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Advice for Landlords

Mortgage
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.

Leaseholds
If you are leaseholder you should check the terms of your lease, and obtain the necessary written consent before letting

Insurance
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 advise on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

Bills and 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 ti your credit.

Council tax and 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.

Income tax
When resident in the UK, it is entirely the Landlords responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy , under rules effective from 6 April 1996, unless an exemption certificate is held, we as Landlord's Agent are obliged to retain and forward to the Inland Revenue on a quartely basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such duductions is available from this Agency, and further information may be obtained from the Inland Revenue.

The Iinventory
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 a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement

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.

Keys
You should provide one set of keys for each Tenant. Where we will be managing we will arrange to have duplicates cut as required.

Suggested minimum contents for furnished letting

Lounge; Sofa, Two arm chairs, Coffee table

Dining Room; Dining table & chairs, Sideboard

Kitchen; Cooker, Fridge - freezer, Washing machine, Electric kettle, Cutlery, Glasses, Cooking utensils, Saucepans, Frying pan, Casserole dishes, Baking tray, Can opener, Washing up bowl

Bedrooms; Bed, Wardrobe, Chest of drawers, Pillows, Duvet or blankets (Linen not necessary)

General; Vacuum cleaner, Iron and board, Dustpan and brush, Lampshades in all rooms, curtains at all windows, Appropriate floor coverings.

Garden; Lawnmower, gardening tools

Important Safety Requirements
The following requirements are the responsibility of the owner (Landlord). Where you have signed our full Management Agency Agreement, they are also our responsibility. Therefore where we are managing we will need to ensure compliance.

Health and Safety - Gas
Safety check

Under the Gas Safety (Installation and use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed and thereafter at least every 12 months by a competent engineer (i.e. a CORGI registered gas installer). Such a check must also be performed on the occasion of each new tenancy granted to new tenants.

Maintenance
There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times.

Records
Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken.

Copies to tenants
A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenacy commences,or to each existing tenant within 28 days of the check being carried out.

Health and Safety - Electrical
Under the Electrical Equipment (Safety) Regulations 1994, and certain other regulations, electrical appliances and equipment provided in tenanted premises must be safe. Although the minimum action necessary is to make a visual check to ensure that all electrical items, plugs and leads appear completely safe and undamaged, and remove or replace any faulty items, it is strongly recommended that a safety check be carried out by an IEE registered electrician.

Consumer Protection - Fire
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 matresses, sofa - beds, futons, and other convertible, 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, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Items which comply will have a suitable permanent label attached. Non - compliant items must be removed before tenancy commences.

Smoke 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 ordinary tenanted properties, it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should e 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).

We hope that the general points covered in this guide will be of some assistance to you. If there are any aspects of which you are unsure, please telephone our office on (0116) 2767744.

Alternatively we can visit you at your home to discuss your individual requirements, at your convenience.