The local area - Newbury, West Berkshire and North Hampshire

Letting your property - Landlords

What you need to think about

• What sort of tenants will you find acceptable? Single person? Couple? Will children or pets be acceptable? What about sharers? Is smoking to be permitted?
• Is the letting to be furnished, part-furnished or unfurnished? We can give you specific advice on this point.
• Does your mortgage company have to give consent for a letting? We advise you obtain permission well in advance of marketing.
• Will your insurance be affected by letting? Remember – you will still be required to have buildings insurance.

Gardens

• Who is to maintain the garden? If it is to be the tenant, the garden needs to be in good seasonal order when it is handed over. Also any tools or equipment provided e.g. mower, need to be in a safe condition.

Health and Safety (very important)

• Any gas or electrical appliances made available for the tenant’s use will need to be professionally checked and issued with the relevant safety certificate; this also applies to the main electrical system and is particularly relevant, where applicable, to any gas boiler, fire, cooker or similar appliance whether using mains or “bottled” gas. A current Gas Safe safety certificate is essential prior to letting and needs to be updated annually. An electrical safety certificate is also required which should be updated every 3 years. We can arrange this for you.
• You should also consider any hazards specific to your property e.g. ponds and condition of trees and boundary fences.
• Any furniture/furnishings need to comply with Fire Regulations.
• Smoke alarms will need to be fitted to the property and checked regularly – these are your legal responsibility. It is also essential to fit a carbon monoxide monitor in any property which has gas appliances.

EPC (Energy Performance Certificate)
All rental properties are now required to carry a current energy performance certificate. Brunsden Associates can arrange this for you.

Deposit
We normally insist that 1½ months’ rent is held by the landlord against any damage to the property or arrears of rent. This amount sometimes needs to be more on a furnished letting, particularly if valuables such as antiques are to be left in situ. The law relating to the way deposits are protected changed from 6th April 2007. We operate the Tenancy Deposit Solutions Ltd (TDSL) Scheme to deal with deposits. More details can be found online at www.mydeposits.co.uk

Notice period
Assuming a 6 month letting, we like to check at month 4 whether the tenant is happy to continue the letting. If so it can either be left to run on, on a month to month basis until either the owner gives the tenant 2 months’ notice in writing or until the tenant gives 1 months’ notice in writing. In many ways it is preferable to negotiate a new 6 month lease with the tenants and we have extensive experience in assisting landlords to negotiate appropriate terms for renewing the lease inculding any changes in rent and/or conditions.

Once the property is let you need to:

• Check the standing order for rent is in place.
• Advise utilities and council tax department of the tenant’s details.
• Diarise to arrange an appointment 6 weeks into the tenancy to inspect/check all is well with the property.

(We can arrange items 2 & 3 for you).

For more information regarding the service we offer to Landlords, call us on 01635 255501 or email property@brunsden.com

"I want to thank you all for your wonderful help over the past 6 years. You have been so efficient, professional and kind in finding tenants and I am most grateful."
Gwen - Landlady and owner of a small property portfolio in Brimpton

Renting a property - Tenants

As a potential tenant there are things that you need to be aware of when you consider renting a property:

• Most Landlords will have set parameters for the letting of their property i.e. they may feel it is not suitable for children or pets and most Landlords will not permit smoking in their property. If you have children and/or pets it is wise to be up-front about this from the outset to save wasting time for both you and your potential Landlord. Almost without exception Landlords do not appreciate the prospective tenant who says the property is ‘just for them’ and then admits that it is, actually, them, their partner, a child and the dog and cat!
• Be prepared for initial costs of renting – usually a deposit of at least six weeks rent will be required plus the first month’s rent before or at the point of moving in. You will need to payroughly 2½ months’ rent up front. From 6th April 2007 all deposits taken by Landlords must be safeguarded by one of 3 Government approved schemes. Landlords can choose which scheme they wish to use and must safeguard each deposit and inform you, the tenant, within 14 days of receiving the deposit, which scheme has been used.
• In addition, most agents charge a one-off administration fee to prospective tenants at the point of expressing a wish to take a property, this is normally £100 per applicant. Brunsden Associates make every effort to keep costs to a fair level for prospective tenants whilst still making sure that their client, the Landlord, is fully protected.
• You will be asked for references from your bank, employer and either a previous Landlord or a personal acquaintance who can vouch for you. You also need to be aware that the letting agent will almost certainly run a credit check on you. If you are looking to move into a property in a short space of time, contact these people to let them know that a reference request is on its way and could they respond quickly.
• When you move you should expect to walk through the property with the Landlord or their agent, to agree the inventory for the property and to take meter readings. If there are notes which you feel should be on the inventory, make them known at this point and have them added before you both sign the paperwork.
• You will be expected to maintain the cleanliness of the property during your tenancy and to allow the Landlord, or their agent, to inspect the premises from time to time. You do however have rights in this matter and no-one can turn up unannounced. They must give you due notice of a mutually agreeable inspection date.
• Be prepared for a final inspection before you vacate the property. If there are any clauses in the lease requiring you to have appliances and/or carpets etc professionally cleaned on moving out, make sure you arrange for this to be carried out. Landlords are within their rights to retain deposit monies for this work if you do not.