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Tenants Guide
As a tenant it is vital that you choose a landlord and letting agent that you can trust. Roberts operate under strict standards of professional and ethical practice with complete transparency so you can avoid unwelcome fees or legal hiccups throughout your tenancy.
Narrow your search. When you start the search for your ideal home it is worth considering your requirements:
1. Think about the location you’d like to live in
2. Consider your ‘must have’ list- what do you really want?
3. What’s your budget? Would you pay more for the right property?
4. How long do you need the accommodation for? Is it a stop gap or a long term solution?
5. When would you like to move in? Work backwards and start your search around six to eight weeks before this
Our top tip:
Budget carefully – allow for council tax and the cost of all utilities, which you’ll normally have to pay for. Whether you have begun your search online or in the office of your letting agent, once you have found one or more properties which meet your requirements, a lettings consultant will take you on viewings so you can see the property in person.
Our staff are trained to keep up with the trends of the local markets in Bournemouth so we will be able to advise you on how to get the most out of your money in the location of your choice.
Our top tips for viewings:
1. Check out the space inside cupboards and wardrobes for storage space but remember if the property has a tenant you should respect personal property and ask before delving into cupboards
2. Remember to advise us on any maintenance issues prior to moving in 3. You’ll need more than just an emotional connection – Enquire about mobile phones reception, cable/ satellite dish, broadband availability and electrical sockets to stay connected in your new home
As of October 2008, every landlord is required to provide an Energy Performance Certificate (EPC) for any new tenancies in each property they rent out. This certificate gives the property a rating based on such factors as loft insulation, double glazing, boiler age, efficiency etc and more, and is valid for 10 years. The level of energy efficiency of your property will affect your energy bills so it is worth checking this out.
Narrow your search. When you start the search for your ideal home it is worth considering your requirements:
1. Think about the location you’d like to live in
2. Consider your ‘must have’ list- what do you really want?
3. What’s your budget? Would you pay more for the right property?
4. How long do you need the accommodation for? Is it a stop gap or a long term solution?
5. When would you like to move in? Work backwards and start your search around six to eight weeks before this
Our top tip:
Budget carefully – allow for council tax and the cost of all utilities, which you’ll normally have to pay for. Whether you have begun your search online or in the office of your letting agent, once you have found one or more properties which meet your requirements, a lettings consultant will take you on viewings so you can see the property in person.
Our staff are trained to keep up with the trends of the local markets in Bournemouth so we will be able to advise you on how to get the most out of your money in the location of your choice.
Our top tips for viewings:
1. Check out the space inside cupboards and wardrobes for storage space but remember if the property has a tenant you should respect personal property and ask before delving into cupboards
2. Remember to advise us on any maintenance issues prior to moving in 3. You’ll need more than just an emotional connection – Enquire about mobile phones reception, cable/ satellite dish, broadband availability and electrical sockets to stay connected in your new home
As of October 2008, every landlord is required to provide an Energy Performance Certificate (EPC) for any new tenancies in each property they rent out. This certificate gives the property a rating based on such factors as loft insulation, double glazing, boiler age, efficiency etc and more, and is valid for 10 years. The level of energy efficiency of your property will affect your energy bills so it is worth checking this out.
The rental market moves much faster than the sales market so if you see the perfect property, you may have to act quickly to secure it.
We recommend always being prepared with the relevant documents such as a form of identification and confirmation of your address.
Once you have found the right flat or house you’ll need to put a deposit down to state your intention.
We recommend always being prepared with the relevant documents such as a form of identification and confirmation of your address.
Once you have found the right flat or house you’ll need to put a deposit down to state your intention.
You will be asked to give references to your prospective landlord and letting agent to confirm that you have rented in the past without any major problems. As part of this process Roberts may also request further details:
Referencing criteria
1. Three years’ address history
2. Landlord details for any property rented in the last three years
3. Confirmation of earnings per annum that are equal to the monthly rental fee multiplied by 30
4. If you’re retired, then your (joint) pension per annum will also need to equal 30 times the monthly rental
5. No adverse credit in the form of a county court judgment, bankruptcy order or similar
6. If you’re self-employed, either an accounts reference or to provide evidence of the last three years’ tax return
Referencing criteria
1. Three years’ address history
2. Landlord details for any property rented in the last three years
3. Confirmation of earnings per annum that are equal to the monthly rental fee multiplied by 30
4. If you’re retired, then your (joint) pension per annum will also need to equal 30 times the monthly rental
5. No adverse credit in the form of a county court judgment, bankruptcy order or similar
6. If you’re self-employed, either an accounts reference or to provide evidence of the last three years’ tax return
This deposit is held as the landlord’s cover for any excessive damages that need to be repaired at the end of the tenancy. If Roberts are managing the property on behalf of the landlord, the deposit will be registered with a government approved deposit scheme. However, if the landlord manages the property themselves, we’ll inform you what deposit scheme the landlord will be using and the terms and conditions of that scheme will form part of your Tenancy Agreement. At the end of the tenancy, once the tenant has vacated, the landlord and tenant have to agree any deductions before the monies are released. If an agreement cannot be reached the scheme can provide arbitration.
A Tenancy Agreement is a legally binding document that sets out the terms of the tenancy and is drawn up to ensure the rights and obligations of both the tenant and the landlord are adhered to. All relevant parties will be asked to sign this document, which agrees the responsibilities of the landlord and tenant. This may include such responsibilities as; you must tell your landlord if you are going away for longer than 14 days, you must not use the property as a business.<br><br>
Our top tip: The date on which the contract starts will become your rent’s due date. You’re unable to change this at a later stage, so please do bear it in mind when you reserve a property.
By choosing Roberts, it is our duty to keep up-to-date with the latest lettings industry legislation. Also we should add a sell here along the lines of Roberts have access to insurance policies and are able to provide quotes.
For more information call Jemma Turner on 01202 541134. Our top tip: The date on which the contract starts will become your rent’s due date. You’re unable to change this at a later stage, so please do bear it in mind when you reserve a property.
For more information call Jemma Turner on 01202 541134. Our top tip: The date on which the contract starts will become your rent’s due date. You’re unable to change this at a later stage, so please do bear it in mind when you reserve a property.
At Roberts, when the landlord accepts your offer, your lettings consultant will put all the details together and personally hand it over to our dedicated Administration Department. They will call you to confirm all the arrangements and will draw up your tenancy agreement and other important documentation.
Remember to inform your utilities provider and the local council of your move.
The Inventory
The Inventory is a detailed list of the contents and condition of the property at the point that you move into it. By both parties agreeing that the Inventory is correct at the start of the tenancy, any risk of disputes at the end of the tenancy will be minimised. We recommend therefore that you thoroughly check the Inventory before you sign. At Roberts an Independent Inventory Service will prepare this document for the landlord.
Remember to inform your utilities provider and the local council of your move.
The Inventory
The Inventory is a detailed list of the contents and condition of the property at the point that you move into it. By both parties agreeing that the Inventory is correct at the start of the tenancy, any risk of disputes at the end of the tenancy will be minimised. We recommend therefore that you thoroughly check the Inventory before you sign. At Roberts an Independent Inventory Service will prepare this document for the landlord.
The property you are renting is a large investment for your landlord, so they will arrange visit days to meet with you at the property and check that everything is in order, usually only a couple of times a year. Of course, if anything breaks down or needs repairing then the landlord will visit the property more often to ensure the property maintains in good condition for you to live in.
Your Property Manager
If your property is professionally managed by us, you’ll receive a welcome call within 48 hours from your designated Property Manager, who will be your main point of contact during the course of your tenancy. They will advise you on any maintenance issues and if action is needed either by yourself or the landlord- depending on whether the issue is a long term fault or through ‘wear-and-tear’.
A managed property will also receive regular inspections visits.
Once you are nearing the end of your tenancy period you will need to decide whether to extend your stay or move out (remembering to give two months’ notice in writing).
1. Staying put
If you do want to renew the tenancy, we will liaise with you directly and send you all the necessary paperwork to complete. If your circumstances have changed, some new checks may be needed, but this will be advised on at the time.
Our top tip: Remember the landlord at this stage will be within his/her rights to serve notice on your tenancy if they need the property back or there have been any persistent issues.
2. Moving out
If we manage the property on behalf of the landlord, we’ll arrange a check out with an independent inventory company (carried out on the last day of your tenancy) to ensure the property is left in an appropriate condition – at this point, you’ll hand back the keys. If the landlord manages the property, you’ll need to liaise with them directly in order to arrange a time and date to meet there, complete a check out and hand the keys back.
Deposit
After serving your notice you’ll need to ensure that the property is left in good condition in order for you to be entitled to your full deposit back. If there are no deductions or disputes and all the necessary forms are filled out correctly by you and by the landlord, your deposit should be returned ten days after the deposit release agreements have been received.
Roberts Property
Tenants Deposit Protection
Tenants Deposit Protection: (this applies to ALL Assured Shorthold Tenancies)
With affect from 6th April 2007 it is now compulsory to enter the tenants deposit into a Deposit Protection Scheme.
You are required by law to pay the deposit into one of the schemes outlined below within 30 days of the agent, or if rented privately, the Landlord receiving the deposit.
You must also give tenants prescribed information regarding where their deposit is being held, what happens to the deposit etc. This must also be done within 30 days.
Most landlords think that the deposit schemes will do this for them, however, they do NOT.
There are 4 main schemes available:
Custodial scheme: – this is run by Computershare Investors Services PLC on behalf of the Government. This is open to ALL Landlords and Agents and has no preconditions to becoming a member.
Insurance backed schemes:- Computershare Investors now offer an insurance backed non custodial scheme.
The National Landlords Association backed by Hamilton Fraser Insurance offer to Landlords and Agents a “pay-as-you-go” scheme with a one off joining fee and yearly renewal. You will additionally have to pay a fee per deposit paid into the scheme.
The Association of Residential Letting Agents (ARLA) also has a scheme available to Landlords and agents however eligibility to this scheme is very strict. You will require a separate bank account, client money protection insurance, professional indemnity insurance etc.
How does it work?
At the start of the tenancy a Head tenant (if more than one) must be nominated, their details, the tenancy details, Landlords details etc are registered with the scheme within 30 days of receiving the deposit. The tenants must also receive within this timescale certain pieces of information regarding procedures, where the money is held, how it is repaid etc.
At the end of the tenancy you must tell the Tenant within 15 working days of the end of the tenancy if you propose to make any deductions from the Deposit. The tenant is required to sign documentation detailing acceptance of the charges. The deposit can then be paid out accordingly.
Disputes
If an agreement cannot be reached then arbitration must be initiated. This involves all of your proof being sent to the arbitrator, the tenant will also send theirs. A decision will then be made by the arbitrator and payments then sent accordingly once both parties are aware of the outcome.
How does this affect me?
If you choose to use our Fully Managed service, then it doesn’t affect you, we will arrange to provide your tenants with all of the information that is required and deal with issues at the end of their tenancy. We will require you to be available for discussion at the end of the tenancy. If you are choosing the Let only service then we would advise you to use the Custodial Scheme, all of the information is available on their website www.depositprotection.com
Points to note: The Housing Act looks more favorable on the Landlord if they have a professional Inventory with a schedule of condition preferably with digital photos at the start of each tenancy along with an independent Checkout at the End of the tenancy. Now that the tenants have the right to agree/disagree with any deductions that are to be made and to enable speedy resolution to any dispute, the better the evidence at the start of the tenancy, it is more likely that arbitration will go in your favour.
