Residential Lettings
EllisWinters Residential Lettings offer a range of letting and management services to meet your individual needs whether you are a private home owner, an investment landlord or a corporate property company.
Regardless of your timescale we are always pleased to hear from you. If you have a property that is ready to let now or if you are looking at planning ahead, we often have instruction to offer properties up to three months in advance and we pride ourselves on being able to organise your move whatever the timescale.
| LETTING AND FULL MANAGEMENT SERVICE |
TENANT FINDING AND LETTING ONLY |
| RENTAL PRICE |
RENTAL PRICE |
| QUALITY MARKETING |
QUALITY MARKETING |
| REFERENCES |
REFERENCES |
| TENANCY AGREEMENT |
TENANCY AGREEMENT |
| INVENTORY |
INVENTORY |
| UTILITIES & COUNCIL TAX |
INSURANCE |
| DEPOSIT & PROTECTION SCHEME |
|
| RENT COLLECTION |
|
| INSPECTIONS |
|
| GAS SAFETY CERTIFICATE |
|
| ELECTRICAL SAFETY |
|
| INSURANCE |
|
Rental Price
We provide an up to date market price based on data from the immediate area on properties both To Let and Let. We endeavour to get the best price, in the best time frame with the least inconvenience. We continue to up-date these figures and will always advise if an increase in rent is required. It is better to have a property rented than on at an unrealistic price! Too high a rent may mean the property remains empty, too low a figure means that you may miss out on valuable income.
Quality Marketing
At EllisWinters we believe that quality marketing is the best way to attract quality tenants. Some of the techniques that we include in our strategy are:
- Regular newspaper advertising.
- Full colour property details including floor-plans, photographs and square footage measurements.
- Internet marketing through www.rightmove.co.uk
- Direct tenant mailing and calling.
- Distinctive “TO LET” boards.
- Attractive town centre window displays.
- Accompanied viewings for all properties
References
The key to a successful letting is to get quality tenants. Once a prospective tenant is found we will notify you and provide reference information to our independent credit referencing agent who will conduct the reference criteria. This includes:
- Credit checks
- Employment reference
- CCJ’s
- Past landlord references
Guarantor references (where required) A guarantor is a person who is legally responsible to pay the rent if the tenants fails to do so and to keep up the other tenants responsibilities.
Tenancy Agreement
We will provide an Assured Shorthold Tenancy Agreement for a period of six months, but there are occasions when a different agreement is required.
Inventory
At the beginning of a tenancy a detailed inventory and schedule of condition is prepared. This will be compared with the condition of the property when it is vacated. Any costs incurred for repairs at this stage will be deducted from the deposit with the agreement of the tenant. Arbitration is dealt with by DPS who hold the deposit.
The cost of the inventory is dependent on the size of the property.
Utilities & Council Tax
The new tenant is responsible for the utility bills from the start of their tenancy, we will ensure an easy transition from one tenant to the next by taking meter readings where appropriate, agree them with the tenant and forward them to the relevant company. Tenants are legally obliged to register for council tax. If an unfurnished property remains empty there is no council tax to pay for the first six months. If it is furnished and empty 50% of the council tax has to be paid by the landlord.
Deposit & Tenancy Deposit Protection Scheme
At the beginning of each new tenancy the tenant provides a security deposit. This is returned to them within 4 weeks of vacating if the property is returned in a similar condition to when then went in. Tenancy deposit law was introduced on 6th April 2007 to give more protection to tenants by preventing landlords and letting agents from unfairly withholding a tenants deposit. All deposits are held in a scheme until both landlord and tenant are in agreement. Any dispute is mediated by the scheme administrator.
Rent Collection
We collect monthly rents via a standing order from which we deduct our fee and any maintenance or repair cost, this money is then transferred via the banking system into the landlords account and a monthly statement sent out.
Inspections
It is always a concern that your investment is being looked after. We carry out quarterly inspections to ensure the tenants are complying with the terms of the lease and a report is sent to you. If there are any problems or maintenance issues these will be flagged up and dealt with.
We will make the necessary arrangements for the work to be carried out and the cost is usually deducted from the rental income.
Gas Safety
Under the terms of the “Gas safety (installation and use) regulations 1994” every rented property that has any gas appliances must ensure that they are safe prior to a letting. This must be carried out, on an annual basis, by a corgi registered engineer who has the necessary NACS certification. We will arrange for an engineer to carry out this inspection and provide a safety certificate which will be held by us and which must be made available for inspection.
Electrical Safety
All electrical appliances including lights and sockets must be in a safe working condition but there are no regulation insisting these are inspected by a qualified engineer.
Insurance
We would recommend and encourage all landlords to take out an insurance policy to cover the property should anything untoward happen. We can provide a quote that covers:- rent protection should the tenant not pay, legal cover for the cost incurred in evicting a tenant, building and contents insurance and emergency repair cover. Peace of mind is not as expensive as you would think.
OTHER TERMS & CONDITIONS
Commisions & Interest
Where EllisWinters arrange any external services or insurance cover we may earn commission. Money held by EllisWinters will be held in a client account and any interest applied to such monies will remain the exclusive property of EllisWinters Ltd and the landlord agrees to forgo any rights to the interest to which they may be entitled.
Tenant's Infringements
Should tenants fall behind with the rent we will automatically adopt our arrears procedure and if we become aware of any other breaches of the Tenancy Agreement you will be informed accordingly. If it becomes necessary to take legal action you will be responsible for instructing your solicitor and for any fees arising. If we are required to attend court on your behalf there will be a charge of £125 + VAT per day or part of.
Repairs
We will notify the Landlord if repairs are required and will prepare estimates as necessary. Any costs agreed will be deduced from the rent monies before forwarding to the landlord. We are more than happy to use the landlords contractors, however in the case of an emergency we reserve the right to instruct our own contractor.
Tax
We will send out an annual statement of all transactions made with EllisWinters. This will help with your annual tax return.
The self assessment system applies to all tax payers whether a UK or Overseas resident. Landlords residing abroad may apply to the inland revenue for an approval number which authorizes EllisWinters to pay rent without the reduction of tax. However where no approval number is available we are legally bound to deduct tax at the basic rate.
Landlords residing in the Uk are responsible for their own tax affairs.
Requirements & Formalities
If you have a mortgage you must obtain written consent from your mortgage lender. If the property is leasehold your lease may require you to obtain written consent from your landlord prior to sub-letting.
At our discretion we will erect a “To Let/ Let board unless otherwise stated.
It is essential that you notify your insurance company of your intention to let so that they can advise you of any additional cover that may be necessary.
Houses in Multiple Occupation (HMO’s) & Housing Health & Safety Rating System (HHSRS)
The above regulations came into force on 6th April 2006 and will classify a property as an HOM requiring mandatory licensing where it is part of a building which is 3 or more storeys and is occupied by 5 or more people who form 2 or more households sharing basic amenities.
The legislation is complex and individual authorities have the power to set prescribed licensing in addition to the mandatory licensing as set out in the act. The penalties associated with not have applied for a license could attract a fine of up to £20,000, therefore we would strongly recommend, if you believe your property is an HMO, you contact the local authority to register.
EllisWinters require all landlords to sign their own Tenancy Agreement. It is important we are given clear instructions regarding the length of time the property will be available for letting and that we have a registered contact address, telephone numbers and email address in order that the document may be forwarded for signature, prior to any tenancy. Any subsequent changes of address or banking details must be confirmed in writing.
Water Act 2003
This allows tenants renting a property for longer than 6 months to apply for a water meter without permission from the landlord.
Empty Properties
Our service does not include the supervision of an empty property whether it is empty prior to a tenant taking occupation, between tenancies or after a tenant has vacated.
It is essential that you notify your insurance company of your intention to leave your property empty. They will advise you of any additional cover that may be required.
Advance Payment
Should a tenant pay the whole rent in advance our fees will be deducted in full at the outset of the tenancy.
For more information please contact us.