LANDLORDS
Alexanders Property Services can offer prospective Landlords a variety of professional services tailored to suit their individual needs. These services are described under the following three headings:
Letting Only Service
Unless otherwise instructed by the Landlord all applicants will be accompanied by a member of staff. In the event of Alexanders introducing a Tenant who wishes to enter into an agreement to rent the property a fee will become payable to ourselves. This fee includes the following services:
- Initial inspection of the property
- Advice on rental value, current market trends, furnishings, proposed improvements for rental purposes, safety legislation, etc.
- Marketing and advertising of property
- Scheduling and arranging of appointments for prospective Tenants
- Initial vetting of Tenants to gauge their suitability
- Introduction of Tenant
- Confirmation letters and initial administrative procedures
- Vetting and assimilation of references for prospective Tenants (credit checks can also be carried out at the Landlords request)
- Notifying the relevant utility companies of any change of occupancy (we also advise both the Landlord and Tenant to take meter readings on the day of occupancy)
- Setting up of the Standing Order for the payment of rent directly to the Landlord
- Organisation of move
- Collection of the first months rent and deposit (6 weeks rent), checking of Tenancy Agreements, handing over of keys, organising the Inventory check in (if applicable).
Rent Collection
In addition to the above services we can also arrange to collect the rent on your behalf and to account to you on a monthly basis.
Full Management Services
As the owner of the property if you decide that you wish to take advantage of our full management service an additional fee would be due. This would be collected on the day your rent is received and shown as a deduction on your monthly rental statement. Our full management fee would include the following services:
- Initial inspection of the property by a member of our management team
- Compiling of relevant information on the particular property (i.e. utility providers, warranties or service contracts in operation, preferred contractor and any other personal requirements).
- Ongoing communication between Landlord and Tenant
- Arranging any minor repairs to be carried out
- Arranging replacement, maintenance, service or repair of any equipment or machinery in the property.
- Conduct regular checks of the property and prepare a written report of our recommendations for the Landlord.
- Providing that the owners account is in credit to pay any outstanding rates, council taxes and utility bills.
- To collect the rent and account to the Landlord on a monthly basis unless the rent is paid quarterly or six monthly.
- To collect the dilapidation's deposit of six weeks rent and hold on the owner's behalf as stakeholder in a designated deposit account. The deposit will be held for the duration of the Tenancy as security against any losses by the Landlord in respect of the Tenancy.
- Setting up of the Standing Order for the collection rent.
- To re draft or amend any Tenancy Agreements in cases that the Tenant renews the contract
- To prepare and send the necessary notices at the appropriate times in relation to the Tenancy
- To endeavour to remedy any breaches of the agreement
- Arrange the final check out with the Tenant and Inventory company.
- If appropriate negotiate with the Landlord and Tenant regarding deductions for damages over and above normal wear and tear and subsequently account and return any mutually agreed sum to the Tenant. Should agreement not be reached by the Landlord and Tenant then the matter will then be referred to arbitration.
Inventories
If the property is managed by Alexanders, we insist that a professional Inventory is compiled to protect the interests of both Landlord and Tenant regarding the condition of the Property and its contents at the commencement and termination of the Tenancy. If you do not wish to take advantage of our Management Service we would still strongly recommend that a professional Inventory is compiled.
Tenancy Agreements
Unless otherwise instructed we will draft the Tenancy Agreement at an extra charge.
Tax Laws
Where the owner is resident abroad or taxed as such, tax may be deductable. In the absence of a tax certificate indemnifying the Landlord against the payment of tax having been granted by the Inland Revenue the Agents shall be obliged to retain out of any monies received the amount of any tax due or likely to be estimated to be due and pay the same to the Inland Revenue.
It is possible to apply to the Inland Revenue for an exemption certificate under which the agent may pay the rent gross, with the permission of the Inland Revenue. Where the exemption certificate is obtained or applied for we have duty to complete a quarterly and annual return to the Inland Revenue for each individual Landlord for which a fee of £100 per annum will be levied. It is in the Landlord's interest to apply for an exemption certificate and we would be pleased to provide you with the Inland Revenue's NRLI form which must be completed and sent to the Landlords personal tax office.
Current Legislation
Furniture And Furnishings (Fire) (Safety) (Amended) 1993 Regulations
Landlords should be aware that since 1st March 1993 it is an offence under the above Regulations to supply upholstered furniture and furnishings in accommodation made available for letting that does not meet the Fire Resistance Requirements i.e. "the Cigarette Test" "The Match Test" and the "Ignitability Test" and labels to this effect must be attached to the item. This offence carries a punishment of six months imprisonment or a fine up to a maximum of £5,000 or both.
The Gas Safety (installation And Use) Regulations 1994
The above regulations came into effect on 31st October 1994 and require the Landlord of a premises that has any gas appliances or installation or pipework installed to ensure that any such appliances or pipework are maintained in a safe condition and are checked for safety at intervals of not more than 12 months by either the Gas Board or Corgi Registered Engineers and records kept of dates of inspection, defects identified and remedial action taken. Once the appliance or pipework is deemed safe the engineer will issue a Landlords Gas Safety Certificate which must be renewed annually. Failure to comply is a criminal offence and carries a substantial fine, imprisonment or both.
NOTE
Whilst there is no legislation at this present time concerning electrical installations and equipment please note that this may change later this year. We strongly recommend that you undertake to have an Electrical Periodic Test (tests power points) and if applicable the PAT test (tests electrical appliances) carried out. Please contact us if you wish to obtain a copy of our full terms and conditions.