We understand that letting your property, especially for the first time,
can be a worrying experience and with this in mind our most important
consideration is providing you the Landlord with the best possible service
and the right tenant for your property. If you currently own or intend to purchase residential
property for rental, you should consider
engaging our property management service. Both professional and cost-effective,
we know how to manage property for optimum performance,
whilst ensuring smooth running tenancies, and compliance
with the various landlord/tenant laws. For further details - contact
us now. If you own or intend purchasing residential
property for rental outside of Derbyshire and Staffordshire,
please go to our UK
Our Services include:
- Visiting you at your property, and providing a rental
valuation and any other advice which you may require
about letting your property.
- Advising you on compliance with the various safety
- Locating suitable tenants. Your property will be
advertised locally and nationally if a suitable tenant is
not currently registered.
- Accompanying tenant applicants to view the property.
- Obtaining and evaluating references and credit checks.
- Preparing a suitable tenancy agreement and arranging
signature by the tenant.
- Collecting and managing as stakeholders a deposit
(bond) from the tenant through a Government Approved Client Monies Protection Scheme.
- Preparing an inventory and schedule of condition.
- Checking the tenant into the property and agreeing
- Supervising the transfer of gas, electricity and
council tax accounts into the tenant's name.
- Receiving rental payments monthly in advance, and
paying you promptly, together with a detailed statement
from our computerised management systems.
- If required paying regular outgoings for you from
- Inspecting the property periodically, and reporting
any problems to you.
- Arranging any necessary repairs or maintenance,
in accordance with the management agreement.
- Keeping in touch with the tenant on a routine basis,
and arranging renewals of the agreement as necessary.
- Checking tenants out as required, reletting and
continuing the process with the minimum of vacant periods
to ensure that you receive the optimum return from
We maintain a flexible attitude, and are generally able
to adapt our service to meet our client's individual
circumstances and needs, for example by providing a part
only service, or alternatively by taking on additional
tasks and duties.
Guide 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. For brief details of a subject click on
a blue link below, or scroll down the page. If you require
further advice or assistance with any matter, please
do not hesitate to contact us:
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.
If you are a leaseholder, you should check the terms of your lease, and obtain
the necessary written consent before letting.
If you are a tenant yourself, you will require your landlord's consent.
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 advise on Landlord's Legal Protection, and Landlord's
Contents insurance if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. mortgage, 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
Council tax is the responsibility of the occupier. You should inform your local
collection office that you are leaving the property. During vacant periods
the charge reverts to the owner. When unoccupied but furnished, the charge
is 50% of the normal rate. When unoccupied and 'substantially' unfurnished,
there is no charge for the first six months, and thereafter a charge of 50%
of the normal rate.
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 to the landlord, we will if requested
arrange for a member of staff to prepare an inventory and schedule of condition,
at a cost to be quoted.
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, less certain expenses. An application form for exemption
from such deductions is available from this Agency, and further information
may be obtained from the Inland Revenue.
The following safety requirements are
the responsibility of the owner (the landlord), and
where we are to manage
the property, they are also ours as agents.
Therefore to protect all interests we ensure full compliance with the appropriate
regulations, at the owner's expense.
Gas Appliances & Equipment
Under the Gas Safety (Installation and Use) Regulations 1994
(amended 1996) and some other regulations, all gas appliances
in tenanted premises must be
checked for safety at intervals of not more than 12 months, by a CORGI registered
gas engineer, and a safety certificate issued. Records must be kept of the
dates of inspections, of defects identified, and of any remedial action taken.
Electrical Appliances & Equipment
Under the Electrical Equipment (Safety) Regulations 1994, the
Plugs & Sockets
etc. (Safety) Regulations 1994 and some other regulations, electrical installations
and equipment in tenanted premises must be safe. Although (unlike gas) no
safety certificate is legally required, and therefore it may
be adequate to perform
a visual check of electrical equipment, fittings and leads, it is recommended
that a qualified electrician be engaged for this purpose.
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
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 1.3.90 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
Preparing the property
We have found from experience that a good relationship
with tenants is the key to a smooth-running tenancy. As Property
the relationship part
is our job, but it is important that the tenants should feel comfortable in
their temporary home, and that they are receiving value for their money. This
is your job. Our policy of offering a service of quality and care therefore
extends to our tenant applicants too, and we are pleased to recommend properties
to rent which conform to certain minimum standards. Quality properties attract
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.
Similarly, appliances such as 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.
Interior decorations should be in good condition, and preferably plain, light
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 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.
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 similar condition. Where they fail to do so, cleaning
should be arranged at their expense.
We recommend that you make use of the Post Office redirection service. Application
forms are available at their counters, and the cost is minimal. It is not the
tenant's responsibility to forward mail.
Information for the tenant
It is helpful if you leave information for the tenant on operating the central
heating and hot water system, washing machine and alarm system, and the day
refuse is collected etc.
You should provide one set of keys for each tenant. Where we are Managing we
will arrange to have duplicates cut as required.