How To Sell Your Property To A Property Agent

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1 Premier Make your next move with us... Information for Landlords

2 Welcome! As Worcestershire s leading lettings and property management agency we believe in working closely with our landlords to offer support and professional advice. This allows you to make the most of your investment safe in the knowledge that every last detail is being taken care of. Based in Worcestershire, we are an award-winning lettings agency and property management specialist. With landlords and tenants spread across the county and beyond, we help match people to quality residential properties and assist landlords in managing their portfolios, large or small. Well done a stunning success with only a 2 week unoccupied period at the property. Regards and thanks to all the team for a successful management of my property. Roger Heffer Landlord I would like to thank you and your team at Premier - You guys are stars and have been extraordinarily helpful and professional and I would not hesitate to recommend you. Nick McHugh Tenant Our specialist team have a reputation for providing first-class customer service, advice and support to both landlords and tenants seven days a week. I would like to say that over the last 8 years, Premier have been a wonderful company to work with. I ve always had timely updates / reports and no matter what the issue, you have all helped any questions I had get answered in a timely manner. I d like to say a big thank you to you and all the team. Andy Haywood Landlord We have thoroughly enjoyed living here and having your company as property agents. We would definitely, and do, recommend your company to everyone! Sarah Shellard Tenant 2

3 What we offer landlords from start to finish Premier Tel How we market and let your property Investment advice prior to purchasing your property A free market appraisal including rental value, how to give your property kerb-appeal and an overview of all legal considerations A variety of property service options that will suit your needs Property details, particulars and photographs prepared for potential tenants showcased in the window of our Foregate Street branch and on the Premier website An extended range of marketing channels for your property, including: your property appearing on UK property portals and our specialist team calling and ing potential tenants from our extensive database A flexible seven-day viewing calendar for prospective tenants and taxi service to all viewings. All viewings are led by a member of our negotiation team and can be booked through our booking portal 24 hours a day Regular communications and weekly updates on our tenant search All references, credit checks and necessary tenancy agreements completed and drafted by our experienced team and after all that you have property successfully let to a happy tenant! How we manage your property It s one thing for us to successfully place a tenant into your property but something else to professionally manage your property and all the necessary details. What we d do for you: Register deposit with the Deposit Protection Service (further information at Arrange a detailed inventory of your property and furnishings Carry out move in and check in appointment to ensure all paperwork signed as required Organise monthly rental collections with quick payments made to landlords, on a daily basis Regular visits to your property to check condition Comprehensive maintenance reports for works or repairs required Regular contact with tenants Understanding the tenants intentions 2 months prior to the end of the rental agreement with rapid communications and remarketing if a tenant is looking to move Tenancy Agreement renewals rental review in line with the market rate if tenants wish to continue at property Closing report and processing deposit returns 3

4 Service types Managed We will ensure your investment is let and managed effectively including all of our high standard, professional in-house services. Let only As well as securing a let we will also conduct in house referencing and tenancy agreements. Viewings and secure let In house referencing Tenancy agreements Arrange inventory Tenant Check in appointment Viewings and secure let In house referencing Tenancy agreements Collection of deposit and first month rent Deposit registration Rent collection Regular inspections Manage maintenance Issue S21 notice Renewal of tenancy Closing report 4 Deposit return

5 Presenting your property Premier Tel We recommend presenting your property in neutral colours and arranging professional cleaning prior to your tenants moving in. Most potential tenants request the following items so we advise you to provide these with your property; Cooker (mandatory requirement) Washing machine Curtains / blinds Light fittings / shades As part of our Managed service throughout the tenancy we will recommend any works required to ensure your property is kept to a good standard ongoing, this helps minimise void periods between tenancies. After each tenancy, we recommend a full professional clean to ensure all areas are to a good standard for your new tenants and set the expectations of how the property is to be kept and returned. Our team can arrange any cleaning, decorating and general maintenance required. For bespoke advice on how best to present your property to appeal to your target market please arrange an appointment for us to meet you at your property. Call

6 Registering the deposit and inventory Why is an inventory required? Quite simply, a professionally produced inventory and schedule of condition will protect landlords from any unwarranted disputes at the end of a tenancy. An inventory is more than simply a list of items within a property. A proper inventory will include: A schedule of condition for the property A list of fixtures and fittings A comprehensive list of all contents Photographs Not having a sufficient or even worse, no inventory, will potentially hand landlords many difficulties in proving the state of a property at the beginning of a tenancy leaving them unable to provide evidence of damage as part of any claim. Drafting an inventory should be done by a fully qualified property expert as its importance is paramount legally and when it comes to any potential dispute. Premier work in partnership with a fullyregistered, insured and highly-respected inventory provider to ensure all of our landlords receive a quality service we know we can trust. The service includes: An opening inventory Closing inspection and report Detailed reports And recommendations on remedial works Tenancy Deposit Protection All landlords and agents who are given a deposit from a tenant to occupy a property in England and Wales under a Shorthold Tenancy Agreement must protect that deposit with an authorised Government tenancy deposit protection scheme commonly referred to as a TDP. These schemes are in place to ensure tenants receive their deposits back when they are entitled. There are two types of TDP scheme: 1 Custodial scheme: This scheme involves a landlord or agent passing the deposit to the administrators of the scheme who will hold the money until agreed rental period ends. 2 Insurance-based scheme: The second scheme is where the landlord or agent holds the deposit with a protection fee paid to the scheme on behalf of the tenant. If a dispute arises the landlord or agent must record the disputed amount with the scheme until the matter is resolved. We are here to advise you on the best approach for you and will happily take care of all registration and administrative work on your behalf. Those going with our let only service will be required to provide their ID registration number. 6

7 Premier We can take care of your Tel property legal requirements Our team can arrange for the relevant tests to be carried out on your behalf. Gas safety legislation Legally, all landlords must hold a Gas Safety Certificate which is issued by a registered engineer. The certificate should cover all gas appliances within the property and be re-issued on an annual basis. Electrical Safety Certificates & PAT We always recommend that landlords possess an Electrical Safety Certificate for their property. This ensures that all equipment is tested and safe before a tenant takes the keys. If including smaller electrical equipment a Portable Appliance Test (PAT) is required. Furniture Landlords must also comply with strict fire legislation when it comes to all upholstered furniture within their property. Each piece of furniture must carry a permanent label providing confirmation that the item complies with legal fire and safety rules. Items such as carpets and curtains don t fall under the requirements. Energy Performance Certification (EPCs) EPCs aim to improve the energy efficiency of all residential buildings and allow tenants to review the energy efficiency of their rented accommodation. The certificate is valid for 10 years and is awarded by accredited energy assessors who also provide recommendations for improving the efficiency of the property. Fines can be handed out by the authorities if a property is advertised without an EPC. Insurance All landlords must ensure that before a property is let that adequate Landlord s Insurance is in place to cover both the building and its contents some also prefer the peace-of-mind that comes with rent and legal expenses cover. We are happy to advise on all the options and it is a condition of our Standard Tenancy Agreement that all tenants take insurance to cover accidental damage. Permission to rent It is normal for your mortgage lender to give permission in the form of a consent to let document before your property can be let out. Failure to obtain this agreement will see a breach of the mortgage agreement and you could be charged a penalty. Non-resident landlords The legislation regulating Non-Resident Landlords (those who live outside the UK) and their agents differs significantly from landlords residing within the UK. If we manage your property, and we are in receipt of rental payments as your agent, we have a statutory obligation to deduct the basic rate tax on the net income and make quarterly payments to HM Revenue & Customs (HMRC). However, there is an option to apply to HMRC to self-assess your own tax. If you are a let only landlord then it is the responsibility of the tenant to deduct tax from the rent payable and ensure this is paid to HMRC. 7

8 Your questions answered... What is a House in Multiple Occupation (HMO)? HMO status, part of the Housing Act 2004, brings with it a distinctive set of legal duties for landlords. But what is HMO? To help you, it is defined as: An entire house or flat which is let to three or more tenants who form two or more households and who share a kitchen, bathroom or toilet A house which has been converted entirely into bedsits or other non-self-contained accommodation and which is let to three or more tenants who form two or more households and who share kitchen, bathroom or toilet facilities A converted house which contains one or more flats which are not wholly self-contained i.e. the flat does not contain within it a kitchen, bathroom and toilet, and which is occupied by three or more tenants who form two or more households A building which is converted entirely into self-contained flats if the conversion did not meet the standards of the 1991 Building Regulations and more than one-third of the flats are let on short-term tenancies In order to be classed as a HMO, the property must be used as the tenants only, or main residence. Properties let to students will be treated as their only, or main residence, and the same will apply to properties which are used as domestic refuges. If you require confirmation on whether your property is a HMO please contact the Private Accommodation Standards Team on or housing@worcester.gov.uk Further information and requirements can be found at Refurbishing or renovating your property? Amaxmo Renovations Ltd. Specialise in the refurbishment and HMO conversion of residential properties within Worcestershire and surrounding areas at a Fixed Price. Working closely with Landlords and Investors to ensure your property is at the right standard for your target market and to minimise your ongoing costs. Before After Please contact Alden Taylor to discuss your requirements quoting Premier on or alden@amaxmo-renovations.co.uk 8

9 Your questions answered... Premier Tel How long will it take to rent out my property? We can never guarantee how long a property will take to attract a suitable tenant but what we can say is that we have an exceptional team, backed by a tried and tested marketing approach, who will ensure your property stands out to a wide audience. When we advertise your property we send instant SMS messages and alerts to our list of interested applicants. This ensures that every suitable applicant is alerted immediately to the availability of your property. All of our properties also promoted extensively online and in our branch window. How long will it take for my property to be advertised? Our team is flexible and can normally undertake a day time or evening valuation within 24 hours. During the valuation we will take photographs which will then be swiftly uploaded to our system alongside a detailed property description. So often within 48 hours your property is up in lights. What happens if my tenants move in and stop paying their rent? This is a rare occurrence but can be avoided by us carrying out an in-depth referencing process which includes employment records, credit checks and previous landlord references. This minimises the risk but if the tenant did default on the rent, as part of our service we offer landlords rent chasing, tenant letters, SMS messages and property visits. What happens if my tenants cause damage to the property? If you appoint us to manage your property we will make regular visits to ensure it is being taken care of. This also includes a full report on the condition of the property so you are aware of any issues. Landlords must allow for general wear and tear but if remedial works are required as a result of negligence we will arrange for this work to take place and deduct costs from the deposit when the tenant vacates. 9

10 Have we got news for you! 10

11 Premier A few reasons why we Tel should be your next call: We boast the largest potential tenant database in Worcestershire alongside cutting-edge marketing We have dedicated specialists for each phase or area of the letting process this includes student and HMO specialists Regular property tax and quarterly inspection reports Excellent service rates for electrical and gas safety certificate testing Taxi service to viewings Prominent city centre office location It s easy access to us via telephone, and through the special landlord portal on our website Regular industry news updates and professional market commentaries from us and other property experts and over 800 satisfied clients Viewings seven days a week with late night weekday viewing options

12 Premier Premier House 31 Foregate Street Worcester WR1 1EE Tel