Landlords Guide
Landlords Guide
Livermores have been established in the estate agency industry since 1993 and have been specialising in helping landlords find the right tenants for their homes for all that time.
The lettings market has grown to become a popular alternative to buying. The choice of company a landlord can use has also increased, however we hope that by using Livermores, you will soon become aware of the significant differences our organisation can have on the whole experience.
We have been successfully letting property in the local area for many years, so whether you need to let a property for twelve months or for a much longer period, our experience and professionalism will help you every step of the way.
Our residential Lettings and Management department deals with hundreds of enquiries each month and acts on behalf of private property owners, relocation companies, corporate organisations, overseas landlords and property investors.
There are so many different questions that are relevant to letting a property and we hope that we can answer most of them within this guide, however, if you are unsure of any matter that needs advice, we will always be happy to assist. Some common questions we are regularly asked are here:
Services Available
We recognise that different people have different needs and we offer three levels of service - Full Management, Rent Collection or Tenant Introduction only. Before any option is chosen, we would recommend that you consider all the implications or situations that may arise beforehand, so that the right decision can be made. For example, if you live outside the area or do not have enough time to deal with the day-to-day issues that will arise from renting property, our management service might be more suitable. You can be assured that whatever your choice, we will provide the same level of professionalism and service that our reputation has been built upon over the many years.
Overview
We have been managing property since 1993 and act on behalf of not only many private landlords, but also major corporate and private commercial institutions who all demand a quality of service that is second to none. We are now responsible for managing one of the largest property portfolios in the South East and the number of properties that we manage grows every day. Our expertise in this area has seen us expand the letting department to become one of our most successful divisions.
Our purpose-built on-site Management department employs a dedicated team of Property Managers overseen by a director whose sole responsibility is the care and expertise in managing our clients’ properties.
Some of our clients have been with us for over 20 years and the service every landlord receives from us is very important which is why each client has a dedicated property manager.
The property managers are the vital link between the letting’s teams, tenants and landlords and the assistance they provide to help resolve matters in a timely and professional manor is of paramount importance to all parties.
One of the main concerns we hear from landlords is the importance of having a local property management department which can actually be visited. So many companies outsource their property management to a part of the country that could be out of reach for most people. The benefit of using our company is that we are local and open!
Property Management Service
In addition to all the services mentioned in the Tenant Introduction only service, we will;
Rent Collection
In addition to all the services mentioned in the Tenant Introduction only service, we will;
Tenant Introduction Only Service
Peace of Mind
For our customers’ peace of mind please we belong to the following organisations which enforce us to deal with our clients’ property and money within a strict code of conduct.
We would not recommend using any letting agency, that is not a member of ALL the above as a minimum requirement. Your interests are protected by our membership and more importantly your money is secure.
Legal Requirements
It is very important that all legislative issues are adhered to at all times. Be aware of the constantly evolving changes to the legal requirements of renting property as failure to comply, could mean, the Courts imposing substantial fines and possible imprisonment in some cases.
Ignorance of some requirements is not a defence and we would recommend that a landlord should always seek our advice on any matter that may be of concern, before a tenancy commences.
A landlord and the agent have a duty of care to a tenant and in our experience, it is always best to be safe rather than be sorry later.
Right to Rent
Under Right to Rent, landlords or their agents should check identity documents for all new tenants, and take copies.
The documents include:
Legionella Assessment
The Health and Safety Executive (HSE) have made it a legal requirement that any person renting a property is responsible for conducting risk a assessment and taking relevant action with regards to Legionnaires’ Disease.
All water systems require a risk assessment but not all systems require elaborate control measures. For some properties the risk may be very low and will just need to be monitored over a period of time, however if the risk is high appropriate measures will have to be implemented immediately. For more information, please visit www.hse.gov.uk/legionnaires
Energy Performance Certificates (EPC)
Before a tenant moves in there must be an energy performance certificate in place for most types of property. A copy of the certificate must be given to any tenant who moves in to the property. If not, you cannot serve a Section 21 notice for a new tenancy in England after 1st October 2015. The EPC is valid for a period of 10 years.
Fire and Furnishings (Fire) (Safety) Regulations 1988 and 1993
Any upholstery or filling material must be compliant with this law. Generally speaking, any furniture manufactured after 1st March 1989 must display a permanent label identifying the product as compliant. If there is no label, the furniture should not be used. Smoke alarms should be fitted to each floor and tested regularly by the tenant.
Gas Safety (Installation and Use) Regulations 1998
All gas appliances must have an annual Gas Safety Certificate that has been supplied by a Gas Safe Registered engineer (previously CORGI) from April 2009. A copy of this certificate should be given to the tenant at the beginning of a tenancy and renewed accordingly before the first anniversary. Failure to supply a gas safety certificate may invalidate your right to issue a section 21 notice.
Carbon Monoxide Detectors
A carbon monoxide detector should be installed in every room which is used as living accommodation containing a fixed combustion appliance (excluding gas cookers).
Smoke Alarms
From October 2015 Smoke alarms became a requirement by law and an alarm needs to be placed on every level.
Electrical Safety
The law requires that all electrical equipment is safe. It is a legal requirement that all properties have an Electrical Installation Condition Report (EICR). The best way to ensure that this is adhered to, is to employ a competent person recognised by The National Inspection Council for Electrical Installation Contracting (NICEIC). The inspection should be carried out prior to a property being let and the certificate will be valid for 5 years from the date of inspection. The landlord should also provide instruction booklets for all electrical equipment and any other item that is being left at their property that may have risk associated with its use. To avoid any doubt, our approved and recognised contractors can deal with all relevant matters before a tenancy commences.
Tenants Deposits
Any agent who takes a deposit from a tenant for an Assured Shorthold Tenancy must safeguard it in an approved deposit scheme.
We belong to the Tenancy Deposit Scheme (TDS) and our membership of this organisation protects the deposit during the term of the tenancy. Should there be a dispute at the end of the contract an Independent Complaints Examiner (ICE) will aim to resolve any dispute quickly, fairly and impartially.
The First Step to a Successful Let
The lettings market has grown to become a huge industry and one of the benefits of this, is the quality and choice of property on offer to prospective tenants. Before buy-to-let became so popular, there were many poor-quality properties available and tenants had little choice but to accept some sub-standard conditions.
With so many professional investors and other property companies looking for tenants, it is of paramount importance that a property should be presented to a very high standard throughout. Tenants will always have a choice and if a property looks tired and dated, it is likely that tenants will continue to search for a higher standard of accommodation elsewhere.
Before and after every tenancy, decorative and maintenance issues should be addressed, together with a thorough clean; this will help avoid the property remaining vacant and therefore no rental income.
We would recommend that a kitchen should always have all the ‘white goods’. Although these items can be expensive to buy, the extra investment will help reduce marketing time and therefore a ‘void period’. Appropriate floor coverings are also important as a potential tenant could be put off by threadbare carpets or if stained laminate flooring is evident.
So many inexperienced landlords make the same mistakes, however by implementing just a few extra standards, the rewards can be so much higher. Our experience in this field is second to none and we will always be happy to give advice on the best presentational methods. Our own contractors can be used for all maintenance and decorating issues.
Insurance
We would always recommend insuring your property and your rent. We offer Rent Guarantee and Legal Protection Insurance which offers total peace of mind that your rent will be paid even if your tenant doesn’t pay. Quotes can be obtained from any of our offices for all relevant insurance products that a landlord will require.