Housing in Bromley Direct Let Scheme for landlords

Transcription

1 Housing in Bromley Direct Let Scheme for landlords

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3 Direct Let Scheme Could you let a property to a family in need? Are you a landlord with a vacant property in Bromley or the surrounding area? Would you like help to let it? Our Direct Let scheme puts landlords in contact with families in housing need and provides support to manage the tenancy. What do we need? Any size of property in good condition, but mainly studios and one-, two- or three-bedroom houses and flats. We ll also consider larger properties but there is generally less demand for these. We ll need the property for as long as possible but usually at least three to five years. 3

4 What s in it for you? We refer tenants to you free of charge. We draw up a tenancy agreement and a direct let contract. We offer support to help you to manage the tenancy for six months. We run landlord forums and training events about renting in the private sector. We can arrange for you to have free smoke detectors with a 10 year guarantee fitted by the London Fire Brigade. We provide access to grants and loans including help towards bringing empty properties back into use. We publish free newsletters giving landlords regular updates and items of interest on housing-related matters and services available. What happens first? You need to tell us: name and address of owner, landlord or letting agent contact numbers and address address and type of property number of rooms availability minimum term of tenancy agreement (usually 36 months) rent (please see the direct let rent guide on page 9). Important: To avoid delays, we need documents confirming you have all these things in place when we inspect the property: Gas safety certificate (issued by a CORGI-registered engineer). NICEIC electricity certificate (periodic inspection). Electric goods safety certificate. Central heating breakdown cover (3-star service contract) or name and details of a 24 hour service contract and Corgi registration number. Copy of the buildings insurance certificate. We also need your written confirmation that smoke alarms are fitted and working. 4

5 What happens next? One of our housing inspection officers will inspect your property (within five working days where possible). They will take photographs and write a report. We will inform you in writing of any problems they identify. You should let us know when these problems have been fixed so we can re-inspect. When your property is at the required standard and we have received all the documents and safety certificates, we will ask our housing department to nominate prospective tenants. We will give details of the property to the tenants and, if it looks suitable, ask them to contact you to arrange a viewing. We will explain the tenants responsibilities to them. If they get benefits or local housing allowance, we will arrange an appointment to ensure they claim as soon as possible. What if the tenants refuse the property? If the tenants we nominate do not want to accept the property, or if you decide they will not be suitable, we will do our best to identify another tenant as quickly as possible. We will keep you informed throughout. To avoid disappointing prospective tenants, please tell us if you are also considering letting the property privately. 3 5

6 What if the tenants get Housing Benefit? If the tenants are claiming Housing Benefit, we will ask the Rent Service to make an assessment of the rent, which is known as a pretenancy determination. The Rent Service is an independent organisation and we must abide by their assessment guideline. If the Rent Service says the rent is much higher than the Housing Benefit level, we may ask you as the landlord (or letting agent) to bring it into line with what the Rent Service says. If you decide that you will not accept the lower rent level and the tenants are on Housing Benefit, it would be better not to proceed, as they may not be able to pay the shortfall. This may cause you and the tenants financial difficulties in the future. If you and the tenants wish to proceed at the level of rent stated by the Rent Service, this is the amount that will be put on the tenancy agreement. How will I be paid my rent? The tenants will be responsible for paying the rent to the landlord/letting agent. If the property is in the Bromley borough, we will arrange a benefit appointment for the tenant. Once the tenants give all the information we need, the first payment should be sent to you in approximately four weeks. Rent will be payable by cheque, four weeks in arrears directly to you, unless you request otherwise. Local Housing Allowance If the property is outside the borough in an area that operates the local housing allowance (LHA) scheme, rent will normally be paid to the tenants. If the tenants contribute to the rent because they are working or claiming LHA, you will need to agree an acceptable arrangement between you and them, such as a standing order through the bank. A booklet explaining the LHA or Housing Benefit in more detail is available on request. 46

7 Direct let agreement If both you and the tenants are happy to proceed, we will draw up a tenancy agreement (between landlord and tenant) and a direct let agreement (between the Council, landlord and tenant). You will be asked to sign both and return them to us. We will explain the tenants responsibilities to them. If they get benefits or local housing allowance, we will arrange an appointment to ensure they claim as soon as possible. What support do you get? Six months of support You or your letting agent will continue to manage the property although we offer support to landlords and tenants for six months to see that they establish a good working relationship. Housing Benefit password In some cases, we can arrange for you and the tenants to agree a password for you to use when making enquiries about housing benefit payments. Repairs We expect you to respond to requests for repairs and to carry them out within a reasonable time. If you do not live locally, you should give both the Council and the tenants contact details of an authorised agent to carry out repairs on your behalf. The tenants must have direct access to services under your central heating breakdown cover, such as 24-hour call-out contact details. 5 7

8 Other information Inspections You must agree to carry out regular inspections with the tenants. You must agree with tenants that they will pay for any damage beyond normal wear and tear. Photos We recommend that you take photos of each area of the property and agree its condition with the tenants before they move in. Inventory You should draw up a written inventory of all items in the property and their condition at the start of the tenancy. This can prevent disputes later. Ideally the tenants should be present when you are preparing this and again at the end of the tenancy when it is checked. You may want to get the inventory and photos signed by the tenants and a witness. Safety and insurance You must arrange for all safety certificates and buildings insurance to be renewed before they run out. Responsibility for damage The Council cannot be held responsible for damage caused to the property by tenants. Temporary accommodation Occasionally a tenant may be placed in a direct let property temporarily. If so, the Council will give support to you and the tenants during this period. Once permanent accommodation is arranged, the tenants will not be able to give you the two months notice set out in the assured shorthold tenancy agreement. The tenant may be eligible to claim housing benefit for both properties for up to four weeks so you will not lose rent for this period. We encourage all landlords to carry out regular inspections of the property. 8

9 Direct let rent guide One bedroom (per calendar month) Two bedrooms Three bedrooms Rent levels for larger properties are available on request Note: We must follow information given to us by the Rent Services so these levels may vary What could go wrong We do not wish to disappoint anyone and will try to do our best to process your application as quickly as possible. However, sometimes we will not be able to proceed for such reasons as these: Housing association leasing If you want to let your property for three to five years and hand over management to a housing association, you can do this through: Notting Hill Housing Group Call Qayyum Rashid on or Kerry Power South London Family Housing Association Call Chetna Patel on or cpatel@slfha.org.uk Angela Bailey or abailey@slfha.org.uk The property does not meet the health and safety standards or building regulations. We have not received gas or electric safety certificates and gas central heating cover from you. You have made a private arrangement with the tenants and it would not be in the Council s best interest to proceed. 7 9

10 For further information please contact: Housing Initiatives Team London Borough of Bromley, Joseph Lancaster Hall, Stockwell Close, Bromley BR1 3UH Tel: / Fax: housing@bromley.gov.uk We promise to provide a professional service and to show landlords and tenants respect regardless of their disability, age, race, sex, sexual orientation, religion, language, asylum or refugee status, spent convictions, income, employment, or family status. 10

11 # OTHER LANGUAGE Your name Address Y Adult & Community Services FREEPOST MB 475 Civic Centre, Stockwell Close, Bromley BR1 3BR Direct Let Scheme for Landlords 03.06