If you are considering letting your property, or currently let your property, you can trust us to provide you with a professional and experienced service that has been built up over the years by our dedicated staff.
We are a local independent firm that prides itself on the service we provide to our customers and it is important that they are happy with the service we offer. Whether you are an experienced investor or a new Landlord to the lettings industry you can be confident that you are dealing with a knowledgeable and experienced firm.
We are specialists in the industry and know how to manage properties to achieve optimum performance. We provide a professional service to Landlords which deliveries reassurance that their property is in safe hands. It is important to us that you are happy and confident with the service we provide to you.
Letting a property can be a daunting experience but we can take away any worries or concerns you may have about letting your property by offering a tailored service that meets your needs.
Your property is a huge investment and you can be confident that your property is being looked after to protect that investment.
Please get in touch to discuss how we can help you or for more information.
Our Range of Services
|Premium Management||Full Management||Let Only|
|Property Appraisal & Rental Valuation|
|Advise on legal obligations & property compliance|
|Advise on most appropriate way of letting|
|Marketing and Advertising on national websites|
|Accompanied viewings and feedback|
|Referencing and credit checks, including Right to Rent checks|
|Tenancy Agreement prepared and exchanged|
|Rent collection and same day payment to landlord|
|Register Deposit with Deposit Protection Scheme|
|Prepare Inventory/statement of condition|
|Accompanied tenant check-in|
|Provide all required documentation to the tenant|
|Transfer Utility Supplier Accounts|
|Conduct regular inspections of the property and provide written report|
|Advise of any repairs required|
|Arrange routine repairs and maintenance|
|Arrange emergency repairs|
|Arrange legally required safety checks|
|Make payments to contractors|
|Annual and quarterly income and expenditure statement|
|Regular rent reviews to reflect current market value|
|Serving of notices where necessary|
|Deal with tenant issues and queries|
|End of tenancy inspection|
|Oversee tenant check-out|
|Carry out full inspection of property at end of tenancy, re-let and continue process|
|Individual landlord access to online property portfolio|
|Arrange deposit return/negotiating any claims against deposit|
|Negotiate tenancy renewals and prepare paperwork|
|Insurance against loss of rent|
|Up to £100k in legal fees|
|Void property management and inspections|
This service is in addition to our Full Management Package and includes everything in our full management package, (please see Our Range of Services for full details)
- PLUS we negotiate tenancy renewals and prepare the necessary paperwork
- PLUS should your property be empty for any reason we will continue to manage and visit your property
- PLUS rent protection cover up to £2,500 rent per month AND up to £100,000 of legal expenses to gain vacant possession for non payment of rent. This is a nil excess policy in the event of a claim no excess is payable by the Landlord. Terms and conditions apply.
The fee for Premium Management is:
- £360 (incl VAT) initial set up fee + 14.4% (incl VAT) of the rent collected.
This service includes full marketing and advertising, accompanied viewings, full reference checks (including Right to Rent checks), full inventory/schedule of condition, accompanied check ins; regular inspections, arrangement of maintenance and repairs. (Please see Our Range of Services for full details).
The fee for Full Management is
- £360 (incl VAT) initial set up fee + 12% (incl VAT) of the rent collected.
- £24.00 (incl VAT) for Tenancy Renewal for drawing up, signing and exchanging of Tenancy Agreement plus provision of prescribed documentation.
When your property is let there will be demands from tenants that need attention as they expect the maximum value for their rental. Whether it is an oven failure or heating issue, tenants will want a swift repair however inconvenient the timing may be for you.
Our Premium and Full Management options mean we can be contacted anytime day or night to deal with the very urgent issues, non-urgent issues are dealt with promptly. Regular property inspections and safety compliance checks also ensure that you can rest assured that your property is kept in good order and your legal obligations are met.
This service includes full marketing and advertising, accompanied viewings and full inventory/schedule of condition - please see Our Range of Services for full details.
The fee for Letting Only is:
- 60% (incl VAT) of first month’s rent the minimum being not less than £390 (incl VAT)
- £180 (incl VAT) reference check including Right to Rent Check for 1st applicant, thereafter £84 (incl VAT) each further individual application.
- £120 (incl VAT) for each renewal of an existing agreement
- £120 (incl VAT) Check out fee
By having a flexible attitude, we can generally 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. Please contact us for further details.
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 they comply with the law. For more details please click on the links below:
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. Please contact us for information on Landlords Buildings, Landlord's Legal Protection and Landlord's Contents Insurance.
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 your credit.
Council Tax and Utility Accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.
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, prepare an inventory and schedule of condition, at a additional cost for furnished properties.
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, they will require an exemption certificate from the Revenue & Customs before they can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.
What is an assured shorthold tenancy?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 or 12 months. They can then be renewed for fixed terms of either 6 or 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant.
New rules on gaining possession via Section 21 apply to tenancies created on or after 1 October 2015. For more details please contact us.
Health & Safety and Other Legal Requirements
The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.
How to rent: The checklist for renting in England
Update: 25/09/2015. New regulations come into force on the 1st of October 2015. They introduce new obligations on landlords to provide specific information to their tenants, and restrictions on the use of the Section 21 Notice.
The Department of Communities and Local Government (DCLG) new regulations introduce new obligations on landlords to provide specific information to their tenants, and restrictions on the use of the section 21 Notice no fault possession procedure if they fail to do so.
The new regulations will only apply to new tenancies from 1st October 2015, and then to all tenancies from October 1st 2018. From 01/10/2015 landlords will become responsible for giving tenants a booklet called "How to rent: the checklist for renting in England" (click here)
Tenant Fees Act 2019
From 1st June 2019 the Government introduced the Tenant Fee Ban for new tenancies signed on or after that date whereby letting agents and landlords can only charge fees relating to rent, security deposits, holding deposits, or when a tenant breaches a contract. Please click here for full details.
Gas Appliances & Equipment
Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed and thereafter at least every 12 months by a competent engineer (e.g. a Gas Safe registered gas installer).
Maintenance: There is a duty to ensure that all gas appliances, flues and associated pipe-work are maintained in a safe condition at all times.
Records: Full records must be kept for at least 2 years of the inspections of each appliance and flue of any defects found and of any remedial action taken.
Copies to tenants: A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences, or to each existing tenant, within 28 days of the check being carried out.
We will arrange a Gas Safety Inspection/Certificate for you.
Electrical Appliances & Equipment
There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets.
Although with tenanted property there is currently no specific legal requirement for a qualified electrician to carry out an inspection and issue a safety certificate (as exists in the case of gas appliances), it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', or even of manslaughter is to arrange such an inspection and certificate.
We will arrange an Electrical Inspection Certificate for you.
Fire and Furniture & Fittings
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, 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 made before 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.
Smoke Alarms & Carbon Monoxide Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new.
The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 come into force on 1st October 2015. Landlords and managing agents may be liable to a £5000 fine if they fail to comply. The new legislation requires that all landlords must install a working smoke alarm on every floor of a property as well as carbon monoxide detectors in rooms where solid fuel appliances are present.
For more information please contact us.
Is your property a house in multiple occupation (HMO)?
If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules will apply.
The Housing Health and Safety Rating System (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.
Tenancy Deposit Protection
All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes.
Please note that if a landlord instructs an agent to collect a deposit on their behalf the agent becomes responsible for ensuring the deposit is held in an authorised scheme, therefore we cannot accept deposits for forwarding to Landlords).
For more information see: www.direct.gov.uk/en/TenancyDeposit/index.htm
From October 2010, the Equality Act replaced much of the Disability Discrimination Act of 2005. However, the Disability Equality Duty in the DDA continues to apply. These Acts define disabled peoples rights in respect of premises that are let or to be let. Landlords and managers of let/to let premises are required to make reasonable adjustments for disabled people.
Energy Performance Certificate - EPCs
Since 1st October 2008 landlords in England and Wales offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPC is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.
Preparing the Property
We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their home and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
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 Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
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 and a cooker. Remember that there will be wear and tear on the property and any items provided.
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.
Personal Items, Ornaments, etc
Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. 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 visits by our regular gardener.
At the commencement of a tenancy the property must be cleaned to a professional standard and at the end of each tenancy it is the tenant's responsibility to leave the property in similar condition, aside from wear and tear. Fair wear and tear is considered to be a defect which occurs naturally or as part of the tenant's reasonable use of the premises.
If the property is not left in a fit condition, costs associated with returning the property to its original condition and/or carrying out necessary repairs will be claimed against the deposit. Costs will be justified by providing suitable evidence.
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.
Discoverypm is a member of CMP (Client Money Protect), which is a client money protection scheme, and also a member of TPO (The Property Ombudsman), which is a redress scheme.