Welcome
I understand that your choice of letting agency is a personal one. With the growing variety of services available to landlords and investors, I also appreciate the complex decision process. We have presented our proposition in a simple format to compare our services’ benefits against your expectations.
What to expect during our valuation appointment
Our carefully selected staff are the lynch-pins within the operation and focus less on hitting targets and more on building strong relationships with customers. I’d like you to feel comfortable in their care and confident that they will look after you and your property.
In recognition of our customer care, marketing and leading lettings results, we are proud to have won ‘the best lettings agent’ award. We hope the accreditation, endorsed by Rightmove, gives you the added confidence to consider our services in 2024.
Dominic Kleywegt
Lettings Partner
The company’s ongoing focus to deliver helpful advice, that public trust, is a significant reason why landlords and tenants seek our services. With compliance within the letting sector remaining a hot topic, investors’ reliance on a competent agency has never been so great. Ensuring we look after our customers’ best interests is the number one priority and at our culture’s core. Staff understand how important it is to deliver reliable guidance to landlords and tenants, helping us grow and maintain long term relationships with our clients. I’m sure you will find our team approachable, professional and down to earth.
We look forward to working with you soon.
Joe Mullan
Area Manager
TOUR OF YOUR PROPERTY so we can understand the accommodation and key features.
MARKET REVIEW determining your property’s rental value.
A-Z OF THE LETTINGS PROCESS from the marketing of your property through to move-in and ongoing support.
CREATING A MARKETING STRATEGY designed to deliver quality tenants in the quickest time - without any void periods.
NEW TECHNOLOGY helping us speed up the entire process and allowing you to see the progress at each stage.
OUR SERVICE PACKAGES and protection schemes that cover you and your investment prior, during and post tenacy.
LEGISLATION UPDATES and useful information to help you comply with landlord obligations.
FINANCIAL REVIEW to help ensure that you are maximising your investment. Please ask us any questions throughout our visit.
Introducing your local team
Roles and responsibilities
Rental Valuations | Instruction | Marketing of Property | Landlord Care | Feedback &
Marketing Review | Tenant Qualification |
Viewings | Negotiation of Offers
What is most important to me? Customer service - I always want to make sure landlords can fully trust us to find them the right tenant. I take great pride in my work and get satisfaction from assisting landlords and tenants in any way I can, ensuring I’m exceeding expectations to make the whole process as stress free as possible.
Ennis Richards - Lettings Manager
10 steps Your guide...
to saving you time and money
To make life easier, our service covers the 10 steps below – don’t struggle to do it yourself, we can take care of everything for you.
1. Research the local lettings market and compare rents achieved for similar properties to your own.
2 Prepare the property for marketing and occupancy. This also includes all safety certificates.
3 Register tenants interest, establish their suitability and conduct viewings.
Roles and responsibilities
Roles and responsibilities
Referencing & Right to Rent
Checks | Pre-Tenancy
Work | Let Progression | Collection of Monies | Contract Generation | Standing Order Setup
Maintenance Handling | Routine Inspections | Credit Control | Certificate & Contract Renewals | Serving of Legal Notices | Checkout & Deposit Resolution
4 Complete pre-tenancy referencing, draw up a tenancy agreement and place the security deposit in a government-backed protection scheme.
5 Conduct an inventory, to catalogue the contents and condition of the property, in order to safeguard against any future damages.
6 Regular inspections to establish the property’s condition, including detailed reports.
7 Contactable 24/7 should there be a query, an emergency or questions relating to the property.
8 Organise any necessary maintenance that may be needed throughout the tenancy.
9 Perform renewal negotiations, carry out an annual rent review or start the process to find a replacement tenant.
10. Perform tenancy checkout and negotiate deposit resolution.
If you have any questions about the lettings process, just ask.
Ellie Fletcher Lettings Negotiator
Libby Blacknell
Lettings Negotiator
Ben Davis Credit Control
Gurmukh Jheeta
Buy To Let Specialist & Protection Adviser
Libby Welch Lettings Administrator
Michaela Sharkey Property Manager
Lee-Anne Ramsden Property Manager
Jessie Pender Lettings Negotiator
Sophie Osman Team Leader
Making the most of your property
We use the latest equipment with specialist wide angle lenses to capture as much of the room as possible, providing tenants with true to life images.
Along with this, photos are enhanced using advanced software to ensure the quality of our photography meets our very high standards.
Our Marketing Strategy... ...delivers more for you
Open House - Maximises offers with a greater choice of tenants.
Following a survey of 3,000 landlords, two key factors came out on top; the speed of the let and the quality of the tenant. The strategic approach outlined below is a step-up from the traditional marketing approach. 01 02 03 04 05
Strategic Pricing - Helps to ensure your property stands out from the competition.
Price Points - It’s imperative to get the price right on portals so that the property appears in more searches.
Enhanced Photos & Video Tours -
Crisp bright images with blue skies make properties standout across digital marketing.
Traditional Marketing - Internet
advertising | bespoke brochures | offices | property tours | proactive call-outs
Giving you a greater selection of tenants to choose from for your property
Creating more demand increases the speed of let and reduces void periods
Advertising on a price point will generate 30% more viewings
Standout presentation delivers more enquiries
Marketing designed to maximise reach & exposure
Our customers benefit from faster results without compromising the quality of their tenants. Call to find out local rental values and how quickly we can let your property.
Monitoring Property Performance
We monitor the level of interest, the amount of enquiries and the number of viewings booked. Below you can see two activity reports and the price points on Rightmove, which demonstrate how two different approaches performed in the same marketplace.
• Attract Tenants Faster
• More Protection
• Fast Payouts
• Adjudicated by the TDS
Based on £1,750 rent pcm Based on £2,000 rent pcm
Everything at your fingertips
PRE TENANCY
Tracking the Process
Our interactive portal enables you to view the whole pre tenancy process.
Faster progression | Automated referencing | Reminders of outstanding tasks | Upload documents 24/7 | Integrated inventory | Access to tenant referencing report | Electronic contract signing | Online payment system
For our customers convenience we have partnered with some of the most forward thinking technology providers in the lettings industry. Our systems help us speed up the entire process and allows you to see the progress at each stage anytime, anywhere on any device.
DURING TENANCY
Maintenance Reporting
Our online reporting portal (FixFlo) can help collect all the essential information for accurate quotes and increases the chance of repairs being completed first-time.
Photo updates of all maintenance from start to finish | Communicate with all parties via instant messaging | All maintenance invoices at the touch of a button | Automatic compliance certificate renewals | Full audit trail of all maintenance jobs with date stamps | Access to our 24/7 PropCall Limited out of hours service | Review & approve quotations online | Provide instructions to us at any time of day
POST TENANCY
Simple Deposit Resolution
Our transparent system (The Depositary) can be used to easily progress a check out, manage & negotiate deductions and reconcile funds.
Faster deposit resolution time | Prompts tenants to organise a clean prior to checkout | Weekly guidance tips sent to tenants, precheckout | Ability to upload quotes & invoices to support claims | Access to the platform 24/7 from any device | Full audit trail & visibility of all deposit negotiations | Ensures compliance with deposit legislation | Official Partner with the Tenancy Deposit Scheme (TDS)
Free Rental Market Appraisal
Legislation & Tax Advice
Professional Property Details
Comprehensive Marketing Strategy
Tenant Referencing Service
Right to Rent Checks
Rent Collection & Monthly Rental Statements
Debt Control & Recovery Services
Routine Property Inspections
Maintenance Handling & Resolution
Deposit Negotiation & Resolution
Court Attendance (Per Hour)
Provision of Annual Tax Statement
FULLY MANAGED
The impact of the current economy on the rental market
Why Rent & Legal Protection is so important:
• The current cost of living
• Increase in energy prices
• Inflation forecast
• The rise in interest rates
COMPLIANCE CHARGES
ADDITIONAL SERVICES
Complete peace of mind
Rent & Legal Protection
Given the impact of the current economy, we have worked closely with selected partners to offer our clients market leading protection against the worst-case scenario.
• Up to £100,000 worth of rent paid should the tenant stop paying
• Including 3-months vacant possession cover protecting 75% of the rent
• Up to £100,000 legal expenses
• Market leading mediation service to speed up possession process
• Professional court attendance
Complete Cover from only £42 pcm
£7,269
£8,076 £10,096
£8,884
£12,115
46% of tenants are currently concerned about honouring their rental commitments 58% of landlords cite arrears as the main reason for seeking possession
Safeguard yourself against costly deposit disputes
We offer a comprehensive inventory service including documented reports for your property; before, during and at the end of the tenancy. This service is perhaps one of the most overlooked and undervalued functions a letting agent can carry out on your behalf.
Inventory Reports
A succinct report including photos of the property’s condition is imperative to safeguard you against costly damages that may occur during the term. The report is signed by the tenant and acts as the first reference document if disputes arise. Elements that need to be noted:
• Décor / Flooring / Walls (type, colour, condition)
• Fixtures, Fittings & Furniture
• Cleanliness
• Garden (front and rear)
• Utility meter readings
The cost of this service is dependent on the size & furnishing level of the property. (See Inventory & Checkout table)
Inspection Reports Checkout Reports
Reports undertaken mid-tenancy are key to ensuring your property is being treated respectfully. Our visits also allow us to identify any maintenance issues or make recommendations regarding the general upkeep of your investment. Benefits of regular reports to landlords include:
• Longer term retention of good tenants
• Ability to implement rent increases
• Shorter void periods when re-letting
The information gathered whilst carrying out visits also allow you to make an informed decision on whether you wish to offer an extension to the tenancy at the end of the initial term.
The final inventory report, taken once vacant possession is gained, acts as the official document to compare the condition of the property versus the initial inventory report agreed with the tenant at the start of their term. The photographic reports include:
• Cleanliness
• Damage
• Maintenance
• Missing/Additional Items
• Meter Readings
The cost of this service is dependent on the size & furnishing level of the property (See Inventory & Checkout table)
Inventory & Checkout
Frequently asked questions
Can I still claim for damages without an inventory or checkout?
You can attempt to make a claim against the tenant’s deposit, but if it goes to arbitration, it’s highly unlikely to be successful. The onus will be on you, the landlord to prove that any damage present was caused by the tenant. Official signed documentation gives you the best chance possible to win a dispute.
Can I do my own inventory/checkout?
The arbitration service tends to prefer an independent third party to carry out the inventory and checkout reports to ensure impartiality. They appreciate that a professional provider will include the level of detail required. Our inventory clerks are fully qualified and use state of the art cameras, with date stamps to ensure accountability.
What do I need to be aware of when assessing the level of deductions?
There is legislation to protect tenants against unlawful claims against their deposit. Fair ‘wear and tear’ must be considered, plus the Law of Betterment means you are unable to claim new for old. Our Property Managers will be able to assist you with any claims you wish to make.
Will you carry out regular inspections at my property?
Property visits are provided free of charge on our Fully Managed service (every 6 months). They are not provided for our Rent Collect or Let Only service levels.
Will you negotiate on my behalf for claims against the deposit?
If we carry out both the inventory and checkout, we can undertake claims for you. However, negotiations with tenants are almost impossible if we do not hold accurate and accountable information.
Do I need an inventory if my property is unfurnished?
Whether the property is furnished or unfurnished the extra protection provided by our inventory services will prove invaluable if a dispute arises. Please bear in mind that claims could apply to damages for walls, carpets, kitchen units, fixtures & fittings and cleanliness of the property. We like to ensure your property can be handed back to you in the same condition it was given.
PLEASE NOTE: It is imperative the office has a management set of keys prior to the commencement of the tenancy.
More than just a Letting Agent
As a thank you for inviting us to value your property, we are happy to provide you with a completely free and no obligation personal financial review from our fully qualified Buy To Let specialist. You’ll be amazed how much a simple conversation can benefit you.
• Protection Review
• Let To Buy & Buy To Let
• Re-Mortgages
• Portfolio Expansion
• Capital Raising
• Retirement Planning Products and Services...
How I can help you...
• Offer any appointments to suit: over the phone, in the office or home visits
• Provide expert guidance through the complexities of financial services
• Advise on options available to you to reduce your monthly outgoings
• Present bespoke solutions to fulfil your own personal future aspirations
• Ensure maximum return from your investment(s)
Your Guide to Lettings Legislation & Best Practices
Legislation
Lettings has become somewhat of a legislation minefield, with penalties for non-compliance ranging from large fines and not being able to regain possession of your property, through to potential imprisonment in the worst case scenario. It is imperative that you select an agent that is fully versed in all things law related to ensure a smooth and stress free tenancy cycle for you and your tenant.
Robinson Jackson Group Lettings wish to ensure you are up to speed with the latest legislation. Below you will find details of key requirements that you, as a landlord, must comply with both prior to and during the tenancy cycle. We are always available as an advisory service when you require guidance, via our Lettings Consultants based across our network.
Gas Safety Record
Every gas appliance within your property must be inspected and passed as safe by a fully qualified Gas Safe registered engineer and issued with a record to detail this. The record must be issued prior to any tenancy documentation being signed by a potential tenant.
Energy Performance Certificate (EPC)
A valid and in date EPC must be available before any marketing of a property can commence. In April 2018, new legislation (Minimum Energy Efficiency Standards) came into force stating that it is illegal for any property that rates F or G on the Energy Efficiency Rating system to be offered on the
open market. It is also important to know that any existing tenancy agreement that may be in place cannot be renewed if the current EPC for your property is an F or G rating. In this circumstance, a new EPC must be obtained, gaining a higher rating, prior to the renewal taking place. Please be aware, works on the property may be required to improve the rating.
The ‘How To Rent guide’ for Tenants
This is a government advisory document that must be provided to tenants prior to them entering into a tenancy agreement. It informs them of the lettings process and their legal rights throughout the tenancy cycle. Failure to provide this may mean that you will be unable to gain possession back of your property in the future, should you require it.
Right To Rent
Prior to issuing a tenancy agreement, a check must be carried out on the proposed tenant to ensure they have the legal right to reside within the UK.
Smoke Alarms & Carbon Monoxide Detectors
There is a legal requirement to provide smoke alarms on each floor of your property, along with supplying a CO2 alarm in any room which contains a fixed combustion appliance (excluding gas cookers). All alarms need to be tested and fully functional on the first day of the tenancy and replaced where faulty.
Fire and Furnishings
If you are offering your property on a furnished basis, there is an obligation to comply with the Fire and Furnishings act, which looks at the resistance levels of any soft furnishings residing in the property.
Deposit Protection
If you are offering an Assured Shorthold Tenancy (AST), there is a legal requirement to protect any received monies used as a security deposit with an approved government scheme within 30 days of the deposit being received, and provide the relevant certificate to the tenant. You are also required to provide prescribed information in relation to this deposit to
the tenant. Failure to do so may result in a claim being made by the tenant against you up to the value of three times the deposit amount.
Ongoing maintenance
You have a statutory requirement to ensure continued upkeep of any equipment supplying water, gas and electricity to the property under the Landlord and Tenant Act to ensure that the property is habitable and offered in a liveable condition. Failure to carry out required maintenance once reported may result in you not being able to enforce a section 21 to gain possession of your property back.
Mortgage Consent
Prior to letting your property, you must ensure that you have received consent from your current mortgage provider. This is especially relevant if your property is currently under a residential mortgage as it may be against the terms and conditions of your current mortgage. Substantial fines may be levied against you if you do not inform your lender of your intentions and gain their consent to let.
Tax Obligations
You may be liable to pay income tax on rent received on your let property. The amount of tax payable will be dependent on the level of profit and your personal circumstances. A selfassessment must be carried out annually and submitted to HMRC. Further information on this can be found at https:// www.gov.uk/guidance/income-tax-when-you-rent-out-aproperty-working-out-your-rental-income.
Houses in Multiple Occupation
Depending on what style and size of property you are looking to let and the number of tenants looking to take occupancy, you may have to comply with legislation surrounding Houses in Multiple Occupation (HMOs). There may also be a requirement for you to apply for a licence through your local council prior to letting your property. Please ask our Lettings Experts to determine what your obligations may or may not be and we will be more than happy to advise you.
Electrical Safety
As of 1st June 2020, the Electrical Safety Standards in the Private Rented Sector Regulations 2020 came into force across England. This legislation states that all rented accommodation must have electrical tests carried out by a ‘competent’ person and be issued with a ‘Satisfactory’ Electrical Installation Condition Report (EICR). A copy of this report must be provided to any occupying tenant prior to any tenancy commencing. Should the report state that there is remedial work required in order to obtain a ‘satisfactory’ classification, this work must be carried out within 28 days of receipt and the new report provided to the tenant. Any satisfactory report is valid for up to 5 years unless stated otherwise on the report.
Selective Licence
Part 3 of the Housing Act 2004 (the Act) sets out the scheme for licensing private rented properties. Under section 80 of the Act a local housing authority can designate the whole or any parts of its area as subject to selective licensing. All privately rented property in the area are required to be licensed by the local housing authority, unless the property is a House in Multiple Occupation and is required to be licensed under Part 2 of the Act.
Best Practice
Although the items listed below are not currently legal requirements, it is best practice to carry out these relevant safety checks to insure yourself against potential future prosecution should the worst occur - we want to protect you and this starts with you protecting your tenants.
Legionnaires
You have a duty of care to ensure that the water supply to your property is free of Legionella, which can lead to your tenants contracting Legionnaires Disease. A survey can be carried out on your property, which will provide you with a risk score along with recommendations to minimise the potential risk to your occupying tenants.
Insurances
We would highly recommend taking out landlord’s contents insurance. This is different to normal household contents insurance and will safeguard you against not only malicious or accidental damage by your tenant but also provide you with public liability cover should an eventuality occur where your tenant looks to make a claim against you.
Housing Health & Safety Rating System (HHSRS)
This is a risk based evaluation tool to protect tenants from potential hazards within the home and can be requested by your tenant by approaching the local authority. Upon assessing the risk, the local council have the authority to issue compulsory work orders to eradicate any potential risk to the occupant of the property. For assistance in performing your
own risk assessment, please visit gov.uk and search Housing Heath and Safety Rating System. Here you will be able to ascertain whether there are any actions you should take prior to letting your property out.
Should you require clarification of any of the items listed here, please feel free to contact us and we will be happy to explain in more detail your areas of responsibility.
OUR AFFILIATIONS
Notes Income Review
Proof of I.D / Proof of Address / Proof of Ownership Gas Safety Record
Simon Parish
Pompei
Ebbsfleet
Belvedere
Dartford
- 01322 281281
- 01322 292805
North’Heath
Swanley
- 01322 666444
- 01322 292805
Catford
Eltham
Sydenham
Lewisham
- 020 8297 8777
Customer Reviews
The lettings team provided exceptional service, they went above and beyond our expectation from a letting agent. I have rented out property before and I have never received the kind of outstanding service that I got from her. I would strongly recommend this company for lettings, they kept me up to date regularly with regards to viewings and provided great general advice, the team were always available to answer any queries I had. TANDY NASH - Landlord
“I’ve been a tenant for the past two years and a renter for 6 years before that through other agents. The property management team at RMJ is one of the best I’ve dealt with. They’re a pleasure to talk to, very responsive, courteous, fair and communicative and deal with any repairs swiftly where appropriate, keeping me in the loop at all times. Even their contractors are nice guys! Highly recommended.”
SAMANTHA COOK - Tenant
“I’ve been pleased with the speed and efficiency with which you successfully found me a tenant. I wanted to do business with you and the team because of the confidence and consistency which you have shown since we first met. I am very pleased with the service provided and would highly recommend Robinson Michael & Jackson”
MARIO SPENCER - Landlord
“Very friendly staff who have all been extremely helpful. They listen to your needs when wanting to rent and they are very efficient. We have been very impressed with their help which is what you need. I would recommend this branch for renting.”
TRACIE JOHNSTON - Tenant
“Great service by Robinson Michael & Jackson. The agents fully manage my property as I live outside of London, they were particularly good at finding the best tenants. The advice I have been given was excellent. Any difficulties with the process were smoothly sorted by the team, from dealing with trades people for maintenance issues to helping me understand the lettings process & all the legal requirements. I was really impressed with all the helpful staff and would certainly recommend them.”
CATHY CONSTABLE - Landlord