Tenants Information & Guidance

Choosing the right property

To help you choose the right property, we display available properties with both the tariff and location. Once you have made a selection, contact us to arrange a viewing.

After viewing, should you choose to rent a property, we will require the following:

• References - Proof of identity will be required; this will be in the form of your driving license, passport and utility bill. We will then require references on behalf of the landlord, an employer's reference, a previous landlord's reference or character reference. The applicant may be required to provide a Bankers Reference. We will also perform a credit check.
• Fees - An administration fee will be charged to set-up your tenancy, this covers: Credit check, referencing, preparation of the tenancy agreement and this fee is non refundable.
• Prior to the commencement of the tenancy, the following has be to considered:
• Rent - The rent that you will pay will be calculated on a per calendar month basis and paid each month in advance. The first months rent will be required prior to the commencement of the tenancy; subsequent payments must be made by Standing Order on the date stated in your tenancy agreement.
• Security Deposit - A security deposit may be required prior to occupancy, this will be equal to either one or two month's rent, and this will be placed in a Government Deposit Scheme.The Tenancy Agreement - an Assured Shorthold Tenancy Agreement must be signed before the tenancy can commence.

As a tenant you will be responsible for:

• Maintaining the terms set out in your Tenancy Agreement
• The purchase of a television licence if required
• Payment of Council Tax direct to the Local Authority
• Payment of Utilities such as; Gas, Electric, Water etc.

Most tenants, will have an assured short hold tenancy, this gives you a number of basic rights, including;

• The right to live in the accommodation
• Stop other people entering without permission
• The right to have their property free from disrepair
• The right to safety, such as fire resistant furniture and professionally checked gas and electrical appliances
• The right to end their tenancy agreement

• How much can you afford to spend on rent each month?
• How much can you afford for utility bills?
• Is it close to work?
• Is it close to schools?
• Is it close to shops?
• Is it close to public transport?
• Are there appropriate parking facilities?
• Does the house have central heating with fires or storage heaters?
• Do you want the house to have a shower, bath or both?
• Do you want the house to have a garden or yard?
• Do you want the house to have parking or non-parking?

If you are thinking of house sharing with friends or a partner, you will need to agree on your priorities before you begin looking for a house or flat, so that you can limit your viewing to houses that meet everyone's needs.

When you view a property, you should look further than the decor and size of the rooms. There are a number of important signs to look for when searching for a property to let to ensure you find a nice house or flat in good repair for a reasonable price in a pleasant area. Look at the neighbourhood to make sure you feel comfortable. Visit the area at different times of the day and night to see if you feel safe etc. Check the condition of the property, look for damp or cracks in the wall and ceilings, check that the stairs are safe and if there are any leaning walls, and most importantly check that plug sockets are safe.

You should also check the property for signs of infestation, such as ant trails or mouse droppings.

If there are any obvious problems please ask for this to be dealt with.

Other considerations include:

• Is the house warm enough, and does it have double-glazing?
• Has the house been burgled, and if so how many times? (Is there a neighbourhood watch scheme?)
• Does the property have an alarm, window locks and a secure door?

Also, does the property have smoke detectors, (if the house was built after July 1992, by law the landlord must fit smoke detectors on every floor).

You will have to establish if you or the landlord pays the bills separately, it is usually the tenant that pays for the bills.

If the house is not decorated to your taste, ask the landlord of the property you're viewing if you can redecorate.

Before you sign the tenancy agreement there are some important things to note.

Be clear about what you must pay before you move in, how much your monthly outgoings will be.

If you agree to rent a property that is out of your price range, be careful not to fall behind on the rent and leave yourself open to eviction.

You will probably be required to pay a deposit (bond, as it is sometimes known); this is usually the equivalent of a month's rent although some landlords don't require a deposit (please read the information about deposits).

Along with the deposit, you will also have to pay the first month's rent in advance.

Remember that when you move into the property, contact all utility suppliers so that bills are in your name, or the landlords, depending upon your agreement.

In addition you should check exactly which bills you need to pay on top of your rent, and take out contents insurance to cover the cost of your possessions.

Once you have sorted out your insurance, have your first month's rent and the deposit together and make sure which bills you'll need to pay.

A tenancy agreement is a contract between the tenant and the landlord, and gives certain rights to both the tenant and the landlord.

Most tenants sign a short hold tenancy agreement, which usually lasts for a period of six to twelve months with a view to being renewed at the end of each period.

The main clause in a tenancy agreement is the tenant's right to occupy the accommodation and the landlord's right to receive rent for letting the accommodation.

The tenancy agreement may also include:

• Details of the furniture provided by the landlord (both the tenant and landlord have rights and responsibilities given by law)
• A notice period for both parties concerned

It is worth noting here that if a term in the tenancy agreement gives either tenant or landlord less than their statutory rights, that term cannot be enforced.

Under a basic tenancy agreement, the landlord has a responsibility to ensure the property is in good repair, with adequate water, gas, electricity, sanitation and heat. You can also ask that the landlord repair any damp, cracks in the wall and so on.

The law also states that the landlord has to provide a Gas Safe/CORGI safety check certificate for the gas supply even though this may not be a part of the tenancy agreement, (Faulty gas supplies are extremely dangerous and can result in carbon monoxide leaks, these can be fatal).

In addition, all electrical appliances supplied by the landlord must pass a safety test.

In terms of the tenant's responsibilities within the tenancy agreement, the landlord has a right to be paid the rent on time as late or unpaid rent could result in eviction.

The landlord will also expect you keep the house and any contents supplied to an acceptable condition, and this is often a standard part of the tenancy agreement.

The first thing you must do is to give the landlord written notice for the length stated in the tenancy agreement (this is usually four weeks).

• You must inform the phone, gas, water and electricity companies of your leaving date and arrange disconnection or for the bills to be transferred back into the landlord's name.
• On the day you move out remember to take a final meter reading for the gas, electricity and water and inform the suppliers of these as soon as possible so your final bill can be processed.
• If you have paid a deposit, you will need to arrange a suitable time either on the day you move out or just before / after for the landlord to check that, beyond reasonable wear and tear, no damage has been caused to the property, fixtures or fittings. Once this has been done your landlord should return your full deposit.
• Finally, arrange removal transport in advance and don't forget to send out change of address cards so your friends and family will know where to find you!

The following services are includes as part of the letting of your property:

Prior to the start of the tenancy:

Safety Regulations

We will advise you on compliance with regulations and advise on safety certification to ensure compliance with;

• The Gas Safety (Installation and Use) Regulations 1998
• Electrical Equipment (Safety) Regulations 1994
• Low Voltage Electrical Equipment Regulations 1989
• The Furniture & Furnishings (Fire) (Safety) Regulations 1988
• Smoke Detection Act 1991

Failure to comply with these regulations may lead to criminal and civil proceedings resulting in a fine and / or imprisonment.

Maintenance Advice

Advice on general maintenance or repairs.

Landlord’s Insurance advice

Specialised insurance schemes for buildings, contents, legal expenses etc. (we can advise you on companies to use and contacts).

Advertising

Via local press and the internet

Viewings

All viewings will be made by appointment, viewings will include meeting with the prospective tenant and completing relevant 'Tenancy Enquiry Form' to hi-light smokers, pets, children etc, at this time, you can meet the prospective tenants if you wish.

Tenant Vetting & References

When terms are agreed, we carry out a thorough referencing process to verify that they are the right tenants for you using a screening process that includes credit checks.

Preparation of Tenancy Agreements

To comply with the conditions set out in the 1988 Housing Act as amended by the 1996 Housing Act (Assured Short hold Tenancies minimum 6 months duration).

Property inventories

A thorough and reliable inventory checking service is available to you prior to the tenants occupying the property; this includes photographic and textual evidence (extra cost involved).

Recording of meter readings

Record meter readings and liaise with the Electricity, Gas, Water and Local Council on your behalf.

Collect deposits / bonds

We will collect the deposit / bond at the beginning of the tenancy.

Legal Formalities

We see that all relevant papers are signed and formalities completed before the tenant is handed the keys.

Tenancy deposit scheme

Advise on which tenancy deposit scheme to use and advise at the end of the tenancy so that you are satisfied that the property is left in a clean and tidy condition, and that no damage to the property have been made.

Documentation & monies

Forward monies and documents to the Landlord.

Gas Safety Certification

We will arrange (if required) for the property to have an annual gas safety check by certified gas engineers.

Energy Performance Certificate (EPC)

We will arrange (if required) for an energy performance certificate to be completed on your property.

Additionally, as part of the landlord service, throughout the tenancy we also provide the following;

Property Inspections

Regular property inspections during the Tenancy, ensuring that smoke alarms are working, and that the property is in a good state.

Rent Handling

We can include a rent collection service where required, even if we are not managing the tenancy although this is usually collected on a monthly basis from the tenant to the landlord by Standing Order.

Tenancy Renewal

If you require the renewal of an existing tenancy, we offer the service to complete the relevant documents, professionally written, with a copy for both your tenant and yourself.

Additional landlord services - We can also provide the following services to landlords if requires on an ad-hoc basis.

Inventory writing service

We can complete all required property inventories documentation of behalf the Landlords prior to the tenants taking occupancy of the property, these include:

• Full property inventories
• Photographic property inventories

Credit Checks

If you require a credit check for an existing tenant or a new tenant, we are able to offer this service.

Rental income estimate

If you just require an estimate on the rental income for your property, we will provide you with a written estimated rental income for the property, a viewing of the property will be required.

Rental collection

If you require your rent to be collected, we will make a collection at an appointed time.

Gas Safety Certification

We will arrange (if required) for the property to have an annual gas safety check by certified gas engineers.

Energy Performance Certificate (EPC)

We will arrange (if required) for an energy performance certificate to be completed on your property.

Find me a tenant

We ensure that we find a tenant that you are happy with.

Feel assured that we will find you a tenant that you can trust We will complete credit checks on perspective tenants, and obtain references from their current or previous landlords, employers and character references; we will also visit their current property prior to any agreement being made.

Once these checks have been completed, we will then arrange for you as the landlord to meet applicant to ensure that you are happy prior to agreement of tenancy.

Manage Your Property

We will personally manage your property; and keep you updated on a regular basis, we make quarterly checks / inspections to ensure that your property is being kept in a good condition, and ensure that alarms etc are working.

We will keep you informed wherever you are, and whatever your location whether it be by text, email, telephone or one to one, updates will include rent received, repairs that may be required and a record of any correspondence. You may also request an inspection report with photos whenever a tenant moves in or out. And if you prefer, we would like to invite you to inspect the property with us.

How we advertise your property;

We advertise your property via the internet and on various portals.

We use visible branded boards to advertise your property to the passing public.

Our system enables tenants to request viewings online, as well as the usual means of telephoning etc.

We are also available all day on Saturday and Sundays when other letting agents are usually closed.

Our charges

We ensure that our charges are transparent and ensure that you receive a ‘value for money’ service.

When we complete a rental valuation on your property, we then provide the costs to you for both tenant fin and management.

Any additional charges will reflect the actual costs to us, i.e., EPC’s, electrical certificates, gas safety certificates etc, what we are charged, we make no additional costs to the Landlord, you are charged what we are charged.

We guarantee that we will not charge you for anything else; this means that there will be no charges for renewing tenancies, no charges for property inspections.

An administration fee will be charged to set up your tenancy. This covers:

Viewings of properties

All viewings will be made by appointment.

Referencing

When terms are agreed, we carry out a thorough referencing process.

Credit checking

A full credit check will be conducted with your permission.

Preparation of the tenancy agreement

To comply with the conditions set out in the 1988 Housing Act as amended by the 1996 Housing Act (Assured Short hold Tenancies minimum 6 months duration).

Gas Safety Certification

We will ensure that the property will have an annual gas safety check by certified gas engineers.

Energy Performance Certificate (EPC)

We will ensure that an energy performance certificate has been completed on the property.

Property Inspections

Regular property inspections during the Tenancy, ensuring that smoke alarms are working, and that the property is in a good.

Report a fault on your rental property

Explanation text, the ‘Report a fault on your rental property’ is for all current tenants that have rented through us and may have an issue at their property, this includes such things as:

• heating not working
• electrical issues
• door locks and window issues

As a tenant, you are responsible for the following;

• Fitting of new digital TV aerials, broadband, telephone, or satellite connections (with the Landlords consent)
• Removal of pest infestation
• Items that you have brought into the property, your own belongings
• Damage that has been caused by either yourself, your family, visitors
• Ensuring that gardens are kept wee free, cutting the lawn, cutting back hedges and shrubs
• Ensuring that the inside and outside of the property are clear from any rubbish
• Ensuring that light bulbs, batteries for smoke alarms / carbon alarms and fuses are working
• Ensuring that the decoration inside the house is kept to a standards agreed with the Landlord
• Ensure that the house is ventilated to avoid damp