must be in possession of this certificate before the due date of occupancy. Since January 1996, gas fires, which are installed in bedrooms, must have an Oxygen Depletion Sensor. Ideally these sensors should be fitted in all rooms.
Under the Electrical Equipment (Safety) Regulations 1994 and The Plugs & Sockets etc (Safety) Regulations 1994 all electrical installations in tenanted properties must be safe. The regulations apply to portable domestic electrical equipment such as: electric heaters, lamps, televisions, radios, vacuum cleaners, irons, toasters, microwaves, refrigerators, kitchen appliances. Builtin electrical goods are not covered by the regulations. As with the Gas certificate a qualified electrician should carry out an inspection of the tenanted property prior to the due date of occupancy. The same regulations applied to the availability and distribution of the gas certificate should also be applied to the electrical certificate.
Furniture & Furnishings Safety
The Furniture and Furnishings Fire Safety Regulations 1998 (amended 1989 & 1993) provide items supplied in the course of tenanted properties to comply with the minimum fire resistance test set out within the regulations. The regulations apply to all upholstered furniture, beds, headboards & mattresses, sofa-beds, futons and other convertibles, nursery furniture. Furniture manufactured before 1950 is exempt as are curtains, carpets & bed linen etc. In practice, items that comply will have a suitable permanent label attached. Furniture manufactured between 1950 and 1983 should be carefully checked. All non-compliant furniture must be removed before the due date of occupancy.
The building Regulations 1991 require that all properties built since 1992 must have mains operated and inter linked smoke alarms fitted on every floor, but it does not cover most tenanted properties. However, it is generally agreed 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 that is not suitably fitted with smoke alarms. It is recommended that a smoke alarm be fitted to each floor (hallway & landing areas).
To ensure that you have a comprehensive understanding of ALL 'legal requirements' and 'duty of care', please contact your Local Area Office of the Health & Safety/Environmental Health Department/Department of Trade & Industry or similar bodies who will advise you accordingly.
Penalties & Enforcement
The maximum penalty imposed in a Magistrates Court (or Scottish equivalent) for non-compliance of the above regulations is a fine of &pounnd;5,000. If a case is then referred to a Crown Court (eg where contravention has led to a serious injury or death) an unlimited fine or custodial sentence may be imposed. If found to be non-compliance of the above regulations any insurance regarding the tenanted property may be null and void.
Tenancy Deposit Protection
From 6th April 2007 all deposits taken by Landlords and Letting Agents must be protected by one of three Government-backed tenancy deposit protection schemes.
The schemes provide some protection for Tenants by allowing them to get all or part of their deposit back when they are entitled to it. They also encourage Tenants and Landlords to clearly agree on the condition of the property at the start of the contract, making any disputes easier to resolve at the end of the tenancy.
There are two types of tenant deposit protection scheme available for Landlords and Letting Agents:
Custodial Schemes – where the Tenant pays the deposit to the Landlord or Letting Agent and it is then paid into the scheme for the duration of the tenancy.
Insurance-based Schemes – where the Tenant pays the deposit to the Landlord or Letting Agent and it is retained by the Landlord/Agent who pays a premium to the insurer.
At Bespoke Lettings Ltd we protect our deposits with The Deposit Protection Service (DPS), Custodial Scheme.
What is an Inventory
An Inventory is an essential document that provides a written record that details the fixtures and fittings of a property and their condition as well as the condition of the property itself. This document should be amended, updated and recreated before the beginning of each new tenancy. This document must be carefully checked and signed by the Tenant and referred to when the Tenant is moving out.
Bespoke Lettings Ltd provide a thorough Inventory with photographs at the start of each tenancy by independent Inventory Clerks. This is to ensure that any disputes are resolved quickly and that the Landlord is protected of any costs that may be incurred from Tenant damage.
Energy Performance Certificate
Since the 1st October 2008 Landlords are legally required to provide prospective Tenants with and Energy Performance Certificate (EPC), prior to a property viewing. The EPC determines how energy efficient homes are of A-G as well as using the same scale to define the impact a home has on the environment. The certificate also includes recommendations on ways to improve the homes energy efficiency to save money and help the environment. The EPC is valid for 10 years.
If the property is subject to a mortgage then the consent of the mortgagee should be obtained (if you do not have a Buy to Let mortgage).
InsuranceThe appropriate buildings, contents and liability insurance should be taken by the Landlord. Bespoke Lettings Ltd would be happy to provide assistance with this.
Non Resident Landlords
If you are an Overseas Landlord you must apply for Tax Exemption Certificate from the Inland Revenue.