Property Management
Property Management
Protecting your interests
Our objective when managing your property is to protect your interests and maintain your property in good order. We ensure you fully comply with safety regulations and our advice should minimise your risk. The maintenance obligations placed by law on the landlord can for some be considered onerous but our job is to guide you through the maze of legislation.
Tenancy Agreement
Our Tenancy Agreement has been specifically drawn up to take account of the latest legislation and to protect your interests.
Tenancy Deposit Scheme
Under new legislation, from 6 April 2007 all deposits taken from tenants against possible non-payment of rent or damage to a property must now be covered by what is called a Tenancy Deposit Protection. This means that any landlord or agent who takes a deposit for an Assured Shorthold Tenancy must safeguard it in one of the approved tenancy deposit protection schemes. All our branches are members of the Tenancy Deposit Scheme and will be happy to advise you on how this works. It has been developed to protect both landlords and tenants and provides an Alternative Dispute Resolution Service, which will ensure any disputes concerning deposits are resolved as swiftly as possible.
Visiting your property
During the course of the tenancy we conduct regular visits to ensure everything is in order and discuss with your tenant any issues that may have arisen. By keeping you informed, you will be better placed to make any decisions which need to be made.
Energy Performance Certificate (EPC)
From the 1st October 2008 EPCs have become mandatory for all properties that are been rented out. We have in-house Energy assessor who can offer this service to you at excellent price.
Inventories & Schedule of Condition
All tenancies need a professional inventory which notes not only the contents of your property but also its condition at the start and end of the tenancy. This is now required as essential evidence in proving any damage or similar claim against a tenants deposit.
Transfer of Utilities
To ensure a smooth transition from old tenancy to new, we transfer all the utility bills such as water, gas, electric and a council tax from your old tenants to the new tenants. This way you can have a stress free tenancy not worrying about bills being paid or not. We also arrange for final bills to be forwarded to the correct addresses respectively.
Repairs
We will of course instruct repairs on your behalf where necessary using our comprehensive list of tried and tested contractors or, alternatively, you may prefer us to use a contractor already known to you.
Legal advice
Homes R Us work closely with property solicitors who deal with conveyancing and contract law. We can always refer your case or questions to an expert at Churchill’s Solicitors
Vacant properties
Marketing the property strategically, at the right time and in the right place to ensure there is minimal wait times between tenancies
Re - Marketing
If your current tenants have given their two month notice to vacate the property, we immediate begin marketing the property to ensure we have another high quality tenant to move in after your current tenants vacate the premise without losing any rent.
End of tenancy
When your tenancy comes to an end our property manager will agree any dilapidations that may have arisen with you and your tenant. These will be based upon the Inventory and Schedule of condition taken at the start and end of the tenancy. Following which, upon your instructions we will ensure that any necessary work is carried out.
Refurbishment
For larger works we can obtain a number of quotes and, if necessary, instruct a surveyor on your behalf to oversee appointed contractors. As a rule of thumb you should be looking to redecorate every three to five years and replace or upgrade the kitchen and bathroom every seven to ten years. To minimise disruption, wherever possible, refurbishment should be carried out between tenancies.
Account
Our computerised accounting allows us to send you statements as you want to receive them, via email or post, and pays your rent directly into your bank account.
Tax
Our staff can advise you on the tax implications of letting your property, especially if you are going to be living abroad or off travelling. Our annual statement of income and expenditure will help you complete your tax return.
Our commitment to you
We believe that when it comes to lettings we are letting specialist, and you the customer are our main focus. Our teams are regularly trained and developed to allow them to offer you useful advice and in still confidence. All our staffs take a positive approach to the industry and market place ensuring your interests are protected and that we get the job done with the least possible fuss. We will always endeavour to exceed your expectations and provide you with the service you deserve always.
Safety Standards
Whichever form of tenancy, Landlords have the responsibility for the safety of both the Tenant and their own property during the tenancy. The following is a list of regulations and as Agents we must ensure that they are adhered to by the landlord without exception.
The Electrical Equipment (Safety) Regulations 1994
These regulations require that all Electrical equipment left at the property be safe and of no risk or injury to human. They should be checked that flexes, fuses and electrical outputs are safe and correct. Items that must comply are all portable electrical items such as electric cooker, fridge's, washing machines, kettles, toasters, etc. As agents we cannot guarantee which items are safe or not and will recommend that a qualified electrician checks these items (a charge will be made). This can be carried out by your own electrician.
Gas Safety (Installations and Use) Regulations 1994 (1996)
It is the responsibility of the landlord to ensure that a gas safety inspection is carried out by a CORGI registered Engineer prior to the letting of the property, and that a gas safety certificate is given to the tenant at the commencement of the tenancy. This certificate is to be renewed on an annual basis. Fire and Furnishings (Safety) Regulations 1988 (1993)
All soft furnishings such as settees, sofa, beds, padded chairs, pillows, cushions and so on must comply with the Fire Resistance requirements contained within the regulations.
Items of furniture made prior to 1950 are termed as antiques and therefore are excluded from the regulations. Usually a label is attached to the item of furniture to confirm it is acceptable. We will at all times check your furniture and advice you accordingly to the best of our ability.
Cleaning
Cleaning we would like to point out that we can also arrange for your property to be professionally cleaned prior to the commencement or at the end of a tenancy. Please call us on 020 8424 8555.
Insurance
There is no law which says you must carry insurance as a landlord, or as a tenant, nevertheless it is most advisable to do so. In any case, if you have a mortgage your lender will most likely insist that the property is properly insured.
It is important to point out that common household insurance policies are not suitable for letting. You need a policy which specifically covers letting and several additional risks. Please bear in mind that any insurance you take out is only as good as the information you provide to the insurer. If anything happens, the insurance company will investigate and will almost certainly refuse to pay out if they find the information you provided was not accurate.
