INFORMATION FOR LANDLORDS

Presentation

In today’s discerning market, the condition of any property offered to let should be first class and the decorative presentation will depend on the type of the property, the area which it is in and the expectations of the market to which you are to appeal.

Furnished or Unfurnished?

In today’s marketplace, by far, the primary demand is for unfurnished property that, in addition to the permanent fixtures and fittings in your property, such as a kitchen, a bathroom and satisfactory heating, is let with floor coverings, window dressings and a cooking appliance.

Restrictions

For example, whether you wish to permit the keeping of pets in your property or, allow smokers or consider taking applications from people on Housing Benefit. These decisions are often influenced by whether you are letting your own home for a period or an investment property. It is worthwhile remembering that any limitation narrows your market a degree, but ultimately, as the Landlord the decision is yours.

Tenants on Housing Benefit, for example, a single parent unable to work due to child care commitments, can often present an opportunity for a reasonably long term let. In an instance such as this, we would take a Guarantor to the tenancy who would be referenced and verified in the same way as a working Tenant. A bond and one month’s rent in advance would also be required.

Permissions

If there is a mortgage or a secured loan against the property, you will need the permission of the Lender in order to let your property. This is not usually difficult to obtain but you should be aware of any conditions or restrictions imposed.

As Landlord the buildings insurance will remain your responsibility and again you will need permission from your Insurer. Should they not offer products for let properties or should you feel the limitations posed by any endorsements to your policy too great, then we be happy to refer you to a broker, whose products include Buildings Insurance, Landlord’s Contents Insurance (if required) and Landlord’s Legal Protection Insurance. These products are specifically designed for the rental market and we believe the premiums to be competitive.

Should the property be leasehold then you should check whether there are any restrictions in the head lease, or whether any specific permission is required with regard to the letting of your property.

Overseas Landlords

If you are to be an Overseas Landlord you are required by HMRC to register as a non-resident Landlord, for the purposes of taxation. You will be issued with an approval number, the benefit of which is that we may pass gross payment on to you but without this approval number we are required to withhold income tax and pay it over to HMRC, on your behalf. Go to www.gov.uk and search for NRL1, approval is Agent particular and our reference number is NA35159.

If there is to be more than one Owner/Landlord to the property, then you will each, individually be required to gain approval.

Gas Safety

Gas Safety (Installation and Use) Regulations 1998 – Where there is gas at a property, the Landlord is required by law to obtain a Gas Safety Certificate from a Gas Safe registered gas installer, prior to the commencement of the tenancy and annually whilst the property remains tenanted. All appliances, flues and chimneys belonging to the Landlord must be checked and even if all of the appliances and flues belong to the tenant, the Landlord must still provide gas safety certification for the incoming service. Even if there is nothing more than a gas meter at the property then this still must be checked.

Electrical Appliances

The Electrical Equipment (Safety) Regulations 1994 – These Regulations require that electrical equipment at the property be “safe and of no risk to human or animal”. Although, as a Landlord, legislation does not require you to have items professionally checked, clearly only a qualified electrician can do this and we would recommend that all appliances are PAT (portable appliance test) tested at the outset of a tenancy.

We can provide certificates via one of our approved Contractors at a reasonable cost.

Smoke Alarms

Legislation requires a working smoke alarm on each floor of a property, including the bottom of the stairs in a maisonette. A battery powered smoke alarm is acceptable and it is the Landlord’s responsibility to provide a working smoke alarm to the property and the Tenant’s responsibility to regularly test the alarm and replace the battery, where required.

Carbon Monoxide Alarms

There is a similar requirement for a Carbon Monoxide detector/alarm in any room where solid fuel is burnt, such as wood, coal or biomass, including open fires whether the fireplace is used or not. Oil is not included and neither are Gas or LPG although this could be a requirement on the Gas Safety Certificate.

Fire and Furnishings

Fire and Furnishings (Fire)(Safety) Regulations 1988 as amended 1993 – Should your decision be to let your property on a furnished basis then all soft furnishings must comply with the Regulations. All furniture manufactured after 1 March 1990 must by law comply with the safety standard and should carry a permanent label to verify this. Exempt from the Regulations are furnishings manufactured prior to 1950 and those filled with natural fibres and materials. We can, of course, advise you further.