Some Frequent Questions and Answers
How long do I have to stay in the property? The tenancy will normally be for a fixed term of 6 months, thereafter and by agreement month to month or renewed on a fixed term. You will be bound by the agreement for the rent for the full fixed term of the tenancy. What happens if I am accepted for the property? We will confirm with you that your application is successful, and you will be asked to make an appointment to call to our office to read, and accept the terms of the tenancy - Please allow at least 20-30 mins for this, as the documentation is long.
You willl need to bring with you cleared funds - That is cash or bankers draft in order to obtain the keys. If paying by personal cheque a delay with occur, as the cheque will need to be cleared by the bank before we can release the keys.
You will need to pay for the first month's rent in advance, the bond held for unfair wear and tear and our administration charge for preparing the tenancy for you. Why is there a charge for referencing? We reference applicants through a referencing service (MARAS), who charge is regardless of acceptance or not. Therefore we have to cover this charge by charging applicants accordingly. What do I need to do before I can rent a property First, you will need to view the property by contacting our office and making an appointment. WE view properties Monday to Friday between 9.30am and 4.45pm.
Once you have viewed the property and you are interested, you will need to complete an application form (1 per named tenant) in the case of unmarried couple or sharere, all occupiers will need to be referenced. There is a change for this £37.50 per personApplicant
In dwelling houses condensation is related to modern living standards, economic pressure and changing building design. The main cause of condensation is naturally the generation of moist warm air by domestic activities. Moist air can come from cooking, bathing, washing and drying clothes as well as paraffin heaters and flueless gas heaters – up to 17 litres of water can be produced daily in some homes! In certain areas such as bathrooms and kitchens the moist, warm air can spread to cooler parts of the house to condense on cold surfaces.
The effect of moisture generation is further aggravated by the way houses are ventilated – it is theoretically possible to avoid condensation by adequate ventilation. Up to about the late 1960s there was natural ventilation in many homes because of the lack of double-glazing, poorly fitting windows and doors, open fireplaces. Present attitudes have eliminated natural ventilation by the use of double-glazing, draught excluders, fitted carpets (preventing air movement up through suspended wooden floor boards) and the removal of open fireplaces with the introduction of central heating systems. To put it simply buildings have being effectively sealed and provided ideal conditions for condensation to occur.
Unoccupied and/or unheated throughout the greater part of the day allowing the fabric of the building to cool down, The moisture producing activities are then concentrated into a relatively short period. This sudden increase in warm air can produce condensation as the air comes into contact with the relatively cold structure which is still warming up.
Condensation is encouraged by poor air circulation where stagnant air pockets form (behind furniture and in cupboards) and the first evidence is often the appearance of mould growth and a musty smell on clothes in wardrobes.
The warm moist air rises to the highest points in the building, forming condensation in those areas, which are often coldest, including bedrooms, wardrobes and upstairs bathrooms and toilets etc.
The modern life style, and particularly that of tenants, means that many houses remain unoccupied and unheated throughout the greater part of the day, allowing the fabric of the building to cool right down. The moisture producing activities are then concentrated into a relatively short time period, producing large amounts of steam when the building structure is still relatively cold.
Portable gas heaters produce more than a litre of water per litre of fuel burnt, resulting in excess water vapour in the property which has to settle somewhere or be vented via an open window. So what happens, on a window, you can see the droplets of water running down the pane on walls it settles on a cold wall and condenses forming -
Mould growth
Mould growth normally associated with condensation appears as black mould on walls and ceilings of “cold spots” within a room and is often confused with damp. It is agreed through, that the mould will settle on damp areas, and this should also be investigated to alleviate any building defects, such as broken rainwater goods or cracks to rendering.
What happens with utilities such as electric and gas? When you move into a property, you should immediately read all meters, gas, electric and (if applicable) water. It will be your responsibility to inform the utility companies of the readings on entry and final reading on your vacation. Due to restrictions by the utility companies it has become increasingly difficult for the agent to oversee such transfers and therefore it is very important that you take readings. Many landlords do not wish animals in properties that could damage a property such as a cat scratching paintwork or a dog chewing doors or furniture. A barking dog is a noise hazard and could jeopardize your tenancy Therefore, you must ask the landlord or agent about the pet policy for a particular property BEFORE having a pet. It would be unfair not to accept a bowl of goldfish or a hamster in a proper cage for instance. Cats and dogs are also susceptible to parasites, such as fleas, and therefore can cause further problems for future tenants. Who is responsible for repairs? The Landlord is responsible for the repair of the structure of the property including the repair to gutters, drains. But the Landlord is not responsible for actions of a tenant not behaving in a “tenant-like” manner. That is, wilful damage, neglect, cleaning, or obstructing drains/pipes etc. by allowing foreign material to be flushed down sanitary ware. This would be the responsibility of the Tenant to pay for the repair or cleansing. If the property is furnished, the Landlord is obligated to repair or replace any faulty item of furniture. However, if it is through misuse, the landlord can claim compensation for the repair or replacement.
If the property is unfurnished, and you plumb, say, a washing machine in. You will be liable for any damage if incorrectly installed – flood etc. Therefore always check connections from time to time and turn off taps and stop cocks if away for lengthy periods especially in winter.
If I am sharing a property with someone, how does this affect me? When you take on a joint tenant with another person or persons, you are taking what is called a Joint and Several Tenancy. Each tenant should be aware that he/she has “joint” and Several” liability to the landlord for the whole rent. This means for example, that if one joint tenant leaves the property before the end of the tenancy without the landlord’s agreement, the remaining joint tenant(s) will be responsible for paying the full rent. Similarly if a single tenant is in breach of the conditions of the tenancy, the joint tenants will also be in breach of the conditions, such as any damage or individual rent arrears. This in turn could affect the return of your proportion of the deposit/bond held. Therefore, you must trust your fellow tenant(s) when signing such a tenancy. How long do I have to stay in the property? The tenancy will normally be for a fixed term of 6 months, thereafter and by agreement month to month or renewed on a fixed term. You will be bound by the agreement for the rent for the full fixed term of the tenancy.Tenant
Our Management fees are currently 10% for residential properties
A friend of mine lets her property to three different people, is there any problem with this? Yes. Landlords should be aware that letting property in England and Wales to three or more persons who are unrelated persons forming two or more households will give rise to the property being described as a House in Multiple Occupation or HMO. There has been much recently in the press regarding such a property. The criteria for each classification of HMO are complex. The main area of concern for your friend letting this type of property is that there are health and safety issues that need to be addressed, such as means of escape in case of fire. The installations of mains smoke and heat detectors, although this is not a complete list. In larger properties containing 5 or more persons and on three storeys, the local authority will require you to license the property as an HMO. From April 2010 a landlord letting to this type of tenant will require planning permission to do so check out hmo-support.com What if I want to increase the rent? There are strict rules on how and when you can increase the rent. If the tenancy is for a fixed term, you cannot increase the rent until after this term has ended unless there are rent increasing powers within the tenancy which must be inline with the Unfair Terms in Consumer Contracts Regulations 1999. Once the fixed term has ended you may increase the rent on giving notice to the tenant under Section 13(2) of the Housing Act 1988. The tenant has one month to challenge the rent increase, either by agreeing with you (the landlord) on a variation of the increase, accepting the increase as is or by referring it to
the Property Tribunal to assess the proposed increase. Once you have increased the rent, you can only increase the rent again once a clear 12 months period has elapsed. If the rent is paid weekly this may mean 53 weeks in some cases.
Unfortunately no. You must make an arrangement with the tenant for access. You must give at least 24 hours notice to the tenant of the intention to obtain access for repairs. If it is not convenient for the tenant to give you access, then you will have to come to some other arrangement. You cannot use force or pressurize the tenant at any time. If you still cannot obtain access, you will need to go through a County Court to legally enforce your right as a landlord. Do I need any permission to let Yes, depending on the type of property you are letting out. If it has a mortgage, you will need to mortgage lender’s approval. You need to inform your insurance company as they may require special clauses in a tenancy for security or tenant’s effects. If you do not inform these, you may find that if you have to claim against an insurance policy, they may not pay out. If you have a leasehold property you will require permission from the freeholder or head leasee again they may have specific clauses to insert in the tenancy, such as noise, rubbish, drying clothes on balconies etc..Landlord
