If you are a landlord you will know the market has changed over the last few years.
With the entry of the big estate agent chains into our business landlords are no longer being treated
as respectable entrepreneurs, but as cash cows, we have received numerous complaints about the
underhanded tactics being used by these so called agents, top of the list are: -
- Hidden fees, along with an overly complex pricing structure.
- Demanding management as part of the rental package.
- Binding contracts, forcing sole agency & renewal onto
unwilling landlords. - Failing to deliver on follow up services.
- Pushy greasy salesmen, promise the earth and deliver nothing
(except problems).
At Lees Lettings we know how to look after our customers:
You the landlord want your properties rented quickly to decent tenants with the minimum of fuss and are
willing to pay a fair price for a good service.
So what’s the problem; Why complicate things by creating problems?
At Lees Lettings we have:
- 1 simple pricing format.
- We will manage only at the landlords request. It’s your
property, it’s your decision. Then we tailor make each contract to
suit your needs. No break clauses? no rolling contracts? No
Problem. - No contracts between us & you for lettings only, A handshake has stood for
10.000 years and it’s still good enough for us, we provide
receipts on completion of business. But if you do require a formal
contract no problem. - Sole agency…For renting? We recommend maximum
exposure by placement with as many reputable agencies as possible,
you do want to get your property rented don’t you?
But many of our landlords will only use us, give us a try and find out why ! - We don’t deliver, you don’t pay…Simple
- We are not salesmen we don’t employ salesmen, we are property
professionals
We also have a seasoned team of professional builders and tradesmen who undertake a full range of works
from simple daily maintenance ; interior & exterior decoration, between lets refresh or refurbishment;
to complete new builds.
If you are thinking of extending, converting or building from scratch please call us for a quotation from
skilled professionals. We can also advise on the suitability of your scheme.
If you currently own or intend to purchase or sell residential property for rental North of the Thames,
you should consider engaging our investment property services.
You’ll find us both professional and cost-effective. As we are specialists, we know how to source,
rent and manage investment property for optimum performance, whilst ensuring smooth running
tenancies, and compliance with the various landlord/tenant laws. Maximise the return on your
investment contact us now.
Energy Performance certification,
We are able to offer EPC’s at £95 each, irrespective of the size of your property.
Important Landlords deposit scheme:
From June 1 2007 if you hold a tenants deposit you must use one of the approved schemes
or face a fine equal to 3 x the deposit. We recommend the Deposit protection scheme [DPS],
which is free to landlords.
CLICK here for the DPS
Our Rental 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 regulations.
- Locating suitable tenants. Your property will be advertised
if necessary, however we have excellent contacts with various
company and other establishment personnel departments, and furthermore
usually have tenants waiting. - Accompanying tenant applicants to view the property.
- Obtaining and evaluating references. Credit checks will be
carried out at the landlords request only and will incur a charge. - Preparing a suitable tenancy agreement and arranging signature
by the tenant. - Collecting and holding as stakeholders a deposit (bond) from
the tenant. - Preparing an inventory and schedule of condition. This will
be a ‘tick sheet’ inventory only, if a full inventory is required
this will be done at additional cost. - Checking the tenant into the property and agreeing the inventory.
- 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. - If required paying regular outgoings for you from rental payments.
- Inspecting the property periodically, and reporting any problems
to you. - Arranging any necessary repairs or maintenance, first
liaising with you in the case of larger works. - 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 your property.
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.
Our Fees
Our initial letting and advertising charge is very competitive,
please call for a quote. Our management commission is
negotiable depending on the level of service required.
WE DO NOT DEMAND REPEAT FEES FOR TENANCY
RENEWALS We make a simple admin charge of £150 for each renewal
of an existing agreement (this includes re-referencing the
tenants). There is also NO VAT to pay giving
you even greater RETURN ON YOUR INVESTMENT.
- Credit checking (at landlords request only) Fees
dependent on level of check - Full inventory prices are £50 minimum for single studios. £50
+ £10 per room
for flats and houses. - Gas safety checks and certification by Gas registered
engineers. £120 - NCE Electrical certification call for quote.
- There are no other standard fees or charges. No up front charges
- nothing to pay until a tenant moves in and starts paying rent.
< top
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:
| Mortgage
|
Important safety regulations: Preparing the
|
Decorations
|
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.
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 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.
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 gas 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.
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 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.
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 the tenant.
Preparing the property for letting
We have found from experience that a good relationship with tenants
is the key to a smooth-running tenancy. As Property Managers 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 quality tenants.
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 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, curtains,
and a cooker.
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.
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.
< top