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Your Guide to Stress Free Letting & Property Management

LET YOUR PROPERTY

FROM ONLY £125 NO VAT

H&S Lettings & Property Management Ltd are a local, independent company specialising in Lettings and Property Management for both Residential Landlords & Leasehold Resident or Management Companies.

We have been Landlords ourselves since 2007, letting and managing a small portfolio of properties, so we know how letting your property, especially for the first time, can be a worrying experience and is why we work with you to provide a personal service.

Our focus is Lettings & Property Management so we can dedicate more time to you without the distraction of dealing with property sales.

Personal Service

As owner/operators of the business we can offer a personal and friendly Service, whilst at the same time maintaining a high standard of competence and professionalism.

Competitive Rates

We want to build long term relationships and because we are not dictated to by a head office we are able to negotiate a package to suit your needs dependent on the level of Service required.

Carefully Selected Tenants

It’s important to find the right Tenant, which is why all our prospective Tenants are thoroughly referenced and credit checked. In some cases we will also require a guarantor.

Hours of Business

We work when our customers don't so in addition to standard office hours we offer flexible working hours, including evenings and weekends. The best way for us to understand our Landlords' needs is to meet them personally, normally at the property being offered for Let or Management.

Insurance for Landlords

We work closely with a provider of insurance products designed specially for Landlords, providing extra security and peace of mind. Please ask for further details.

Service Levels - No Let-No Fee Guarantee & No VAT

We operate three standard services but can also provide a service to suit your individual needs, including Property Management of an existing property, Property Management for Leasehold or Residents Management Companies and other Management/Maintenance tasks. Please just ask as we would be pleased to discuss your requirements further to find the perfect solution for you and your property.

Full Management

Letting Fee of £125.00 + Management Fee 8% of the monthly rental income

This service is the perfect solution for all Landlords who want the peace of mind that their property will be fully managed by us without the stress of having to get personally involved.

This service also provides a full 12 month rent guarantee with NIL excess, which means you get 100% of the rent arrears should your tenant default on the payments.

This Service Includes:

Initial inspection and rent valuation of your property
Marketing of the property/Arranging and carrying out viewings
Referencing of a prospective Tenant
Rent Guarantee to cover first 12 months rent (linked to referencing)
Preparation of the tenancy agreement
Collection of Tenants deposit (which will be submitted to and held by the DPS)
Tenant check in to the property against the inventory
Routine inspection during the tenancy period, with a report for the Landlord
Monthly rent collection and distribution of rent to the Landlord
All communication with the Tenant, to include maintenance, rent arrears or disputes
Monthly statement of accounts sent to the Landlord
Preparation of an inventory*
Gas & Electricity safety inspection certificates*
Maintenance of the property (routine and emergency)*

*If required, at an additional cost

Part Management (Letting & Rent Collection)

Letting Fee of £125.00 + Management Fee 5% of the monthly rental income

This service is designed for all Landlords who want us to keep a hands on involvement with the property, whilst still having the support and back up of our services.

The difference in this service to the Full Management option is that the Landlord will be responsible for the routine inspections, repairs and maintenance of the property. However as your appointed agent we would be happy to quote for additional services, such as routine or emergency maintenance work during the tenancy period.

This Service Includes:

Initial inspection and rent valuation of your property
Marketing of the property/Arranging and carrying out viewings
Referencing of a prospective Tenant
Rent Guarantee Insurance to cover first 12 months rent (linked to referencing)
Preparation of the tenancy agreement
Collection of Tenants deposit (which will be submitted to and held by the DPS)
Tenant check in to the property against the inventory
Monthly rent collection and distribution of rent to the Landlord
Monthly statement of accounts sent to the Landlord
Preparation of an inventory*
Gas & Electricity safety inspection certificates*
Maintenance of the property (routine and emergency)*

*If required, at an additional cost

Tenant Find (Let Only)

Letting Fee of £250.00

This service is designed for all Landlords who want us to carry out the basic requirements of finding a Tenant, carrying out referencing and preparing the tenancy agreement.

This service is for those Landlords who want to undertake the full management of their property. However as your appointed agent we would be happy to quote for additional services, such as routine or emergency maintenance work during the tenancy period.

This Service Includes:

Initial inspection and rent valuation of your property
Marketing of the property/Arranging and carrying out viewings
Referencing of a prospective Tenant
Rent Guarantee Insurance to cover first 12 months rent (linked to referencing)
Preparation of the tenancy agreement
Collection of the deposit and distribution to the Landlord
Preparation of an inventory*
Gas & Electricity safety inspection certificates*

*If required, at an additional cost

Management of an Existing Property

We can provide Full Management Services for your property for a charge of 8% of the monthly rental income.

This service is designed for Landlords who want to move the management of their property to us on the Full Management Package.

To provide this service we would carry out a re-referencing of your tenant and provide you with a full 12 month rent guarantee with NIL excess, which means you get 100% of the rent arrears should your tenant default on the payments. We would also draw up a new tenancy agreement. All of this would be supplied at NO charge to you or your Tenant. All we would need you to do is arrange to transfer the existing Tenants deposit to us and provide us with a copy of the property inventory, Gas safety certificate, Electrical safety certificate and EPC (or we can arrange these for you, at an additional cost).

This is a "hassle free" solution to getting our Full Management service and we will guide you through it to ensure a smooth transition for you and your existing Tenant

Our Fees

Our standard fees are as shown above, but we are able to offer reductions on our standard charges for multiple property portfolios or personally designed management packages . Please telephone or email us to discuss your requirements.

In addition to our standard services, we can also provide everything you need for the set up and continuous legal management of your property. These services will be provided by our partner suppliers (where applicable) who are all fully qualified and regulated to the latest standards and approvals, as detailed below

Gas safety certificate - £75.00

Electrical Safety Certificate - £75.00

EPC - £65.00

Inventory - 2 bed & below £50.00 / 3 bed & above - £75.00

Additional 12 month rent guarantee insurance with NIL excess - £99.00

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Preparing the Property

It’s important to start and maintain a good relationship with Tenants as this will ensure a smooth-running tenancy. As your Property Manager this relationship is our job but it’s important the Tenants feel comfortable in their new home and that they are receiving value for their money from the property.

Therefore we recommend that any property you offer for let is well presented, maintained and in good decorative order. Provided you follow this recommendation there’s no reason you shouldn’t achieve your desired rental value and have Tenants that will want to stay. Equally your Tenants will also more inclined to treat your property with greater respect if they can see that you are providing a quality product.

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 Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.

Furnishings

Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.

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 visits by our regular gardener.

Cleaning

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

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.

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Other Considerations

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. We provide summarised information below. 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.

Leaseholds

If you are a leaseholder, you should check the terms of your lease, and obtain any 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 provide information 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 to 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.

The inventory

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

What is an Assured Shorthold Tenancy?

Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant.

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Health and Safety, and other Legal Requirements

The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.

Gas

Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.

Electrical

There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificate.

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 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, and certain other items. Non-compliant items must be removed before a 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 other ordinary tenanted properties (except HMOs), it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should a 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).

Is your property a House in Multiple Occupation (HMO)?

If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules will apply.

The Housing Health and Safety Rating System (HHSRS)

The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.

The Disability Discrimination Act 2005

The DDA 2005 addresses the limitations of current legislation by extending disabled people’s rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people.

Energy Performance Certificates (EPCs)

EPCs are required for all tenanted property in England & Wales, Scotland, and Northern Ireland. Landlords offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPCs is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.

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Overseas Landlords and Income tax

When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.

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Tenancy Deposit Protection

All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales, Scotland, and Northern Ireland must now be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes. More information on request.

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The above is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property. If you wish you can print this page by using your browser Print option.


Residential Letting & Property Management Specialists