A Guide to Letting Your Property

In the case of empty properties, James Du Pavey will accompany prospective tenants at no extra charge, however, we understand if you would prefer to show viewers round yourself. You decide the criteria that we use. We will discuss the type of tenants you would like in your property. Criteria will include pets, smokers and housing benefit tenants. You can even choose the type of dog you would be happy to accept!

There are a number of steps that are necessary in order to let the property. We recommend sorting this before you advertise to avoid any delays. We can assist with the following for you as required:

• ENERGY PERFORMANCE CERTIFICATE (EPC): Valid for ten years, required prior and during renting out your property. All rental properties must meet a minimum energy rating of E or register an exemption.

• GAS & ELECTRICAL SAFETY CHECK: A Landlord’s Gas Safety Certificate is required annually. Please note that oil and solid fuel boilers should also be serviced annually. Electrical Safety checks are also required prior to renting your home.

• SMOKE ALARMS AND CARBON MONOXIDE DETECTORS: There must be a smoke alarm on every storey and a carbon monoxide detector in every room which contains a fixed combustion appliance (excluding gas cookers).

• FIRE AND FURNISHING REGULATIONS: It is important that all soft furnishings left in the property meet the fire resistance requirements of the Furniture and Furnishings Fire Safety Regulations 1988.

• MORTGAGE CONSENT: Required from your lender if you do not have a buy-to-let mortgage.

• OVERSEAS LANDLORD & HMRC: You will need to register, obtain an NRL number, receive approval and complete an annual assessment of your income and expenditure.

• LEGIONELLA RISK ASSESSMENT: It is recommended that a legionella risk assessment is carried out every two years at a property.

• LANDLORDS BUILDINGS INSURANCE: You will need a specialist Landlords policy that will include liability insurance and protect against any eventualities.

When we believe we have found tenants that match your criteria we will call you to discuss their profile. Only after your agreement will we proceed to the referencing stage. We will carry out a thorough vetting process on prospective tenants, including, credit referencing checks, identity fraud checks, previous landlord checks, employer checks, Right to Rent and more. When a guarantor is required we also process their applications.

Once the tenants have passed the full referencing procedure, a date for moving in is agreed. We will then request ‘Move in Monies’ including deposit and the first month’s rent and once received we will meet and welcome them at the office to sign the Assured Shorthold Tenancy Agreement.

Yes, this is one of the most important documents and will run into many pages. Photographs and written statements of condition are taken as additional evidence to record the contents and condition of all aspects of the property. Our inventories are carried out by an independent company offering impartiality. This protects you as the landlord and the tenants from problems and disputes which may otherwise occur at the end of the tenancy.

Yes. We will collect a deposit normally equivalent to one month’s rent from your tenant, this cannot be more than 5 weeks rent. The deposit is held under the National Deposit Protection Scheme – all deposits must be protected by law. We subscribe to the DPS (Deposit Protection Service). This means we use a custodial scheme and transfer deposits paid by tenants to the scheme in full at the beginning of the tenancy. This way you and the tenant know that the monies are in a safe place backed by the government for the duration of the tenancy. Within 30 days of receiving a deposit, we must provide the tenant with a certificate detailing prescribed information about the scheme being used. All monies we hold are protected with client money protection through the NAEA.

If the tenant stops paying their rent then it will be your responsibility to instruct a solicitor to deal with proceedings. This can be a lengthy and costly process. We do offer a rent protection policy for tenants that have passed the referencing criteria which can help protect you in these circumstances. Please speak to one of our team for more information.

We collect the first month’s rent and deduct our fees, returning any excess funds to you by bank transfer. We will arrange for the tenant to set up a standing order to collect the rent from month two of the tenancy. The rent will be paid directly to your nominated account.

We would strongly recommend visiting the property after the first month and then every three months going forward. This can be done by you or we can do this at an extra cost.

Tenants are responsible for council tax, water rates and all utility bills. You continue to be responsible for the mortgage & buildings insurance and if your property is leasehold, the relevant leasehold and associated charges.

You are responsible to cover the cost of repairs that are necessary at the property.

You will be liable to pay tax to the Inland Revenue on any profit made. You can offset certain items such as mortgage interest, our fees and some repair costs. We recommend using a tax advisor so you benefit from maximising the allowances available and making sure you deduct what is permitted under the ever changing legislation. If you reside abroad for more than six months of the year, you’re classed as a ‘non resident landlord’. If you wish to receive your rent in full, you will need to apply to HMRC for an NRL number. This can take up to six weeks to organise thus we would recommend doing this as soon as possible. The NRL number will enable you to pay the tax on the rental income via self- assessment.

The property will be let on an Assured Shorthold Tenancy, normally for a fixed period of 6 or 12 months. After the fixed period the tenancy can be renewed for a fixed period or will become a Statutory Periodic Tenancy (monthly). If you wish to take possession of your property a Section 21 Notice must be served two months prior to the tenancy end date. The tenant only needs to give one month’s notice to end the tenancy after the end of the fixed term.