Lettings

 

GUIDE FOR LANDLORDS

We offer 3 packages for landlords. An advertising only package for the landlord who is hands on, a let only package where we take care of all the legwork and paperwork or a fully managed service for busy landlords or those who are not local to the area.
 

ADVERTISING ONLY PACKAGE

We will advertise your property across our four local Peter David branches and pass you the leads. We will prepare the property details including taking photos if required. You will be advertised on the internet, we will provide a TO LET board, inclusion in our branch property lists handed out from branches, office window display card and matched to our large database of tenants. Cost is £240.00 (£200.00 + vat) payable up front. Non refundable.

LET ONLY PACKAGE

We also offer a LET only service if desired charged at £450.00 (£375.00 + vat) paid once the tenancy is signed. This is everything included in the advertising package; plus accompanied viewings, references, right to rent checks. Preparation and signing of the tenancy agreement and provision of associated legal paperwork including prescribed information, EPC, gas and electric safety certificates and the government ‘How to rent’ booklet. Rent and deposit collection and protection.

FULL MANAGEMENT

For our full management service we charge an initial letting fee of £300.00 (£250.00 + vat) for finding the tenant which is deducted from the first months rent. We charge a management fee of 12% (10% + vat) each month*.

*min fee £54.00 (£45.00 + vat)

Included in the initial letting fee are the advertising costs including TO LET board, accompanied viewings, right to rent checks, references and credit checks undertaken, legionnaires risk assessment, housing health and safety risk assessment, smoke alarm and CO detector testing, ensuring property is compliant with Fire and Furnishing Regulations, ensuring compliance with EPC, Gas and Electrical Safety requirements, check in report, taking and provision of date stamped digital photos of the property prior to occupancy and providing a copy to the tenants, initial meter reads and advising utilities and council tax. Preparation and signing of the tenancy agreement and provision of associated legal paperwork to the tenant including prescribed information, EPC, gas and electrical safety certificates and the government ‘How to rent’ booklet. Rent and deposit collection and protection with the DPS.

The management fee covers property inspections, key holding, rent collection, monthly accounting to the landlord, annual financial statement for HMRC if requested, non resident landlord scheme guidance (where applicable), on going right to rent checks when visa expires, legal guidance, repair handling, dealing with tenant enquiries throughout the tenancy, service of notices (S13, S21 and s8), check out report, final meter reads and advising utilities and council tax, liaising with the deposit protection scheme, landlord and tenant to facilitate the release of the deposit.

 

 

In accordance with the Cancellation of Contracts Regulations 2008 there is a 14 day cooling off period once we are instructed. Once let, if we are managing the property and you withdraw, we charge the let only service fee as above.

All Peter David branches are members of The Property Ombudsman www.tpos.co.uk/findamember
All Peter David lettings operations hold Client Money Protection Insurance arranged by Client Money Protect
All Peter David branches hold Professional Indemnity Insurance

 

 

General information for landlords

Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly, and also that he/she complies with the law. If you require further advice or assistance with any matter, please do not hesitate to contact us.

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. We will assume this has been done unless you advise us otherwise.

Insurance

You should ensure that you are suitably covered for letting under both your buildings and contents insurance. An important aspect of your buildings and contents cover is your Pubic Liability Insurance, please ensure your policy includes such cover. Failure to inform your insurers you are letting your property will invalidate your insurance. We can provide information on Landlord's Buildings and Contents insurance if required.

Council Tax

Council tax is the responsibility of the occupier. You should inform your local council tax office that you are leaving the property. During vacant periods the charge reverts to the owner. Calderdale Council charge 100% for empty properties from the day the tenant vacates.

The Schedule of Condition

It is most important that a record of the property condition is made in order to avoid misunderstanding or dispute at the end of the tenancy. Without such safeguards, it will be difficult for the landlord to prove any loss, damage or significant deterioration of the property or contents. We take date stamped digital photographs of the property and provide the tenants with a copy. This provides an excellent record of the property condition prior to occupation and can be used as a point of reference to identify any dilapidations.

Energy Performance Certificate (EPC)

Since October 2008 landlords have to provide tenants with an EPC, this is a legal requirement coming from EU legislation. There are penalties in place if the legislation is not complied with. The aim is to provide tenants with a formal assessment of the energy efficiency of a domestic dwelling. This must be carried out prior to marketing the property. We are able to arrange this for you if requested. The good news, it is valid for 10 years once completed for rental properties. Properties must be a band E or above to rent out (except listed buildings).

Income Tax

When the landlord is resident in the UK, it is entirely his responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. However, where the landlord is resident outside the UK during a tenancy, under new rules effective from 6 April 1996, unless an exemption certificate is held, we as landlord's agents are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received. An application form for exemption from such deductions is available from the Inland Revenue. Further information about the Non Resident Landlord Scheme is available at http://www.hmrc.gov.uk/cnr/nr_landlords.htm

Important Safety Regulations

The following safety requirements are the responsibility of the owner (the landlord).

 

Gas Appliances & Equipment

Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accomodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a competent engineer (e.g. a GAS SAFE registered gas installer). 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 tenancy commences, or to each existing tenant within 28 days of the check being carried out.

Electrical Appliances & Equipment

If you are renting out a property in England, any tenancy you create or renew on or after July 1^st 2020 will require an electrical inspection and a report on the condition of the property (EICR) performed by a qualified person. Renewals in this case include statutory periodic tenancies that are created at the end of a fixed term on or after this date. For pre-existing tenancies, you will need to have an EICR performed on all existing tenancies before April 1^st 2021.

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 set out a number of different requirements around providing copies of the EICR to relevant people:

1. The EICR must be given to all of the tenants before they occupy the property.
2. When you replace the EICR you must provide them with a copy of the new report within 28 days of the inspection.
3. If a tenant requests a copy of the EICR in writing, you must also provide them with one within 28 days.
4. Where the local authority requests the EICR you must provide them with a copy of it within seven days or face potential penalties.
5. Any prospective tenants who request a copy in writing must be provided one within 28 days.

 

Furniture & Furnishings

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989, 1993 & 1996) provide that specified items supplied in the course of letting property must meet minimum fire resistant standards. The regulations apply to all upholstered furniture, and beds, headboards and mattresses, sofa-beds, futons and other convertibles, 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, bed clothes including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Therefore all relevant items as above must be checked for compliance, and non-compliant items removed from the premises. In practice, most (but not all) items which comply must have a suitable permanent label attached. Items purchased since 01/03/1990 from a reputable supplier are also likely to comply.

General Product Safety

The General Product Safety Regulations 1994 specify that any product supplied in the course of a commercial activity must be safe. In the case of letting, this would include both the structure of the building and its contents. Recommended action is to check for obvious danger signs - leaning walls, broken glass, sharp edges etc., and also to leave operating manuals or other written instructions about high risk items, such as hot surfaces, electric lawnmowers, etc. for the tenant.

Smoke Alarms and Carbon Monoxide Detectors

From October 2015 you must fit a smoke alarm to every floor of the property (battery or mains). We will test this when we perform the inventory and then it is the tenants responsibility to regularly test and replace batteries throughout the tenancy. Where there is a solid fuel fire or stove a carbon monoxide detector must be installed. From October 2022, a carbon monoxide detector must also be fitted in rooms where there is a gas burning appliance for example the combi boiler (cookers are exempt).

Legionella Risk Assessment

We will carry out an initial risk assessment as part of our management package, at no extra charge, at the start of each tenancy. A few simple steps can significantly reduce the risk of Legionella in low risk properties. In higher risk properties a specialist may needed but we will advise you if this is required. We also provide tenants with a Legionella Advice Sheet to reduce the risks.

General Data Protection Regulations

The GDPR regulations came into force on the 25th May 2018. Please read our Privacy Policy to understand how we collect, store and process your data. As a private landlord, did you know you need to register with the ICO?

Preparing the Property for Letting

We have found from experience that a good relationship with tenants is the key to a smooth-running tenancy. Our policy of offering a service of quality and care therefore extends to our tenants too, and we are pleased to recommend properties to rent which conform to certain minimum standards. Quality properties attract quality tenants.

Housing Health and Safety Rating System

As part of our full management service, we carry out a health and safety risk assessment to assess any potential risks to a tenant at the start of every tenancy. The areas we address include electrical risks, damp, trips and falls, fire risk assessment - although this list is not exhaustive it ensures any risks are identified. 

General condition

Electrical, gas, plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the landlord's expense unless misuse can be established.

Appliances

Similarly, appliances such as a washing machine, fridge freezer, cooker, dishwasher etc. should be in usable condition. Repairs and maintenance are at the landlord's expense unless misuse can be established. We strongly recommend you ensure any appliances provided are PAT tested on an annual basis to ensure they are safe. We can arrange this for you if requested.

Decorations

Interior decorations should be in good condition, and preferably plain, light and neutral.

Furnishings

It is recommended that you leave only minimum furnishings, and these should be of reasonable quality. It is preferable that items to be left are in the property during viewings. If you are letting unfurnished, we recommend that the property contains carpets, curtains, and a cooker.

 

Personal items, ornaments etc

Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the tenant's own use.

 

Gardens

Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools. However, few tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange maintenance visits by our regular gardener.

Cleaning

At the commencement of a tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the tenant's responsibility to leave the property in a similar condition. Where they fail to do so, cleaning should be arranged at their expense.

Mail forwarding

We recommend that you make use of the Post Office redirection service. Application forms are available at their counters or online and the cost is minimal. It is not the tenant's responsibility to forward mail.

Information for the tenant

It is expected that you leave information for the tenant on operating the central heating and hot water system, washing machine and alarm system, and the day the refuse is collected etc.

Keys

You should provide one set of keys for each tenant. Where we are managing we will arrange to have duplicate keys cut as required.

Please contact any of our offices to arrange a free, no obligation rental appraisal.