C & D Property Services
specialise in letting residential property in North Cumbria/South
West Scotland
and are
able to provide
a personal service at a competitive rate.
We provide two types of service although these can
be tailored to suit your individual needs.
The “let only” service
includes:
- Inspecting the property and carrying out a rental appraisal
- Free local advertising
- Free internet entry
- Dealing with enquiries from prospective tenants
- Taking up References and financial checks on prospective
tenants
- Preparing Tenancy Agreements
- Collecting the first months rent and deposit and setting up a
standing order directly into your bank account for future rents
- Arrangement of Safety Inspections and Energy
Performance Certificate
- Holding of Deposit in Tenancy Deposit Scheme
(England only)
- Informing the Local Authority of the Tenancy
This service requires the landlord
to manage the property and monitor future rent collection. It reduces
letting costs and particularly
suits landlords who live close to the let property. For this service
we charge from £250 plus V.A.T.
In addition to the above
service we also carry out a full management service for which the
fee is £200 plus
V.A.T. and 10% of the rents collected plus V.A.T. In addition to the
above we:-
- Continue to monitor rent collection
- Inspect the property on a regular basis
- Prepare annual statements for accountancy purposes
- Organise maintenance and repairs
- Tenancy Renewals
- Final Inspection
We also offer Rent Indemnity Insurance, Buildings and
Contents Insurance cover through our Independent Insurance Agency, providing
landlords with the peace of mind to cover their investment together with
extra services covering market valuations and inventories.
GENERAL INFORMATION FOR LANDLORDS
Agreement
The form of agreement used for Residential Lettings is known as an “Assured
Shorthold Tenancy”. This type of tenancy allows you the right
to recover possession at the end of the tenancy provided the statutory
formalities have been complied with, also the tenant has the right
to stay in the property for the duration of the tenancy so is therefore
liable for the rent and any utility bills for that period. The agreement
will be signed by the tenant and will include obligations and commitments
of the landlord and the tenant. Occupation of your property should
not be allowed until references have been taken, a binding agreement
has been completed and all monies paid.
References
Prospective tenants will be asked to provide the addresses of referees
for us to confirm their ability to meet their rental commitment. These
will normally include a bank or building society, employer, previous
landlord or in some instances a solicitor, accountant or someone of
good standing. Our referencing procedure is very thorough and is done
as quickly as possible.
Insurances
You must inform your Insurance Company that you intend to lease your
property (Buildings and Contents where appropriate). C & D Property
Services will arrange for quotations from Specialist Insurers for policies
covering Buildings, Contents, Public Liability, Legal Expenses, and
Rent Protection etc. if you wish; and in signing this Agreement the
Landlord acknowledges that C & D Property Services may be entitled
to a share of Brokers’ Commission on the sale of an Insurance
Policy. Please provide a copy of your current Insurance Certificate.
Mortgages
If the property is mortgaged you must inform the Bank or Building Society
and Ourselves, so that their written permission to lease is obtained
and the correct forms for letting are used.
Deposits
Usually equal to a months rent. Must be paid on or before the tenancy
start date. As part of the Housing Act 2004 the Government is introducing
tenancy deposit protection for all assured shorthold tenancies (ASTs)
in England and Wales where a deposit is taken. From 6th April 2007,
all deposits paid under an AST have had to be protected within 14 days
of receipt by the landlord or agent. The legislation aims to ensure
that tenants who have paid a deposit to a landlord or letting agent
and are entitled to receive all or part of it back at the end of that
tenancy, actually get it. For all of our managed properties we use
the Deposit Protection Service (DPS) www.depositprotection.com
Energy Performance Certificates (EPCs)
From October 2008 (England) and January 2009 (Scotland) landlords offering
property for rent will be required by law to provide prospective tenants
with an Energy Performance Certificate for their property. These certificates
(EPCs) will have to be provided free either when (or before) any written
information about the property is provided to prospective tenants or
a viewing is conducted. Its use involves inspectors collecting standard
information on the type of property and construction, the property
dimensions including room sizes, types of windows, room and water heating
systems and controls, plus other details such as wall, loft and water
tank insulation. Agreed reference coefficients are then applied to
arrive at an energy rating. EPCs will be valid for ten years.
Tax
Rent is treated as part of your income for tax purposes. Your liability
to tax is net of expenses (fees and repairs). If you are out of the
country, we are legally responsible for reporting the rent to the Inland
Revenue and remitting the tax due. Under the “Taxation of Income
from Land (Non-Residents Regulations” 1995, Landlords can apply
to the Inland Revenue for exemption from this requirement. If your
application is accepted by the Revenue, C & D Property Services
will be able to pay your rent gross. Your written authority to pay
the tax due out of the rent is needed and you must confirm also that
you will immediately pay us the due amount of tax should we be out
of funds when the tax is due. You should take Accountant’s advice
regarding the tax implications of letting property and preferably your
property tax affairs should be handled by your Accountant, and not
by us.
The Fire and Furnishings (Fire) (Safety) (Amendments) Regulations 1993
The Fire and Soft Furnishings Regulations 1993 came into force on
1st March 1993. It is a legal requirement that all soft furnishings
must comply with the regulations and have a permanent label clearly
showing they are fire resistant. (Furniture prior to 1950 may be
exempt). If proof cannot be confirmed it will be necessary to have
the furniture removed – in any case.
Gas Safety (Installation and Use) Regulations 1998
It is the Landlord’s legal responsibility to comply with the
regulations, and gas appliances, installations, pipe work and flues
are to be maintained in a safe condition and be checked at intervals
or no more than twelve months by a Gas Safe registered engineer. (This
includes Liquefied Gas and portable appliances). A copy of the report
must be given to the tenants within 28 days of the check – Landlords/Agents
copies should be kept for two years and new tenants moving in during
the 12 month validity of the check must also be given a copy before
they move in. Please note that Service Contracts may not cover the
requirements of the Regulations so please check with the service provider.
We recommend that all properties are supplied with at least one carbon
monoxide detector.
If defects are found it is an offence using the appliance and it must
be repaired or replaced.
The Electrical Equipment (Safety) Regulations 1994
These came into force in January 1995 and it is a legal requirement
that all appliances and the mains wiring, sockets and lighting are
tested. It is recommended that only Electricians recognised by the
NICEIC are used and those employed by the statutory Electricity Companies.
Appliances should be tested annually. The mains wiring sockets and
lighting should be tested every 5 years. If it fails the test the appliance
or wiring should be repaired or replaced immediately.
