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Questions asked by Landlords
Questions asked by Tenants

Questions asked by Landlords

Q. Should I let my property furnished or unfurnished?
A. Most enquiries are for unfurnished properties and most landlords prefer not to leave their furniture and equipment for use by tenants for, perhaps, a matter of years.

Q. What kind of agreement will be used for letting my property?
A. Virtually all privately owned property is let on an Assured Shorthold Tenancy under the provisions of The Housing Act 1988 (subsequently amended by The Housing Act 1996). See below under Protection.

Q. How long should I let my property for?
A. As a general rule, six months in the first instance. This gives us an opportunity to give notice to leave at the six month point if the tenant proves unsatisfactory. If all the parties are happy, the tenancy automatically becomes a month-to-month arrangement under the same terms as the original agreement.

Q. What notice has to be given by either side?
A. Technically, the tenant can leave at the end of six months (or other agreed initial term) without giving notice. Otherwise he has to give one month's notice on or before the rent day. The landlord always has to give two month's notice on the same basis.

Q. What protection do I have under the law?
A. The Housing Act 1988 as amended together with the Assured Shorthold Tenancy confer full rights of repossession on the landlord. If a tenant does not move out having been given Notice that the landlord requires their property back, for what ever reason, we immediately initiate legal proceedings. Assuming all the papers are in order, the judge must grant the landlord a Possession Order.

Q. How long does the whole process take?
A. Weeks rather than months under current Accelerated Possession Procedures.

Q. How can I be sure the tenant will look after my property in a responsible and caring way?
A. By being very selective in choosing tenants. We aim to choose only those who can afford the rent, are in full-time employment, are not bankrupt or subject to CCJs, are mature and personable and, preferably, have no pets and do not smoke. We take up exhaustive references and make use of trusted credit reference agencies where necessary.

Q. Do you take a deposit?
A. Yes. We take a minimum deposit of one and a half month's rent as surety against unpaid bills, minor damages, etc.

Q. How is rent payable?
A. Monthly in advance by standing order unless the tenant asks to pay, say, a whole six months in advance to suit his circumstances. The initial payment, including deposit is payable before the tenant takes up occupancy.

Q. What happens about gas, electricity, etc?
A. All meters are read on the day the tenant moves in and we transfer all accounts to the tenant's name.

Q. Who pays the Council Tax and water rates?
A. The tenant is responsible for both from the first day of the tenancy. See above.

Q. Who is responsible for repairs and maintenance?
A. The landlord, unless caused by the tenant in which case the tenant has to pay for reinstatement of any damage caused by him or his family. We undertake to manage all necessary repairs and maintenance on the landlord's behalf. Minor bills are paid out of income, major renovations require funding from the landlord. No major works are undertaken without the landlord's acceptance of estimates. Some works will result from an insured risk.

Q. Who insures my property?
A. The landlord. You must maintain your buildings insurance policy. Where the property is to be let unfurnished we advise you to keep the minimum allowable sum for contents to cover risks to carpets, curtains, kitchen and so on.

Q. Do you make an inventory?
A. Yes, for a furnished property. In the case of an unfurnished property, we make a Schedule of Fixtures, Decorations and Residual Effects. These go into great detail and, together with video or photographs if necessary, form a complete record of what the tenant has taken over. This is used to determine what, if any, minor damages have to be paid out of the deposit when the tenant leaves.

Q. What happens when the tenant leaves?
A. He is checked out against the Schedule that he signed originally and any losses/damages are noted and paid for from the deposit. All meters are read. Any cleaning/gardening that is required will be put in hand. The property will be secured, water turned off (heating set on timed in winter) before handing back to the landlord or on to the next tenant.

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Questions asked by Tenants

Q. What kind of tenancy will I have and how long can I rent for?
A. Your tenancy will be an Assured Shorthold Tenancy and you will sign a legally enforceable Agreement to this effect. Most are for six months in the first instance. Thereafter they carry on month-to-month until one side gives Notice to the other.

Q. Can I leave during the first six months?
A. No. Both parties are locked into the tenancy for the initial fixed term. This can only be varied by mutual agreement.

Q. Is Rent negotiable?
A. No.

Q. How is rent paid and how often?
A. Rent is paid by standing order from your bank direct to ours each month on or about your rent day (the day of the month on which you moved in). The first payment is made by bankers' draft.

Q. What references are required?
A. An employer's and your bank's, a previous landlord or agent if appropriate, and a personal reference (two if no previous agent).

Q. I will be in receipt of Housing Benefit. Does this count against me?
A. No. All applicants are treated on their merits.

Q. How much deposit will I have to pay?
A. Usually the equivalent of one and a half months' rent. This may be increased in certain cases.

Q. Are gas, electricity, and other utilities included in the rent?
A. No. You are responsible for your own bills for all public utilities as well as Council Tax and water rates. All authorities are informed of changes of consumer by us, together with readings on takeover.

Q. Who is responsible for maintenance and repairs?
A. The Landlord, unless repairs are necessary due to anything done, accidentally or otherwise, by the Tenant. In this case the tenant has to pay. See departure procedure below

Q. Who is responsible for insurance?
A. The landlord insures the building and his own contents. He cannot insure the tenants' contents. The tenant must, therefore, make arrangements to insure their own possessions and would be well advised to insure against accidental or other damage to the landlord's property and/or contents.

Q. Can I have pets?
A. Only if the landlord specifically grants permission. If this is granted, the tenant remains liable for any damage caused by their animal(s) and must pay for fumigation of the property on departure.

Q. What happens when I leave? When do I get my deposit back?
A. On your departure, we will check the house against the original schedule. Meters will all be read and readings agreed. Any damages that require remedial action must be paid for from your deposit, as will any cleaning or gardening that we deem necessary. In most cases deposits are returned in full.

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