advice for landlords
best properties. best tenants. best landlords.
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what’s inside? 3
overview
4
landlords
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tenants
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general consideration
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regulations
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preparing your property for letting
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mortgage help and advice
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energy performance certificates for rented properties: facts for the landlord
2 | contents
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overview Leading the way in residential property management and lettings to the airline industry in Airport, London’s third largest andStansted ever expanding airport. Essex. We are are based basedatatStansted two of London’s fast expanding airports, and Southend. We provide a very high level of customer service and quality affordable accommodation. more than just a tag line we are passionate at providing: - The best properties by the best landlords for the best tenants. taking the risk out of property rental. - We understand how important it is that landlords and tenants have peace of mind when they are letting or renting a property. - We achieve this by offering services that ensure both parties in a rental agreement not only feel secure but also get real value for money. Airport working with Stansted and Southend Airports been working workingclosely closelywith to the forfora anumber - We have been theairport airports numberofofyears yearsnow nowand andhave havedeveloped developed aa great working relationship which is based on trust and our high level of service. - We are able to offer busy flight crews and professionals access to quality properties conveniently located close to the airport. People do not need to work at the airport to use our services, though clients do need to meet our stringent referencing criteria in order to take up a tenancy in any of our properties. - Our friendly and helpful staff speak a variety of foreign languages so both individuals and companies property. can be assured that we will be able help them through the process of finding and renting a property 3
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landlords is your property vacant or about to become so? We can help you by ensuring that your property provides an income and you can relax knowing that your property is being professionally managed and cared for. Not only can we offer quality tenants, we also believe in offering a high level of personal customer service including the following: • Free valuation advice • Legal documents • Full tenant referencing service
rent guarantee plan We are pleased to offer a rent guarantee plan which will protect your income in the event of a tenant being unable to make rental payments. This, along with our stringent quality checks of prospective tenants, helps us take the risk out of renting your property and gives you peace of mind. tenants We only let properties to tenants that we would be happy to have in our own homes. By offering a high level of service we ensure the very best tenants for your property. Our offering ensures our tenants return to us again and again.
• Inventory preparation and photographic evidence of conditions • Regular property inspections Our fees are very competitive and we pride ourselves on providing an efficient property management service that will give you peace of mind when letting your property.
We can ensure pet-friendly landlords are protected by special agreements and larger deposits when required.
We are currently seeking properties for quality tenants including relocating airline staff and would be pleased to offer you a free rental valuation of your property and advice on letting with absolutely no obligation.
4 | landlords
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tenants tenants If you are new to letting then why not read our tenants guidance document Looking for a quality property to rent? If you are new website: to lettingwww.airportlettings.co.uk then why not read our tenants Looking for a quality property to rent? available on our thatguidance providesdocument useful We can introduce you to a wide selection of quality properties within the Stansted available for on first-time our website: www.airportlettings.co.uk that provides useful information tenants. Wetocan introduce you to arequirements. wide selection of quality properties within the Stansted area meet your personal information for first-time tenants. area to meet your personal requirements. We currently have a variety of properties including houses, flats and studios that currently have a variety of properties including houses, flats and studios that areWe available now. are available now. With years of experience in locating the right type of property for people just like With of experience in locating right type of property for people just like you, we years understand your needs and arethe here to help. you, we understand your needs and are here to help. Assistance from start to end Assistance from start to end As a NALS accredited letting and management agent, we are pleased to offer As a NALSofaccredited letting and your management agent,towe are itpleased to offer you a range services from before tenancy starts when ends. These you ainclude: range of services from before your tenancy starts to when it ends. These services services include: • Pre-letting property safety checks • Pre-letting property safety checks • Advice and assistance with insurance • Advice and assistance with insurance • Providing the landlord with your references and deposit • Providing the landlord with your references and deposit • Fast response to any queries or requests for maintenance • Fast response to any queries or requests for maintenance • General guidance and advice throughout your tenancy • General guidance and advice throughout your tenancy
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general consideration 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. sub-letting If you are a tenant yourself, you will require your landlord’s consent. 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 Landlord’s Legal Protection, and Landlord’s Contents insurance if required.
bills and regular outgoings We recommend that you arrange for regular outgoings e.g. mortgage, 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 Council tax is the responsibility of the occupier. You should inform your local collection office that you are leaving the property and gain up- to-date clarification of charges. During vacant periods the charge reverts to the owner. tax When the landlord is resident in the UK, it is entirely his responsibility to inform the Inland Revenue of rental income received and to pay any tax due. However, where the landlord is resident
outside the UK during a tenancy, under new rules effective from 6 April 1996, unless an exemption certificate is held, we as landlord’s agents 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. An exemption certificate must be provided by each landlord even if property is jointly owned. To obtain an exemption certificate, please call the help-line: 0151 472 6208 / 6209 or download the NRL1 Form www.hmrc.gov.uk. Energy Performance Certificate Any property with a self-contained kitchen/ bathroom will be required to have an EPC certificate. We are happy to arrange this on your behalf, if requested to do so in writing.
6 | general consideration
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regulations The following safety requirements are the responsibility of the owner (the landlord). Where you have signed our Full Management Agency Agreement, they are also our responsibility. Therefore where we are managing the property we will ensure compliance, at your expense.
should any electrical fittings or appliances within your rental property cause harm to a tenant you could be held liable. The tenant could sue you for damages or worse you may be brought before a court for negligence under the regulations.
HMO’s Please check with your local authority for details, application forms and up to date charges, this is the Landlord’s responsibility.
consumer protection – fire health and safety – gas Under the Gas Safety (Installation and Use) Regulations 1994, all gas appliances in tenanted premises must be checked for safety at intervals of not more than 12 months, by a Gas Safe Registered Engineer and a safety certificate issued. Records must be kept of the dates of inspections, of defects identified, and of any remedial action taken. health and Safety – electrical It is important to insure that all electrical appliances and fittings within the property are safe and in good working order. Unlike gas regulations, there is no law that says you must have a landlord electrical safety certificate. But,
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistant standards. The regulations apply to all upholstered furniture, and beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows, and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bed clothes including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. In practice, items which comply will have a suitable permanent label attached.
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preparing your property for letting We have found that a good relationship with tenants is the key to a smooth-running tenancy. As Property Managers, the relationship part is our job but it is important that the tenants feel comfortable in their temporary home and that they are receiving value for their money. This is your responsibility. Our policy of offering a service of quality and care therefore extends to our tenant applicants too, and we are pleased to recommend properties to rent which conform to certain standards. Good properties attract quality tenants. 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 landlord’s expense unless misuse can be established. It is essential that landlords leave an instruction manual with regards to heating, hot water systems and any other useful information which will assist the tenant greatly in the early days of their tenancy.
appliances Washing machines, fridge freezers, cooker,s dishwashers, etc. should be in usable condition. Repairs and maintenance are at the landlord’s expense unless misuse can be established. A user guide left at the property will assist tenants at the start of their tenancy. decoration Interior décor should be of a good standard, 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. We advise that any antique furniture is removed prior to letting. 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 to do so. However, few tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange maintenance visits by our regular prize-winning gardening contractor. cleaning At commencement of tenancy the property must be cleaned to a high standard, to be confirmed by Airport Lettings Inventory Clerk prior to check in. This sets the benchmark for check out condition at end of tenancy and it is the tenant’s responsibility to leave the property in similar condition. Where they fail to do so, professional cleaning will be arranged at tenant’s expense.
8 | landlords
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mail forwarding
property manual We recommend that you leave a manual at the property giving tenant’s useful information i.e. • Instructions/guarantees for appliances • Central Heating and Boiler Information / copy of homecare guarantees + ref & contact details • Instructions for showers • Instructions for Alarm • Instructions for Recycling • Details of refuse collection day • Details of neighbours and local amenities.
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Inventories are an absolutely essential document that provide a written benchmark that should be amended, updated and recreated before the beginning of each new tenancy.
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We recommend that you make use of the Post Office redirection service to avoid any chance of identification fraud. Application forms are available at their counters, and the cost is minimal. It is not the tenant’s responsibility to forward mail.
The Association of Residential Letting Agents (ARLA) states:
The Tenant Deposit Protection Scheme’s purpose is to protect the deposit of the tenants. Landlords will find it increasingly difficult to deduct money at the end of the Tenancy. This means that a detailed Inventory with dated photographic evidence, giving an accurate and detailed description of the interior of the property, its décor and its contents are an essential part of the service that we offer to our Landlords.
deterioration of the property or contents. In order to provide a complete and efficient service to the landlord, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement. keys You should provide one labelled set of keys for each tenant. Where we are managing the property, we will arrange to have duplicates cut as required. We also advise Landlords to retain one set for themselves (including garage/outbuildings).
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at end of a tenancy. Without such safeguards, it will be impossible for the landlord to prove any loss, damage, or significant
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holiday accommodation Q do you have holiday accommodation to let? Q could you earn extra income by renting out to a single professional A Airport Lettings will assess your accommodation for suitability and once accepted will take professional photographs, create a full marketing description and upload to our various websites. The website will display a thumbnail photograph and a brief description with a link to your unique page where a more detailed description will be included along with proximity to any forthcoming events, local attractions and nearest transport links. All visitor enquiries will be directed to your email address and booking will be direct with the accommodation owner. Should you require additional services at a later date such as passport checks, holiday agreements etc., we will be happy to assist.
This is an opportunity for accommodation owners to have a short and cost – effective assessment to confirm that their holiday rental, be it serviced or unserviced meets minimum entry requirements and is ‘legal, safe and clean’
Why Should You Join? • An Accreditation with your local Tourist Information Centre will maximize interest in your holiday accommodation and potentially increase your revenue. • The assessment involves a short day visit at an affordable price. • You will receive advice with regards to the legal documentation required and assurance from an experienced accommodation assessor that you are operating your business legally and safely. • Airport Lettings will also promote your business by way of the ‘short term’ section of the web site
Visitor Accommodation Scheme – Approved By Vistengland Airport Lettings Stansted Ltd have been chosen by the local council to work in partnership with the council and Tourist Information Centers to encourage and promote local business.
www.bishopsstortfordtc.gov.uk
Buntingford Town Council
Ware Town Council
Sawbridgeworth Town Council
10 | holiday accommodation and Rent a Room scheme
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Rent a Room scheme Rent a Room scheme Q Q Q Q
do you have a spare room within your property? do you have a spare room within your property? could you earn extra income by renting out to a single could you earn extra income by renting out to a single professional professional A You can receive up to £4,250 a year tax-free by letting furnished rooms in A your You can receive to £4,250 yearatax-free by letting furnished rooms in home. This isupknown as theaRent Room scheme. your home. This is known as the Rent a Room scheme. How the Rent a Room scheme works How the Rent a Room scheme works This is a scheme that allows you to earn a certain amount of tax-free income from This is afurnished scheme that allows you to earn a certain amount renting accommodation in your own home. Thisofistax-free ‘gross’ income income,from that renting furnished your away own home. This is ‘gross’ income, that is, the total of youraccommodation receipts before intaking your expenses. It doesn’t matter is, themuch totalyou of your before taking awaystill your It doesn’t matter how earnreceipts from other sources – you getexpenses. the full tax-free amount. how much you earn from other sources – you still get the full tax-free amount. A lodger can occupy a single room or an entire floor of your home. However, the A lodgerdoesn’t can occupy entire floor your home. the scheme applya ifsingle your room home or is an converted into of separate flats However, that you rent scheme doesn’t if your is converted into separate flats you rent out. In this case apply you will needhome to declare your rental income to HMthat Revenue & out. In this case you to declare rental income to HMalso Revenue & Customs (HMRC) andwill payneed tax through Selfyour Assessment. The scheme doesn’t Customs (HMRC) and pay tax through Self Assessment. The scheme also doesn’t apply if you let unfurnished accommodation in your home. apply if you let unfurnished accommodation in your home. Airport Lettings will visit your property and assess the room in question, advising Airport Lettingsrental will visit your property and assess theand roomfurnishings, in question,term advising on achievable inclusive of all bills, contents and on achievable rental inclusive of all bills, contents and furnishings, term and notice periods etc. notice periods etc.
We will then go through the following procedures:We will then go through the following procedures:• market the room on our web site and other top property sites with • professionally market the room on photographs our web site and other top property sites with taken professionally taken photographs • search existing applicant registers and arrange viewings with prospective • tenants search existing applicant registers and arrange viewings with prospective tenants • negotiate between landlord and tenant taking up relevant references • negotiate between landlord and tenant taking up relevant references • advising on the preparation of an • inventory advising on theagreement preparation and as of peran inventory and agreement as per current legislation current legislation • collect first months rental • and collect first months security depositrental and security deposit
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tenant. Where we are managing the property, we will arrange to have duplicates cut as required. We also advise Landlords to retain one set for themselves (including garage/outbuildings).
lettings experts. not just for airport people your key to success open 7 days a week www.airportlettings.co.uk
Enterprise House London Stansted Airport, Essex CM24 1QW t: +44 (0) 1279 661 555 Viscount House London Southend Airport, Southend-on-Sea, Essex SS2 6YF t: +44 (0) 1702 547915
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