What Landlords Want To Know

Viewings

All viewings are by pre-arranged appointments and we never hand out keys to the prospective Tenant.

We are happy to accommodate prospective Tenants over your property during our normal office hours and will keep you advised of any helpful feedback we receive.

Payment of Rent

We maintain full records on all managed and rent collect properties, set up standing orders from Tenants if agreed and forward, less fees to your nominated Bank/BS Account. All rents are monthly in advance and we also collect a Bond from the Tenant equivalent of 1 month's rent, to cover damages, breakages, cleaning, gardening work, if necessary. The Bond is Registered by Law with an approved TDS (Tennancy Deposit Scheme).

Credit Checks & Referencing

To ensure Tenants are suitable we carry out various references and credit checks. Occasionally we insist on Guarantors.

Tenancy Agreement

Your preferences with regard smokers, pets and children will be adhered to. Our Tenancy Agreements comply with latest Legislation for your protection, run for a minimum period of 6 months and may continue on a periodic basis. Alternatively when the Tenant is a Company, these tenancies are not governed by the Housing Act, but will include many of the same clauses and conditions of an Assured Shorthold. In these agreements the notice period is agreed between each party prior to the start of the tenancy (usually two months notice on either side). Additionally Tenancies with an annual rent in excess of £25,000 per annum are not governed under the Housing Act and therefore take the format of a Company Tenancy. We tailor each agreement to your exact needs and are happy to forward a draft copy to you for approval prior to signing.

Break Clauses

Some Tenants, both private and company require a break clause to terminate the tenancy earlier than the end of a fixed period. Such clauses are agreed prior to the commencement.

Notices

Termination of the tenancy will be in accordance with the Housing Act 1988 and any clauses stated in the tenancy agreement. Cornerstones will only be responsible for serving notices on Tenants if the property is fully managed.

Marketing Your Property

Regular advertising in local newspapers and our centrally located office, ensure that we have constant enquires from Tenants. In addition we have contacts with local companies, relocation companies and recommend erecting a 'To Let' board where possible.

Letting Services

Please call into the office to discuss fees and the Landlords Pack. We offer two levels of service as complete packages, detailed below. If you have additional needs we will try to accommodate these where practicable.

Letting only service: A

• Marketing your property.
• Arranging viewings with potential Tenants.
• Obtaining references through a credit search agency.
• Preparing the Tenancy Agreement (see scale of charges in the our Terms and Conditions).
• Collecting and holding a deposit, collecting first months rent and forwarding balance to you net of our fees.
• Engaging on your behalf and at your expense the services of an independent Inventory Clerk, if required.
• To terminate a Tenancy to gain possession of the property the Landlord must serve the appropriate notice. Cornerstones will serve such notice with written instructions from the Landlord (see scale of charges).

Letting and Management Service: B

Includes all the features of both our Basic Letting Service and is suitable for Landlords who prefer not to be involved in the day to day management of their property.

Full Management Service

during the tenancy comprises:-

• Visits to your property every 4 months.
• Arrange and supervise any minor repairs and maintenance needed up to an agreed limit, usually £150.00 VAT. In the event of an emergency we will exceed any repair limit you may specify if, in our opinion, this would prevent further damage to your property.
• Engage on your behalf and at your expense the services of a professional surveyor to report on any major problems.
• Serving notice on the Tenant to terminate the Tenancy.

Service Contracts

Many Landlords have service contracts for central heating, kitchen, electrical appliances and so on. It is advisable to keep these in force whilst the property is tenanted, leaving full details with us. Also, if you have any preferred contractors please advise us and we will endeavour to use them.

All instruction manuals should be left at the property but we advise Landlords to retain a photocopy, as these can be difficult to replace.

Please advise us of the location of the mains stopcock, distribution/fuse box, private drainage system and the alarm code (if fitted) etc. You should maintain the property during the letting as if you were living in it yourself because:

• The market value of the property is maintained
• The standard of Tenant and rental value will be maintained
• The expenditure may be tax deductible

Condition of the property

The property should be maintained in good decorative order inside and out. The wiring and plumbing should be safe, in a good state of repair, and the property left clean and tidy. Tenants generally check the property before paying their deposit.

Safety

There are now various laws and recommendations governing the safety of tenanted property:-

Gas

All properties that have either natural or bottled gas are required by law to have an annual Gas Safety Certificate issued by a CORGI registered engineer and a copy given to us and the Tenant. All work carried out on any gas appliance, to include pipe work or installation, must be undertaken by a CORGI registered engineer.

Electricity

Landlords have a Duty of Care under Common Law to ensure that the electrical installations and appliances are safe. From 1st January 1997, all new electrical appliances must carry a 'CE' mark and instructions must to provided. We therefore require annual PATS and 5 yearly wiring checks on all tenanted properties.

Furniture & Furnishings

All furniture including beds, devans, sofa beds, children's furniture, cots, cushions, high chairs, mattresses, pillows and seat pads left at the property by the Landlord must comply with the Fire Safety Regulations 1988 as Amended 1993. Furniture proven to the manufactured before 1st January 1950 and not since re-upholstered is exempt. Upholstered furniture purchased after 1993 should carry a label with the heading 'Carelessness causes fire'. Mattresses should have a label stating compliance with BS7177. Any items not appropriately labelled may not conform to the regulation and must be removed from the property.

Smoke Alarms

There is no legal requirement to install smoke alarms in a let property, however, we believe it is in the best interest of both the Landlord and the Tenant that at least two alarms are installed.

Please note that new build houses are required to have mains wired smoke alarms by law.

Carbon Monoxide

There are not regulations requiring detectors in let property however, we recommend that they are installed. The annual Landlords Gas Safety Certificate should highlight any potential hazards.

The Garden

The garden should be left neat and tidy. It is a requirement of our Rental Agreement that the Tenant keeps the grass cut, borders and paths weed free and shrubs trimmed. Adequate gardening equipment should be left for the Tenant to maintain the garden. A power breaker should be provided if any electrical garden equipment is provided.

Should you require certain plants or trees to the pruned or treated in a specialist contract gardener.

What to leave

We are happy to advise on what items to leave at the property. Unfurnished properties should normally have carpets, curtains, lampshades, kitchen with goods. As a general rule, do not leave items of a personal or sentimental nature, or valuables of any kind.

Mail

Please make arrangements with Royal Mail to have your post re-directed.

Keys

There should be at least two full sets for the Tenant, including the garage, shed, window locks etc, and ONE FULL SET OF KEYS For us to hold for emergencies and inspections.

Damages

When an inventory has been prepared and the Tenant checked in and out, with the exception of fair wear and tear, any deterioration will be corrected and the cost deducted from the deposit.

Income Tax

The Inland Revenue state that all UK derived income is subject to taxation after the deduction of allowable expenses. It is your responsibility to advise the Tax Authorities that you are renting out your property. We are able to offer general guidance regarding allowable expenses, but strongly recommend you instruct an Accountant.

If you are living or going abroad, the Government requires the letting agent to deduct Income Tax from rental income before passing it to you unless you register with the Inland Revenue as a Non Resident Landlord and supply us with confirmation of an approval number issued by the Inland Revenue.

Council Tax

Council Tax is payable by the Tenant of the property and a clause to this effect is included in our tenancy agreement.

During void periods, the Landlord is responsible for this payment and the basic rules are:-

• Substantially unfurnished - first six months totally exempt, thereafter 50% of the Council Tax payable.
• Furnished dwellings - 50% of the Council Tax payable.

Ground Rent & Maintenance

The Landlord is usually responsible for the ground rent and any service charges and the maintenance of the property.

Insurance & Mortgages

It is your responsibility to advise your mortgage provider that you intend to rent your property out. Most Banks and Building Societys require you to seek their permission.

Your buildings and contents insurance should be amended to account for the fact that the property is tenanted.

We have access to Insurance and Mortgage providers who specialise in the rental market and will be pleased to pass your details to them if required.

Lessees

If you are a Tenant of Lessees, permission to let must be sought from your Landlord for subletting and must be permitted by your lease. the intended letting period must expire prior to the termination of your own lease. It is your responsibility to obtain this consent.