Lettings
Landlords
Initial steps
Once we have received your instruction for valuation we will carry out a rental appraisal. We recognise the need to fulfil the rental potential of your property, and the importance of an accurate valuation in order to secure a suitable tenant, minimising delay and void periods. We will advise you at this point if there are any necessary works and repairs to the property that need your attention. Upon request we can supply you an estimate quote from our preferred contractor list.
Safety
As a landlord you have certain responsibilities regarding the safety of your tenant, and there are several procedures that need to be followed before a tenancy can begin. These include (but are not necessarily restricted to) checks on insurance, utilities, furnishings, gas safety certificates, smoke and fire alarms. Changingproperty.com can help you through this process and provide you with all the information you will need. There is a charge applied should you require us to carry out any of the above requirements on your behalf.
Marketing and advertising
Our internet presence is the cornerstone of changingproperty.com’s marketing and advertising strategy. The exposure this offers to both a UK and overseas client base has a vital role to play in the modern property market.
We are proud of the attractive contemporary design of our website, which is updated daily. Each property we advertise benefits from a comprehensive and detailed description, and an unlimited number of internal and external photographs. We also provide a Google map locator, details of nearby public transport, council tax bands and local information.
Maximum Exposure
All our properties are advertised on the UK's most visited property portals with 5 million plus visitors per month:
rightmove.co.uk
findaproperty.com
primelocation.com
homesandproperty.co.uk
globrix.com
thinkproperty.com
An applicant will find your property through all the major search engines, Google, Yahoo, MSN, AOL, Orange, Wannadoo, Tiscali, Virgin and Sky, as all the above are normally listed within the top 5 results.
We are always looking for new avenues to market your property and will exhaust our resources maximizing your property profile to an ever waiting database of professional applicants on the move.
Mobile Technology
Stream lining our business without comprising standards is a priority in the modern world. We have the added value of incorporating our web based software to mobile phones and laptops allowing us to:
- find any available property on our database and show the photos to an applicant when viewing properties
- match applicants to the properties during valuations and present them to the landlord
- immediately email the matching applicants as you the landlord are present.
Our real time marketing gets your property showcased instantly to our database of applicants as we do not have to return to an office to start this process.
Viewings
To accommodate the busy lifestyles of your potential tenants, we offer extended viewing hours from 8am to 9pm on weekdays and from 9am to 5pm on Saturdays and Sundays, except national and bank holidays. When we receive a viewing request, we take every possible step to make sure that the client matches your ideal tenant profile and is genuinely interested in your property. You will be informed when there is a viewing and provided with feedback after the event.
Offers
On receiving a tenancy offer our priority is to contact you immediately, which will be followed up in writing. Upon acceptance we will secure a 2 week holding deposit in cash. All references are checked via Maras within 3-5 working days, which include:
- credit score bankruptcy CCJ/Court Decree
- anti-fraud check
- personal identity check
- report on adverse credit history
- undisclosed addresses
- landlord/managing agent reference/employer's reference
- previous employer's reference (if applicable)
based upon this information we will additionally offer you a quote for an optional rent guarantee.
Due to current money laundering legislation, we also request two forms of identification for each applicant: (i) photo ID such as a driving licence or passport, and (ii) proof of address such as a utility bill, bank statement or council tax statement that is no older than 3 months.
The Tenancy
We can advise you on the most suitable tenancy agreement. All our agreements are regularly updated and comply with the latest legislation. The keys will not be handed over to the tenant until we are 100% sure that everything has been covered to your satisfaction.
We recommend that you arrange for an inventory to be taken before the tenancy starts. At your request we can arrange for an independent inventory clerk to undertake this for you at an additional charge.
We advise collecting 6 weeks’ rent as a deposit and a month’s rent in advance. After the tenancy commences we will either retain the deposit, or transfer it to you at your request according to the tenancy deposit scheme rules and regulations. We charge £45+VAT to register any deposits on your behalf through our insurance based scheme with mydeposits.co.uk, who are a nominated government appointed scheme.
We will administer your account within 5 working days of the tenancy start date. You can request your balance which will be subject to deductions of our fees and any instructed works carried out on your behalf by either company cheque or bank transfer. Please allow 4 working days for any funds to be cleared into your nominated bank account. When there is any balance due to changingproperty.com after reconciling your account, we will require this to be paid in full by you and within 5 working days.
When a tenancy is terminated we will re-market your property at the push of a button and keep to a minimum any void periods.
Tenants
Viewing
We operate extended viewing hours to accommodate busy modern lifestyles. Properties may be viewed during Monday-Friday 8am to 9pm and Saturday-Sunday 9am to 5pm, except national and bank holidays.
Securing a tenancy
Once you have decided on a property and made an offer we will submit your offer to the landlord. At this stage we will require a reservation fee of 2 weeks rent in cash upon your offer being accepted, we will then proceed to check your references with Maras.
We regret that under no circumstances can we offer a tenancy to anyone in receipt of DSS benefits or Housing Benefit.
If you intend to keep a pet, this must be discussed at the offer submission stage. Many property blocks are excluded from allowing pets by head leases, which individual landlords must comply with.
References
Each potential tenant over the age of 18 must complete a reference application form, costing £35 + VAT per tenant.
Due to current money laundering legislation, we also require two forms of identification for each applicant: (i) photo ID such as a driving licence or passport, and (ii) proof of address such as a utility bill, bank statement or council tax statement that is no older than 3 months.
Reference and credit checks usually take 3-5 days to be completed and cover the following:
- credit score bankruptcy CCJ/court decree
- anti-fraud check
- personal identity check
- report on unsound credit history
- undisclosed addresses
- landlord/managing agent reference/employer's reference
- previous employer's reference (if applicable).
If you are self-employed we will require three years of either certified accounts or tax returns confirming your income.
If you are retired, you will need to provide proof of sufficient income from investments to cover the rent.
If for any reason your financial reference does not meet our requirements, you can offer to pay in advance, normally for 6 or 12 months, or to appoint a Guarantor who is Maras checked and approved. The Guarantor has equal responsibility and is joint and severally liable with the tenant for payment of the rent and due performance of the covenants and obligations contained in the tenancy agreement.
Tenancy agreement
On or before commencement of the tenancy you will normally sign a tenancy agreement. Each party to the tenancy over the age of 18 must sign the tenancy agreement before the keys can be released. The tenancy agreement is a legal and binding document which commits you to paying rent until the end of the agreed term. If during your tenancy your circumstances change in any material way it is advisable to let us know. Every tenancy agreement is subject to a charge of £100+VAT and any subsequent renewal agreement thereafter is subject to a charge of £50+VAT.
Minimum tenancy period
This may depend on the individual property, and we can advise you accordingly. An Assured Shorthold tenancy is for a minimum of six months, but many landlords prefer one year, which is the maximum initial term of this kind of tenancy. Some landlords may offer to include a mutual break clause, which can often be invoked at two months notice after the initial six month period expires.
Inventories
It is good practice for an inventory to be taken prior to both moving into a property and moving out. This will normally be done by an independent inventory clerk, and records details of the condition of the property and furnishings. If during the tenancy this deteriorates beyond fair wear and tear a sum representing compensation may be taken from your deposit at the end of the tenancy according to the tenancy deposit scheme rules and regulations.
The inventory compilation and check-in is normally paid for by the tenant, and the check-out inventory by the landlord.
Commencement of tenancy
You should assume a minimum of 7-10 days after making a successful offer before you can expect to move in. This allows time for references to be completed and for preparation of the property. In the unlikely event of any delay beyond this period changingproperty.com will keep you fully informed.
Payment
You will be required to pay the first month's rent and a deposit typically equivalent to 6 weeks’ rent, as soon as your references are returned by Maras successfully. Your 2 weeks’ reservation fee will be offset against this, your landlord is legally obliged to protect your deposit as of the 6th April 2007 using an authorised tenancy deposit scheme. We will recommend your landlord to use mydeposits.co.uk, who are a government appointed insurance based scheme.
Once payment has been made and contracts signed, the keys can be released. Please note that any monies payable to changingproperty.com must be paid in cleared funds. We will accept a banker’s draft or online bank transfer, but cannot take personal cheques. Our landlords will only accept their rent by monthly standing order only from your bank and set up to be withdrawn from your account 2 days before your rent day so that it arrives on the due date. In any case, please be sure to tell us if your financial circumstances change, as we can then take steps to help you to protect your tenancy.
Council tax and utility bills
Unless otherwise agreed with the landlord, you will be responsible for payment of council tax, opening of new telephone, gas, electricity, water and TV license accounts.
Contents insurance
The landlord's insurance covers the actual property and fixtures and fittings, but not your personal possessions. We are happy to recommend companies who specialise in this type of insurance for tenants.
Disclaimer
The information on this website is intended only as an aid to the understanding of the rental process and we cannot guarantee its accuracy. Changingproperty.com, its partners and staff accept no responsibility for any action taken or loss occurring on account of this information and we reserve the right to change the content of the website at any time.
