Landlords Guide

It is imperative that when you present your property for letting, you think carefully about the decoration, the fixtures and the fittings. The condition of the property is more often than not the deciding factor for potential tenants. If you present your property well, you will often achieve a higher level of rent and it will normally let easily.

We highlight some of the most important presentation points below.

Entrance Hall/Communal entrances
Where possible you should try and ensure that the entrance hall to the building (where applicable) and the entrance hall within your property are neutrally painted, clean and free from clutter. First impressions always count.

General decoration
Fresh decoration in light colours such as cream or off white always impresses potential tenants.

High quality flooring
If you opt for carpets, these should be a neutral colour such as beige or biscuit and they should be clean and free from stains and marks of any kind. It is worth investing in a quality carpet that will last rather than a cheap carpet that may need replacing quickly. Wooden floors are always popular with tenants too.

Curtains and blinds
These should fit the windows properly and again be free from any stains or marks. Make sure that the type of window dressing suits the window for example blinds are better in kitchens and bathrooms than curtains. These should also be of a neutral colour and again, it is worth investing in quality.

Kitchen
This should be clean and bright with good washable flooring, like tiles. All appliances should remain where possible. You would be advised to provide a washing machine, a fridge/freezer and a cooker (or oven and hob depending on the design of the kitchen) and a dishwasher where space permits. The appliances should all be in full working order. Make sure your cupboard doors and drawers are fitted properly and any little jobs like dripping taps and loose handles are attended to.

Bathroom
Ideally with a white suite, the bathroom should also be spotlessly clean and bright with washable flooring, like tiles or good quality linoleum. Some form of shower is imperative whether you chose a power shower or electric shower. Make sure where possible that grouting and bath sealants are made good and/or are clean.

Storage space
Some say you can never have too much. So if you have any built in cupboards or loft space at the property make sure that any old clutter has been discarded and be prepared to buy wardrobes for any bedrooms that don’t have any cupboard space already.

Heating
An efficient central heating system is important. If the property has electric storage heating ensure that all the heaters work. Similarly if you have minimal heating, it would be wise to invest in a heating system.

Light fittings
Bare light bulbs don’t create the right look so make sure that light fittings throughout are modern and practical. Remember light fittings in bathrooms need to be covered and these can be bought easily from DIY shops.

Exterior
Any outside space you may be lucky enough to have should be clean and well presented. Decks, patios and paths should be cleaned and moss free and gardens free from weeds. It is a good idea that whilst a garden should look colourful and lush, it should be as easy to maintain as possible.

Furnished or Unfurnished
There is generally no difference between the rental achieved for a property whether it is furnished or unfurnished.
Unfurnished is normally defined as being fully carpeted (or with wooden floors), fully curtained and with white good provided in the kitchen.
Furnished is normally defined as being a property ready for someone to move into. The furniture needs to be good quality and the property should be uncluttered.
It is a good idea to offer your property unfurnished to start off with and when the right tenant comes along, buy furniture to meet the requirements. You don’t want to be in a position where you have spent money on buying a property full of furniture if the demand at that time is for unfurnished. Our advice is to be as flexible as you can.

General housekeeping
It is a good idea to keep the property as clean as possible during the viewing stages. On vacant properties, don’t allow junk mail to pile up inside the front door and try and keep the property aired, dusted and vacuumed to create that important first impression.

Safety Regulations

You are obliged as a landlord to ensure that the property is safe for any prospective tenant prior to their occupation. The regulations detailed below outline your responsibilities as a landlord and should be complied with.

The furniture and furnishings regulations (fire) (safety) regulations 1988 (as amended)
This covers soft furnishings such as mattresses, padded headboards, bed bases, sofas, armchairs, chairs, cushions etc.
It is an offence to supply these items in the course of business unless it complies with the regulations.
The only exemption to the rule is any furniture that was manufactured before 1950 and any furniture in a property which the landlord regards as his home which is let on a one off short term basis (for example a six month let whilst the landlord is away on business)
Usually any furniture manufactured after 1990 will comply but you will need to check every item of to make sure it does have a label which proves its compliance. If in doubt, take it out.

The gas safety (installation and use) regulations 1998
Any person letting their property must ensure that all gas appliances or installation pipework in that property is maintained in a safe condition to prevent the risk of injury. All such appliances and pipework MUST be checked annually by an approved CORGI registered contractor and a gas safety record obtained.
The landlords must keep the records for two years and Burghleys MUST be in possession of a copy before we can allow a tenancy to commence.

BEWARE! If found guilty of non compliance the landlord will have a criminal record and face a fine, imprisonment or both. Should a tenant die as a result of non compliance with the aforementioned Safety Regulations, the charge would be manslaughter.

Electrical Equipment (safety) regulations 1994
It is a criminal offence to supply unsafe electrical equipment in rented accommodation. The regulations apply to portable domestic equipment such as heaters, lamps, televisions, radios, vacuums, irons, toasters and the main kitchen appliances.
Whilst there is no mandatory requirement to undergo regular testing, a constant duty of care remains. If any appliance supplied by the landlord causes any injury to a tenant, the landlord could be sued for damages.

Building Regulations (smoke alarm) 1991
The above regulations make it mandatory to fit mains powered smoke alarms in new residential buildings – one on each floor. Whilst it is not a requirement in older properties it is recommended to install smoke alarms in all instances.

Landlord and Tenant Act 1985 Section 11
This part of the act states that landlords are obliged to keep the property in a good state of repair. Under this act landlords are responsible for the repair of the structure and exterior of the property together with the installations for the supply of gas, electricity and water and for sanitation.

Energy Performance Certificate (EPC)
It is a legal requirement that all rented properties must have an EPC, A certificate that provides the energy rating of a property which indicates the energy efficiency of a home. This must be provided before the property is placed on the market.

Inventories

We strongly advise all our clients to have a detailed inventory prepared and checked for every tenancy.
The purpose of checking an inventory is to establish damages which can only be done if descriptions and conditioning remarks are sufficiently detailed. Under the terms of the tenancy agreement, the tenant is required to return the property and contents at the end of the tenancy in the same condition as they were at the commencement, fair wear and tear accepted.
Be aware that you will not be able to deduct money for damages from the tenants deposit at the end of the tenancy unless there is a professional inventory in place.
If instructed we will arrange a professional inventory and check in on your behalf, the cost of which is borne by the landlord. The tenants are responsible for paying for the check out.

Consent to Let

If the landlord has a mortgage, it is normal for mortgagees to require notification of any proposed lettings and the landlord should seek their initial consent. In the case of leasehold premises the consent of the Head Lessee of Freeholder will be required. The landlord should also advise his insurance company of the proposal to let the property as this could either invalidate the insurance altogether or increase the premiums. You should obtain written documentation of these consents prior to letting.

Utilities

The tenant will be responsible for the payment of gas, electricity, water, telephone, council tax and television licence. (Unless otherwise agreed and stated)
As the landlord you are still responsible for the payment of service charges and ground rent in leasehold properties and buildings insurance on Freehold properties.

Tax

Under the Taxation of income from Land (non residents) Regulations 1995, the rent receiving agent ( or where there is no agent, the tenant) will be required to deduct an amount equivalent to Basic Rate Tax from the rent (after taking deductible expenses paid by the agent into account) and pay the balance to the Inland Revenue each quarter.
However, the overseas landlord can apply to the Inland Revenue for exemption from this requirement. Provided the landlords tax history is good and tax affairs are up to date, the overseas landlord will be issued with a certificate that will be sent to his rent receiving agent. This will authorise the agent to pay the rent to you with no tax deducted.
We can provide you with an NRL1 form which you must complete and send to the Inland Revenue. Neither your rent receiving agent nor your tax advisor can file this application for you - it must be done by you.
Failure to return this form in time may result in the exemption certificate not being issued before the payments become due. We would have no alternative but to make the required tax deduction before paying the rents to you.
Burghleys are not tax advisers so if you are unsure as to how the above will affect you, you would be advised to speak to an accountant or professional tax adviser.
Any Non resident Landlord Tax payments deducted by, Burghleys, in the first quarter can be refunded, if the exemption certificate is in our possession before the first quarter has ended. Any deductions after the first quarter can only be reclaimed after the first year has ended. Any refunds due after the first quarter are made by the Inland Revenue.

Tenancy agreements

Most tenancies are classed as Assured Shorthold Tenancies. Under the Housing Act 1998 (as amended 1996) landlords have more rights to possession than with tenancies commencing prior to the Acts and procedures for possession are now quicker and simpler (provided the process is carried out correctly)
There is no minimum period for an Assured Shorthold tenancy; however, we recommend that the agreement is for no less than six months.
Most tenancies are drawn up for a period of twelve months, some have break clauses. A break clause allows either party to terminate the agreement with two months notice after an initial period of four months. We will be happy to discuss the pros and cons of different time periods with you.

Legal matters

Our staff has been trained on the various legal aspects of letting including safety regulations, tenancy agreements and clauses, possession and have vast practical experience. They will be happy to discuss any questions you may have regarding more detailed legal matters.

Let only, Rent Processing or Management
So now your property has been prepared for letting and you know what your legal responsibilities are, you need to know what you want the agent to do for you.
If you haven’t already got one, we can provide you a copy of our Terms of Business which explains in full the services we provide and the costs involved.

In short:

Let only
This means that the agent will extensively advertise the property for Let, accompany viewings, negotiate offers, reference potential tenants, draw up tenancy agreements, arrange for all parties to sign the tenancy agreements and release keys.
Under this service, the landlord is responsible for maintenance issues and the collection of rent. Burghleys will have no responsibility to the landlord for these issues under this service.

Full Management
This means that the agent will carry out its responsibilities as for Let Only, but also deal with the collection and processing of the tenants rent and deal with ongoing day to day maintenance issues, serve appropriate notices and administer the deposit return at the end of the tenancy.
We will also inform our approved insurers of your let and they will offer you an insurance policy which covers the landlord against loss of rent and legal expenses* which ever service you chose. They also offer a range of other property related insurance products.

* Terms and conditions apply

So why choose Burghleys to let your property?

Transparency Guaranteed
We promise to be transparent at all times with both you and your prospective tenants. We pride ourselves on our ethical approach, professionalism and honest approach to agency-a rarity if recent press and media reports are to be believed!

Experience-second to none
The resident lettings partner has over 15 years experience in dealing with all types of residential lettings, form studio accommodation to grand country houses. His knowledge of the practical aspects of lettings is second to none-his knowledge extending to legal matters and issues both pre and post let. Always giving best advise, and on hand six days a week the working partner and his team promise a highly efficient and professional service at all times.

Advertising
Most enquiries received come from customers searching the world wide web. All of our properties are therefore placed on our dedicated website: www.burghleys.com and they also appear prominently on many of the major property related portals.
We regularly advertise in the local press, and we will always consider regional and national advertising where appropriate.

SMS text messaging and email service
The partners have always been at the forefront where new property related technology is concerned. As such, SMS text messaging and email are standard advertising tools used by the Company. We will continue to embrace all new information technology where it is believed it will benefit its clients.

Good old fashioned agency
Quite simply there is no substitute for good old fashioned practice. Even with the latest IT, once you instruct us, we get on and just do that! We will instantly contact all suitable and waiting tenants thus ensuring no time is wasted in securing you a let as soon as possible.

Preferred Timing
Getting and letting may be the buzz phrase for many estate agents, but not us! We recognise that landlords have their own timetables they wish or need to work to. With this in mind, we will always give best advice with regard timing, but stand back allowing the landlord to dictate the pace!

Tailor made service
We realise that every landlord has different requirements and may demand different things from their agent. That is why we are always happy to discuss our services in more detail and accommodate where we can in arranging a service that suits you.

Accounts and Maintenance under one roof!
Big organisation, lots of different departments in different offices. This one deals with this-this one deals with that! That simple job just does not get done….so who suffers?
To ensure continuity with your property both pre and post let, all management and accounting issues are dealt with within the confines of our office! We will deal with everything-you will not be directed to another office or department.

We're Open!
We are open until 7pm Monday to Friday, 6pm on Fridays and 4pm on Saturdays.

We look forward to being of assistance to you.