Letting a property is an extremely personal process and our management service will help to alleviate any anxieties or issues you may have.
We will deal with the following on your behalf:
- Rental valuation – even if you do not proceed there will be no charge.
- Advertising via the internet and local media.
- Supply of ‘To Let’ board.
- A member of our staff to accompany potential tenants on any viewings.
- Applicant processing.
- Credit and referencing service.
- Preparation and execution of tenancy agreement.
- Collection of rents and deposits.
- Management of deposits in accordance with current legislation.
- Check in of tenants and transfer of services to tenants.
- Fully repairing management at preferential rates via local tradesmen.
- Inventory undertaking and property inspections.
- Legal document preparation as and when required.
- Insurance advice and guidance.
- Advice on any legal issues that may occur.
- Full collection of rent and prompt payment to Landlord.
- Regular monthly statements upon payment to the Landlord.
Plus much more assistance in the daily management required for an efficient occupation of the tenanted property.
There is much to consider regarding all of the above and we suggest you contact us direct so we can answer any queries based on your individual need.
We can provide a tenant introduction service at a negotiated cost.
Flexible pay as you go service if you require assistance with your own management.
Contact us now to discuss these options.
As a landlord you are legally obliged for the following:
It is a requirement by law to ensure that all gas-related equipment such as ovens, hobs, fires, flues, pipe work and central heating systems be inspected on an annual basis by a Gas Safe registered engineer. Tenants must be supplied with a copy of the gas safety certificate at all times and also should the tenant change part way through the year of the current certificate. It a requirement to retain Gas Safety records for two years.
Gas Safety certificates are retained on our files and also provided to the tenants of the property. It is an offence not to do so and as agents we can arrange the Gas Safety inspection and required administration on behalf of the Landlord. We aim to achieve competitive rates for Gas Safety certificates by negotiating preferential rates with our sub-contractors which we pass on to the Landlords at no extra cost.
Furniture and furnishings
Furnishing such as beds, suites and particularly any furniture which contains upholstery must be checked to ensure it meets with the guidelines set under the Furniture and Furnishing (Fire) (Safety) Amendment Regulations 1993.
Always look for the compliance code BS 7177 and if you are in any doubt replace or remove the items.
We will inspect any items as part of the Inventory prior to a tenant occupying the property.
We can arrange for an electrician approved by the NICEIC (National Inspection Council for Electrical Inspection Contractors), to inspect the property and provide a free no obligation electrical status report.
Any electrical equipment that is supplied to the tenant must be tested.
EPC’s (Energy Performance Certificate)
The government introduced an energy saving initiative on 1 October 2008. Properties are assessed by an Energy Assessor who conducts an inspection survey of the property and provide a rating. The EPC is valid for ten years. Again this should be retained on our files and a copy provided to the Tenant and subsequent tenants. We can arrange the EPC’s via a authorised Assessor at preferential rates.
From 6 April 2007 legislation was introduced whereby deposits must be protected with the aim being to assist tenants and landlords should a dispute arise.
When a deposit is taken as part of an Assured Shorthold Tenancy it must be protected in one of the government-initiated schemes. There are two types; ‘custodial schemes’ and ‘insurance-based schemes’.
As agents we use the Deposit Protection Scheme. At the end of a successful tenancy and subject to the Landlords agreement the deposit is returned to the tenant. Should a dispute arise the Alternative Dispute Resolution service will aim to resolve any disputes. As agents we will undertake all of the relevant administrational obligations should such arise. Go to www.depositprotection.com for more details.
If a mortgage or any charges are in place you must confer with the provider and advise them of your intention to let. Charges may be applicable. We can refer you to our specialist independent buy to let mortgage broker with no obligation to you.
It is imperative Landlords effect specific insurance to account for the property being let. We can introduce you to our specialist provider and offer assistance in taking out the appropriate protection.
Tax & Overseas Landlords
Rental income is liable to taxation. It is imperative you consult your tax advisor. If you are an overseas landlord you must provide us with an exemption registration which allows any rents to be paid to you without deduction of tax. Please refer to your tax advisor for further details as we assume you are fully aware your obligations in accordance with HMRC.
Terms & Conditions
Further details relating to the Landlords obligations when appointing LMS Property Management as Managing Agent is contained within our Terms & Conditions.
These will be issued upon instructing LMS as Agents of your property to let.
Our Terms & Conditions will encompass the following:
- Assured Shorthold Tenancies incorporating Tenant Responsibilities
- Legal Costs
- Termination of Appointment of Agent
- Termination of Tenancy
- Tenancy requirements
- Inspections and empty property requirements
- Advertising Costs