"How do I know that the tenants will be suitable?"

One of the principle functions of a managing agent is the identification and referencing of a quality tenant. We will extensively market your property using both advertising and direct contact with a wide range of 'blue-chip' companies and relocation organisations. Our aim is to secure the right tenant at the right rent in the shortest possible time.

Referencing

On your behalf we will take references on every individual tenant who is to be named in the tenancy agreement which will normally mean everyone over 18 intending to reside in the properly. This process will include full referencing and, providing they can be obtained, various financial references such as current and previous employment references current lender or previous Landlord reference and a bankers reference. To further strengthen your position we may decide to also take a Guarantor to back up the tenants ability to meet their commitments to you.

"How do I know that the tenants will look after my property?"

We regularly inspect the property during the tenancy and provide a written report to you. These inspections are usually carried out quarterly but, if required more frequent visits can be arranged. From our extensive experience we know that if the tenant understands that the property and their tenancy of it is being closely monitored they are more likely to maintain high standard of care in that property.

The tenancy agreements makes reference to the fact that we have the right to visit the property at times acceptable to the tenant, provided that reasonable notice has been given. If you want to visit the property yourself during the tenancy we would make the necessary arrangements but again the tenant is entitled to prior notice.

"What if there is any damage?"

On taking occupancy the tenant lodges a dilapidation bond equivalent to four to six week's rent. This bond is held in a secure client account throughout the tenancy by Stauntons Property Agents, as agent for the landlord as provision against anything above what might reasonably be considered fair wear and tear allowing for the length of the tenancy.

When tenants are checked out of a property an assessment is made, by comparison against the original inventory, of any redecoration or minor repairs which cannot reasonably be accepted as a fair wear and tear. We will negotiate and agree with the tenant the amount that will he withheld, obtain estimates by way of confirmation and the net deposit then remaining will usually be released to the tenant. We will then arrange for any necessary work to be carried out prior to installing the next tenant.

"What about Repairs and Maintenance?"

Repairs are of course necessary to each and every property throughout the length of the tenancy and Landlords must be prepared for this eventuality plus of course repair and/or replacement of major electrical items such as cookers washing machines and refrigerators as they age.

We will make arrangements, on your behalf, with our local contractors or contractors of your choice to carry out any such necessary works.

We will agree in advance the level of responsibility you wish us to have in arranging repairs and replacements and then proceed accordingly, without further reference to you or as discussed and agreed. Some landlords are prepared to accept responsibility themselves for such matters once they have been reported to them by us and this is perfectly acceptable to us.

Where there is am emergency repair, such as a burst pipe or a gas leak, there are different legal obligations on all parties and we may well need to instruct on the work immediately to prevent any further damage to the property or heath and safety risk to the tenants. In such circumstances we may need to act first and then report to you, and common sense has much to do with such decisions.

However, it is also made clear to tenants that only in the most extreme of circumstances should they consider instructing their own contractor and that should they do so they may be liable themselves for the full costs. Major repairs will, of course, be discussed with your first, estimates obtained for your approval and the subsequent works supervised by us and reported to you as necessary.

"What about the Garden?"

Before the Tenant moves into the Property, arrangement should be made for the garden to be in good order. We can make agreements on your behalf for a gardening contractor to carry on any necessary work.

Tenants are generally responsible for the upkeep of the garden and you should provide sufficient gardening tools and a mower for their use, items which will be included in the Inventory. Alternatively you may wish us to arrange for a regular gardener during the tenancy and reflect this cost in the rental charged.

Renewals

About three months prior to the end of the tenancy we will contact you to discuss your further instructions. We will then take the appropriate action with the tenant to renew their tenancy or schedule their check-out. The Property will be re-marketed if the incumbent tenants are not renewing.

Standards for Rented Dwellings

There are now some obligations placed upon Landlords to ensure that all rented property is in a safe and habitable condition. Since 1st January 1994 the Housing (Standards for Rented Houses) Regulations 1993 have imposed on Landlords a statutory duty to ensure that any rented dwelling, a definition which includes houses, flats and apartments, must comply with certain minimum standards.

The Landlord is not responsible for anything a tenant is entitled to remove or for repairing glass breakages in windows in any part of a building of which a tenant has exclusive use.

We have reproduced the various provisions in the column opposite. Further advice on this issue is outlined in one of our Landlord fact-sheets, readily available on request.

Gas and Electrical Safety

The landlord is clearly responsible for maintaining installations for the supply of electricity or gas in good repair and safe working order. We are happy to arrange for any electrical or gas inspections to be carried out on your behalf for your peace of mind.

Smoke Detectors

There is currently no specific law which requires smoke detectors to be fitted, even in new properties. Although older properties are also exempt from any specific requirement we strongly recommend that smoke detectors be installed on each floor in all rental properties.

Furniture and Soft Furnishings and Fire Safety

Landlords may  care to satisfy themselves that their furnishings are as safe as they would wish, and we will be happy to advise on this issue. Generally, most furniture purchased from reputable suppliers after March 1990 should comply with the regulations and will be so labelled.
Further advice on this important issue is outlined in one of our Landlord fact-sheets which is available on request.

Flats and Houses Multiple Dwellings

If the tenant is in a flat in a converted building containing two or more flats usually there must be one toilet and bath or shower for every two flats.

Landlords requirements the Housing (Standards for Rented Houses) Regulations 1993

• Ensure the house is in a proper state of structural repair i.e. it is sound with roof, floors, ceilings, walls and stairs in good repair
• Provide a sink with hot and cold water facilities in each dwelling 
• Provide toilet and bath/shower 
• Provide adequate means for heating, for installing cooking equipment and for storing food 
• Maintain the electrical and gas supplies in good and safe order 
• Provide proper ventilation and lighting to each room 
• Maintain common facilities for cooking, food storage, lighting and heating in good repair and safe working order 
• Maintain common sinks, toilets, baths/showers and other common areas in good repair and in a clean condition and with a secure handrail on any common stairway