Property to Let?

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If you have a property to let our service offers you inexpensive fee options and an alternative to the High Street agent with the same if not better marketing and the comfort that if your tenant falls into arrears in the first 12 months that eviction through the proper channels will be taken care of at NO Extra Cost* !

• Extensive marketing for your property to let
• Transparent fees
• Cost free tenant eviction following rent arrears*
• Nationwide coverage
• Your property to let will get maximum exposure advertising on Rightmove, Zoopla, Findaproperty and many more websites

It’s easy! and we’re here to guide you through every step of the way- Just give us a call if you get stuck or would like some advice.

We have over twenty years experience in lettings and have ARLA trained advisors on hand.

Here’s how it works:

• Step 1
  Upload your property to let details, measurements, photos, floor plans and EPC to us - if you don’t have any of these we can help! We will then prepare details from these for our own website and upload them to the UK’s top property websites to include Rightmove, Findaproperty, Zoopla and a whole host of others
• Step 2
  We’ll contact you either by e-mail or phone with prospective tenants wishing to view your property to let for you to arrange viewings.
• Step 3
  You’ve found a tenant for your property to let! We’ll arrange the referencing for you through Homelet and pass the results to you.

Now you have Options:

• You can take over from here – draw up your own tenancy agreement, arrange for an inventory etc. and that’s the end of our tenant find service

Or:

• We can enhance our service by Drawing up the tenancy agreement, arranging an EPC, Gas and electric checks, (if appropriate) and inventory.

Now you have Choices:

• Manage and collect rents yourself
• Take the hassle away and pass the management and collection of rents over to our partnered management company for it to be professionally managed.

You can add any of these Options or Choices at a later stage.

*only applies to employed tenants that have passed the Homelet Optimum referencing and who enter into an Assured shorthold tenancy (AST), paying at least one months rent in advance and a deposit equivalent to at least one months rent by cleared funds. Any conditions on the referencing report must have been met

Lets get started:

Or why not sit back and take our Complete service where we at Letsmoveyou will:

• Visit your property to let to take details, floorplans, photos and carry out the EPC
• Prepare details for our own website and upload them to the UK’s top property websites to include Rightmove, Findaproperty, Zoopla and a whole host of others
• Rightmove premium listing upgrade
• Supply a Property To Let board
• Arrange the viewings between yourself and the prospective tenants
• Negotiate offers
• Reference the tenants
• Draw up the tenancy agreement
• Arrange move in times with yourself and the tenants

All for a single fee!

Property to Let Landlords

Deposit protection schemes

It is a requirement that Landlords must protect their tenants’ deposits using a Tenancy deposit protection (TDP) scheme if their property to let is on an assured shorthold tenancy (AST) which started after 6 April 2007. TDP schemes guarantee that tenants will get their deposits back at the end of the tenancy, if they meet the terms of the tenancy agreement and do not damage the property to let.

Types of scheme

There are two types of TDP schemes — custodial and insurance-based. Any landlord can use the custodial scheme but there are some restrictions on who can use the insurance—based schemes.

Custodial scheme — No fees

The Deposit Protection Service (DPS) provides the only custodial TDP scheme.

Under this scheme the Deposit Protection Service holds the deposit money in a bank account. When the tenancy ends, it releases the deposit to the person who is entitled to it. If you are a landlord based overseas, you must use the custodial DPS scheme, unless you employ a UK—registered letting agent to manage your tenancy. If you use DPS for tenants using a rent deposit scheme (for example, a council pays the deposit) and your tenant leaves, you can agree with the council or third party to keep the deposit in place for the next tenant.

The Deposit Protection Service (DPS)

Insurance-based schemes — Fees payable for membership and insurance premiums

Under insurance—based schemes, the landlord of the property to let or the landlord’s agent holds the tenant’s deposit and pays a fee to insure it (against the landlord illegally keeping the deposit). If the landlord of the property to let doesn’t pay the tenant the amount they are owed at the end of the tenancy, the insurer will pay the tenant and try to get the money back from the landlord. If your tenants’ deposits are paid in installments as part of a rent deposit scheme, you must use an insurance—based TDP scheme. The only two insurance—based providers are:

MyDeposits

Tenancy Deposit Scheme (TDS)

If you haven’t already joined a scheme you will need to do so, preferably before you enter into a tenancy agreement.

Further information is available from www.direct.gov.uk.

Some important facts you need to know as a landlord

Mortgages for your property to let:

Where your property to let is subject to a mortgage permission is normally required from the mortgages to sub—let the property. We strongly recommend that you obtain your mortgages permission in principle at the earliest date rather than applying for this when a tenant is found.

Insurance for your property to let:

You should make certain that your property to let and contents are adequately insured and that your policy covers the property to let and contents whilst the property is let and also that any void periods are covered when the property may be vacant. You should also ensure that your insurance policy covers you for Public and Landlords Liability insurance.

Inventories/ Check—in/Check—out for your property to let.

It can’t be emphasised enough that this is a very important part of the letting process and is essential to avoid disputes at the end of the tenancy. An inventory provides an accurate written and often photographic record of the condition and contents of a property at the beginning of a tenancy. At the Check in an inventory Clerk inspects the property to let with the tenants, compares it to the inventory any variations are then noted and the tenant signs to confirm acceptance of it. At the end of the tenancy a Check—out inspection is carried out. Notes are made on the master inventory of any variations since the Check—in and if the tenant is present they will sign to confirm acceptance. This is the basis for any claims that may arise.

Leasehold Properties (usually applies to flats)

If you are a Leasee you must make certain of the following points.

• 1 That the intended letting is permitted by your Lease and management Company.
• 2 That the tenancy is for a period expiring prior to the termination of your Lease.
• 3 Any covenants in the Lease are supplied for inclusion in the tenancy agreement since any tenant breaking these whether knowingly or unknowingly could lead to action being taken against you and in extreme cases forfeiture of the Lease.
• 4 That you notify the Management company of the letting and complete any application forms with them.

Fire and Furnishings (Fire) Safety (Amended) Regulations 1993 for your property to let:

These regulations are aimed to improve safety by requiring that all furniture and furnishings in rented accommodation pass the Cigarette Test. This applies to all new lets. Furniture and furnishings that have to comply are those which are upholstered, have loose fittings, permanent or loose covers and include beds, mattresses, pillows, settees, armchairs, scatter cushions, bean bags etc., This is by no means an exhaustive list. Furniture and furnishings which comply will have labels to that effect sewn into them.

The offence for non compliance carries a punishment of six months imprisonment or a fine or what is known as Level 5 maximum currently £5,000 or both.

The Gas Safety (Installation & Use) Regulations 1994 as amended 1996 and 1998 for your property to let

These regulations cover any appliance designed for use by a consumer of gas whether it be by mains, propane or calor gas for heating, cooking or other purposes for which gas can be used. The regulations make it clear that a landlord is responsible to ensure that any gas appliance or installation pipe work installed in a property (or part of a property) should be maintained in a safe condition so as to prevent risk of injury to any person. In order to comply with this appliances and pipe work must be checked at intervals of not less than twelve months and records kept of dates of inspection, defects identified and any remedial action taken. Copies of these records must be given to the tenant within 28 days of the check and also be held by the landlord for a minimum of 2 years. Inspection should only be carried out by the Health and Safety Executive. The most common of these being Gas Safe Registered tradesmen. It is a criminal offence if annual inspections and any necessary repairs or maintenance are not carried out and if pursued through the High Courts punishment could be issued as an unlimited fine and if there is a direct breach of a Notice served by the Health and Safety Executive punishment could be up to two years imprisonment or an unlimited fine or both.

We would recommend at the time of the annual inspections that appliances are also serviced.

Electrical Safety for your property to let

You should have a clear understanding of your responsibilities in relation to electrical installations and appliances and the duties and responsibilities placed on a landlord by the following Regulations:

• Landlord and Tenant Act 1985.
• Consumer Protection Act 1987.
• Electrical Equipment (Safety) Regulations 1994.
• Building Regulations Part P.
• The Management of Houses in Multiple Occupation (England) Regulations 2006.
• The Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007.
• This legislation places obligations on landlords to ensure that the fixed installation and all electrical appliances supplied by the landlord are safe.

Landlord and Tenant Act 1985 (as amended) for your property to let

Section 11 of the Landlord and Tenant Act 1985 (which replaced S.32 of the Housing Act 1961) is a statutory implied term that the landlord shall keep in repair:

• the structure and exterior of the property to let
• the installations for the supply of water, gas, electricity and sanitation of the property to let
• the installations for the supply of space heating and water heating of the property to let
• the communal areas and installations associated with the property to let (S.11 as amended by S.116 of the Housing Act 1988)

Consumer Protection Act 1987 and Electrical Equipment (Safety) Regulations 1994

As it stands, unlike gas regulations, there is no law that says you must have a landlord electrical safety certificate. However, landlords are obligated to ensure that all electrical appliances and fittings within the property are safe and in good working order. Failure to comply with the Electrical Equipment (Safety) Regulations 1994 and The Consumer Protection Act 1987 is a criminal offence and may result in:

• your property insurance being invalidated
• a fine of £5,000 per item for not complying
• six months’ imprisonment
• the tenant also suing you for civil damages
• possible manslaughter charges in the event of deaths.

These regulations are enforced by the health and safety executive. To avoid legal penalisation, it is advisable for landlords to have periodic checks carried out by a qualified electrician.

Here are a few safety measures landlords can take themselves for their property to let:

• Keep supplied appliances to a minimum.
• Ensure that all fuses are of the correct type and rating.
• Make sure appliances supplied are complete and in working order — keep purchase receipts.
• Ensure that flexes are in good order and properly attached to appliances and plugs.
• Ensure that earth tags are in place.
• Make a note of all fuse ratings on the inventory.
• Ensure that plugs are of an approved type with sleeved live and neutral pins.
• Ensure that plugs and sockets conform to BS1363 or BS1363/A for heavy duty uses.
• Pay particular attention to second hand equipment — always have these items checked.
• Ensure that operating instructions and safety warning notices are supplied with the appliances.
• Make sure that tenants know the location of and have access to the main consumer unit, fuses and isolator switch.

Building Regulations Part P

Part P of the Building Regulations for England and Wales was introduced by the government in January 2005, with an aim of reducing the number of accidents in the home related to faulty electrical installations. It is now a legal requirement for electricians, kitchen, bathroom and gas installers and all other trades or individuals involved in carrying out domestic electrical installation work to comply with Building Regulations. Most electrical installations carried out in a property are now notifiable: in other words the local authority building control must be notified prior to the work being carried out. The exception is if it is carried out, inspected and certified by a person registered with a government—authorised competent person scheme such as NICEIC or NAPIT. Failure to comply with Part P is a criminal offence and local authorities have the power to require the removal or alteration of work that does not comply with the regulations.

The Management of Houses in Multiple Occupation (England) Regulations and The Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007

Under these the manager must:

• (a) ensure that every fixed electrical installation is inspected and tested at intervals not exceeding five years by a person qualified to undertake such inspection and testing
• (b) obtain a certificate from the person conducting that test, specifying the results of the test; and
• (c) supply that certificate to the local housing authority within seven days of receiving a request in writing for it from that authority.

The manager must not unreasonably cause the gas or electricity supply that is used by any occupier within the HMO to be interrupted.

The information relating to these regulations is not an authoritative statement of the law. If you need any further information it is available direct from the appropriate body

Inland Revenue Obligations for your property to let

Under section 19 of the Taxes Management act 1970 we may be required to inform the Inland Revenue annually with details of all Landlords for whom we have collected monies giving them details of the amounts collected.

Overseas Landlords

With effect from the 6th April 1996 the Inland Revenue brought into effect new regulations for non resident landlords. This is known as the Non Resident Landlord Scheme (NRL). The scheme is for taxing the U.K rental income of non resident landlords. It applies to rent and other income of a UK rental business paid on or after the 6th April 1996. It replaces earlier arrangements which applied to UK rental income paid before the 6th April 1996.

Under the NRL we as letting agents have to operate the scheme and must account to the Inland Revenue for tax each quarter, that is for each three month period ending 30th June, 30th September, 31st December and 31st March. Tax is calculated at the standard rate of the gross rental income less any deductible expenses paid. In order for us to be in funds to meet this obligation standard rate tax will be deducted on a monthly basis and then paid to the Inland Revenue as required.

As a non—resident landlord you can apply for approval to receive rental income with no tax deducted, forms and further details are available from www.hmrc.gov.uk/.

Deposits for your property to let

If you are taking a deposit you must lodge or register it with one of the deposit schemes this usually has to be within 10 days of taking it but may vary depending on the scheme. If you fail to do so the Tenant can take legal action against you in the County Court. The Court will make an order stating that you must pay the Deposit back to the Tenant or lodge it with the custodial scheme which is known as the Deposit Protection Scheme. In addition a further order will be made requiring you to pay compensation to the Tenant of an amount equal to three times the Deposit. You will be unable to serve a Section 21 Notice on your Tenant until compliance with the above conditions and the Court will not grant you a possession order. We can not accept any liability for any loss suffered if you fail to comply.

thedisputeservice.co.uk

mydeposits.co.uk

depositprotection.com

Energy Performance Certificates (EPC’s)for your property to let

With effect from 1st October 2008 all rented properties with a new tenancy in England and Wales will be required by law to have an EPC. The EPC will remain valid for ten years. The fine for non compliance is £200.

Smoke Detectors for your property to let

Properties built after 1992, will have automatically been fitted with smoke detectors wired into their electrical circuits. They will in addition have a battery fitted. The smoke detector should be cleaned at least annually and the battery back up changed as necessary. There is no obligation for properties built prior to 1992 to be fitted with smoke detectors. (However Landlords offering a property to three or more tenants should seek advice from their Local Authority Environmental Health Department to the more stringent fire safety equipment required in these cases)

Incorrect Information

The Landlord warrants that all the information he has provided to the Letsmoveyou Ltd is correct to the best of his knowledge and belief. In the event that the Landlord provides incorrect information to Letsmoveyou Ltd which causes Letsmoveyou Ltd to suffer loss or causes legal proceedings to be taken the landlord agrees to reimburse and compensate Letsmoveyou Ltd for all losses suffered.