We understand that renting your property can be a stressful and daunting process, especially for the first time. However, at Suburbia our focus is on making sure that your experience is as stress free as possible whilst we guide you around the pitfalls and potential problems that may arise.
We never forget that your property is likely to be one of your largest assets with many people using property to secure their financial security; we can confidently assure you that it is in professional and caring hands.
A Personal Service
We pride ourselves in offering a personal and friendly Service, whilst at the same time maintaining a high standard of competence and professionalism. If you have any additional or specific needs we will be happy to tailor our service to meet your requirements
Carefully Selected Quality Tenants
We only select the best possible tenants drawn from a continually updated register, all prospective Tenants are thoroughly referenced and credit checked.
Out of Hours Service
As well as our normal office opening hours we operate an out of hour’s service for both landlords and tenants. You will always be able to contact a member of staff until 10pm seven days a week
Extensive Advertising
Extensive internet advertising – We advertise on all the leading property websites including Rightmove, Propertyfinder, Primelocation, Findaproperty, Fish4homes, Hotproperty, Homes and Mortgages and many others to give your property the widest possible coverage.
Local newspaper advertising – Colour advertising, including internal photographs in all the main local papers.
Full colour details – Every property sales or lettings has full colour details which include external and internal photographs. If the property looks good more people will view.
Regular Communication and Feedback
The property market is a constantly moving and rapidly changing environment. Regular and honest communication is essential to stay one step ahead. We will always provide you with honest and professional feedback, even if it is something that you may not necessarily want to hear.
Competitive Fees
We operate an open and transparent fee structure which is based on three different levels of service. There are NO hidden charges such as check in or contract fees and we DO NOT take commission from any of our contractors. Our fees our competitive and include an inventory, schedule of condition and check in of your new tenants.
Insurance for Landlords
We offer a range of competitively priced insurance products designed specially for Landlords, providing extra security and peace of mind in these uncertain times.
Outlined below are the three basic elements of our Service. However, we maintain a flexible attitude, and are generally able to adapt our Service to meet our client's individual circumstances and needs, for example by providing a part only Service, or occasionally by taking on additional tasks and duties.
Full Management
This is our inclusive Service, which provides for the marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we will then go ahead and prepare the tenancy agreement an inventory. The Tenant will then be checked in against the inventory.
During the tenancy we carry out periodic inspection visits. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) recommend, oversee and account for any necessary repairs.
Collecting and processing of rental payments is also part of the Service. These will be credited automatically to the Landlord's nominated bank account.
We can hold and protect the security deposit in a Government approved scheme as required by the Housing Act 2004. We charge £30 plus VAT which is precisely what we are charged.
Towards the end of the tenancy, we will liaise with the Tenant, and renew the tenancy agreement or arrange to check them out as applicable.
This Service is suitable for those Landlords who are not residing locally, or would rather not deal with the Tenants directly, preferring all aspects to be handled by an Agent.
Let and Rent Collection
This is our middle way service that is ideal for those landlords who wish to take control of managing the maintenance of the property but who may not wish to deal with inspections or the collection of rent.
We will deal with the marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we will then go ahead and prepare the tenancy agreement, and if required an inventory. The Tenant will then be checked in against the inventory.
During the tenancy we carry out periodic inspection visits. Should these bring to light any maintenance issues, we will advise on any necessary repairs.
Collecting and processing of rental payments is also part of the Service. These will be credited automatically to the Landlord's nominated bank account.
We can hold and protect the security deposit in a Government approved scheme as required by the Housing Act 2004. We charge £30 plus VAT which is precisely what we are charged.
Towards the end of the tenancy, we will liaise with the Tenant, and renew the tenancy agreement or arrange to check them out as applicable.
All maintenace will be the responsibility of the landlord
Letting Only
Our Letting Only Services includes marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we will then go ahead and prepare the tenancy agreement, and if required a basic inventory.
The first month's rent and a security deposit will be collected. . These will be credited automatically to the Landlord's nominated bank account.
We can hold and protect the security deposit in a Government approved scheme as required by the Housing Act 2004. We charge £30 plus VAT which is precisely what we are charged.
All maintenance and rent issues will be the responsibility of the landlord
We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job. It is important that the Tenants should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
Energy Performance Certificates
Prior to marketing the property it must have an energy performance certificate (EPC). This is carried out by a qualified Domestic Energy Assessors and usually takes three to four days from the date it is instructed. The certificate is valid for ten years.
It is a landlord responsible for ensuring a valid certificate is made available to all prospective tenants. Not having a certificate is a criminal offence and is punishable by a fine. You WILL NOT be required to carry out any of the recommendations or need to offer any compensation to a tenant for a poor rating.
A word of caution. Not all people who offer “energy surveys” are qualified Domestic Energy Assessors and this means that your EPC will not be valid.
General Condition
Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
Furnishings
It is recommended that you leave only minimum furnishings, and these should be of reasonable quality. It is preferable that items to be left are in the property during viewings. A list of recommended items is detailed over. If you are still unsure about certain items we will be able to advise.
Personal items, ornaments etc.
Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the Tenant's own use.
Gardens
Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools. However, few Tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by our regular gardener.
Cleaning
At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
Information for the Tenant
It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.
Keys
You should provide one set of keys for each Tenant. Where we will be managing we will arrange to have duplicates cut as required.
Mortgage
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease, and obtain the necessary written consent before letting.
Insurance
You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can advise on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.
Council tax and utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.
Income tax
When resident in the UK, it is entirely the Landlords responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, under rules effective from 6 April 1996, unless an exemption certificate is held, we as Landlord's Agent are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such deductions is available from this Agency, and further information may be obtained from the Inland Revenue.
The Inventory
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents.
HMO’s and Sharers Information
Under the changes in the Housing Act 2004, if you let a property to 3 or more tenants who form 2 or more households the property then becomes a House in Multiple Occupation (HMO). For example if you let to three friends your property will then be classed as a HMO. Although this does not necessarily mean that you will need a license, your property will need to comply with different fire and safety legislation. Further information on the relevant fire regulations can be obtained from our office.
In some instances your property may require a license from you local Council. This typically relates to town houses where the property is let to five or more tenants. Again further information can be obtained from our office.
Tenancy Deposits Protection
It will be illegal to hold a deposit from your tenants unless it placed in a Government approved scheme. There are three such schemes available, two are insurance backed and you will be charged an administration fee but you will retain the deposit. The third is a custodial scheme, there will be no charge for this but you will have to pay the administrator the full deposit taken. Failure to protect the deposit has harsh financial penalties. Firstly you will be ordered to pay the full deposit back to the tenants regardless how long they have remaining on their contract. Also you will be ordered to pay compensation to the tenant at a rate of three times the value of the deposit.
If you have any question then please do not hesitate to contact us and we will be glad to help