Property services with proper service
A helpful guide for landlords
Welcome to Henry Adams
The company was formed in 1990 by the late Henry Adams. It has grown rapidly since its inception, offering a wide range of propertyrelated services across a large area.
The lettings division has seen rapid growth in its portfolio and continues to expand. With the population becoming ever more transient, many professional people and families see renting as a more flexible and viable option, which does not involve tying up vital capital. Tenants moving from one part of the country to another, due to short-term work contracts, will often let their own property whilst renting themselves.
With over 170 pieces of legislation in the sector, landlords need a qualified and experienced managing agent more than ever before.
Growth in the industry is forecast to continue as the Government modernises the legislative framework in which it operates. This provides excellent opportunities for landlords to continue to invest in “bricks and mortar”.
Yours
Ian Wiggett CEO, Henry Adams
Lettings and property management
• The lettings arm of Henry Adams has expanded significantly in recent years to become one of the fastest-growing letting companies in the area.
• Whilst growing rapidly, we remain true to our original ethos of excellent personal service and friendly, honest advice.
• Select from our range of proven property management services that are tailored to suit all needs – from individual landlords letting for the first time to landlords with large portfolios of properties.
• Take advantage of our dedicated lettings offices covering Surrey, Sussex and Hampshire. They are all staffed by teams of experienced property managers.
• Our offices are all linked by a cloud–based computer system, enabling offices to access each other’s databases of properties and prospective tenants.
• Our latest software matches applicants with properties as soon as they come on to the market. Your property will quickly reach all potential tenants, using the software to alert them by email or text for a speedier let.
• Our innovative client account system ensures that our landlords receive their rent as soon as possible with all client money being fully insured.
• Our referencing procedures are vigorous. We are selective about your prospective tenants.
• Our in-house letting and management teams have numerous links with many corporate clients and relocation companies. As part of our comprehensive service we can also offer ‘buy-to-let’ advice for those looking to invest in rental properties.
• We are members of ARLA Propertymark (the Association of Residential Letting Agents), which is the recognised, professional, self-regulating body for the industry. We have ARLA Propertymark licensed staff in all our letting offices. Don’t take risks when instructing an agent – make sure you choose an ARLA Propertymark agent.
lettings@henryadams.co.uk
For reliable, honest advice you can trust, contact us at
As one of the most respected letting agents in the area, our reputation is built on providing a professional service for our landlords and tenants.
Lettings service options for landlords
There are various options available to landlords in terms of the type of service required. A general summary of each option is detailed below. Each choice is tailored to meet the demands of both the experienced landlord and those who are new to lettings. The fully itemised list of services is shown opposite.
1. Simply Rent Guaranteed
In an uncertain world and in response to our landlord client demand, Henry Adams Lettings has introduced our Simply Rent Guaranteed and Legal Service.*
Alongside our comprehensive management service, where we handle everything on your behalf, we are now able to include these additional benefits:
• Rent arrears covered up to 15 months rent.
• Legal Expenses up to £100,000 in the event of a tenant failing to pay rent.
• Legal Expenses up to £100,000 in the event a tenant fails to leave a property.
• Legal Expenses if a tenant opens proceedings against a landlord.
• Tax allowable cost for most clients.
• No forms or hassle, any claims handled automatically.
• No excess.
• Professional mediation service to resolve arrears.
Tenants sometimes fall on hard times for a variety of reasons or cannot move out at the end of a tenancy. Our Rent Guarantee and Legal Service provides peace of mind along with an enhanced service should things not go to plan and a personal point of contact.
2. Full Management
This option, which also includes all the benefits of our Tenant Introduction and Rent Administration services, is a popular choice with landlords who don’t wish to guarantee their rent and who perhaps are not as financially dependent on receiving rent each month.
3. Rent Administration
This choice is popular with landlords who live locally and are happy to liaise with the tenants regarding any maintenance issues.
We will undertake all the pre-start of tenancy tasks as with the Full Management and Simply Rent Guaranteed. We will also:
• Market the property.
• Carry out the same referencing procedure as with Full Management.
• Prepare all the paperwork prior to the tenants moving in.
• Prepare the inventory and serve the appropriate legal notices on the tenants, so that possession can be obtained at the end of the tenancy.
• Carry out the Check Out after the tenants have vacated, to enable the reconciliation of the deposit.
4. Tenant Introduction
This option is usually taken up by the experienced landlord who is familiar with tenancy law and property management. In addition to marketing the property, we would reference the tenants and prepare the tenancy agreement.
Thereafter the landlord deals with all maintenance issues and the serving of legal notices. We advise landlords to still have an inventory carried out, which we can organise at a competitive rate on their behalf.
We can also protect the tenants’ deposit in accordance with the necessary legislation.
*Full terms and conditions available on request.
Service levels offered
Visit your property; initial rental appraisal and full consultation ü ü ü ü
Take photographs, erect To Let board ü ü ü ü
Extensive advertising and marketing initiatives ü ü ü ü
Accompany all tenants on viewings (unless agreed otherwise) ü ü ü ü
Serve required pre-tenancy compliance paperwork ü ü ü ü
Obtain full references on tenants and guarantors (if applicable) ü ü ü ü
ID and Right To Rent checks ü ü ü ü
Prepare appropriate Tenancy Agreement ü ü ü ü
Compile detailed Inventory and Schedule of Condition ü ü ü
Note meter readings; inform utility companies and local authority of ü ü ü change of occupier
Receive first months rent and deposit on your behalf ü ü ü
Remit balance of monies to your account via Automated Transfer with ü ü ü ü detailed statement
Receive monthly rents throughout the tenancy and remit to your account ü ü ü
Issue statements ü ü ü
Hold and protect the deposit on your behalf ü ü ü
Proactive, expert approach to rent arrears ü ü ü
Carry out regular property visits by appointment ü ü
Attend to repairs and general maintenance matters ü ü
Arrange for your bills to be paid from your rent account ü ü
Where requested, arrange for quotes and estimates for future works ü ü Gas, electric checks and EPCs ü ü ü
Serve any required Section 21 Notices or Section 13 Notices on a timely ü ü ü basis as instructed
Negotiate tenancy extensions and implement rent increases as appropriate ü ü ü Prepare Supplemental Tenancy Agreement (Renewal) ü ü ü
Carry out thorough Check Out at end of tenancy; note meter readings; ü ü ü ensure all keys returned
Advise utility companies and local authority of occupier change ü ü ü
At end of the tenancy arrange for necessary cleaning, repairs or gardening ü ü to be attended to
Complete fair, accurate reconciliation of deposit; return deposit or balance ü ü ü directly to tenants
Deal with tenants queries after they have vacated ü ü
Provided we have retained funds, pay any interim bills on your behalf ü ü
If required, prepare property for re-letting, recommend any necessary works and ü ü re-assess the rent. (Re-marketing and rental assessment usually takes place approx. 4/6 weeks prior to tenants vacating)
Legal services up to £100,000* ü
Full eviction cover in the event a tenant doesn’t leave or doesn’t pay rent* ü
Please note no part of this brochure forms any contractual arrangement. *Terms and Condition apply.
Services 1* 2 3 4
Petersfield
Haslemere Midhurst
Horsham
Billingshurst
Pulborough
Storrington
6 Villages
Why choose us?
The most important asset of any firm is the staff they employ.
At Henry Adams, we believe we have the best.
Reputation
Our reputation is built on excellent service and sound advice. As an independent firm, we strive to offer a personal service rather than treating clients as numbers. We like to build longstanding relationships with our clients, as many landlords see their rented property as a longterm investment.
Corporate clients and relocation agents
Over the years we have built up an extensive list of corporate clients and relocation agent contacts. Many of our properties attract interest from tenants all over the country and internationally.
Office network
Our offices are situated in prominent locations, easily accessible to the public. Our sophisticated cloud-based system enables
us to email or text your property details to our database of prospective tenants. Lets are sometimes agreed within hours. We accompany all viewings, so we can get a good “feel” for how reliable a tenant is likely to be.
ARLA Propertymark
Henry Adams is a member of ARLA Propertymark (the Association of Residential Letting Agents), the industry’s regulatory body. This also means all landlord and tenant funds are held in fully protected client accounts. Many of our staff are also ARLA Propertymark qualified.
The Property Ombudsman
We are members of the Property Ombudsman, meaning landlords and tenants have a system of redress should it be needed.
It doesn’t matter whether your property is a onebedroom flat or a large country house – we will ensure it is marketed professionally and efficiently.
Find out more about our specialist property services online at henryadams.co.uk.
Crawley Brighton Haywards Heath Worthing Emsworth Portsmouth Fareham Winchester Isle of Wight Alton Farnham Hayling Island Chichester East Wittering Selsey Middleton-On-Sea Bognor Regis & Aldwick SOUTH DOWNS NATIONAL PARKWe pride ourselves on having an excellent reputation within the industry.
Many of our clients are from repeat business or recommendations. We also have good working relationships with other professionals in the area, such as solicitors and accountants.
Website
Our website is frequently updated and our IT team makes sure that it’s both user-friendly and advanced. All our properties are presented in the best possible light on our website to attract potential tenants. We also provide information resources for both landlords and tenants.
Advertising and marketing
In addition to our website, our properties feature on the large property portals, including Rightmove, Primelocation and Zoopla.
With the vast majority of our enquiries coming through online sources, we continuously invest in our website and our digital marketing for successful results.
Visit our website at henryadams.co.uk to see for yourself.
Social media
Henry Adams has active profiles on the major social media platforms, including Facebook, Instagram and LinkedIn. Our lettings properties are regularly featured across our social media accounts to reach a wider audience and attract more enquiries.
Communication
Building strong, long-term relationships requires good communication. Our offices are prominently located for you to call in and see us in person. We’re also happy to keep in touch by phone, email or WhatsApp, and via our secure landlords’ portal.
Online account access
All our landlords can log in to a secure system to access accounting and other useful information.
As your expert property partners, we’re here to help.
Legal and moral obligations
Landlords have a legal and moral obligation to ensure that the tenants and their visitors have a safe environment in which to live.
Safety regulations have been revised over the years and penalties for non-compliance can be very severe. Some of the most important issues to be aware of are:
Taxation
The rental income you receive is viewed as “unearned income” and is subject to UK tax, and should be declared on your self–assessment return. Certain items can sometimes be offset against the rental income, so it is important to retain copies of your monthly statements, invoices and receipts. Such items may include mortgage interest, insurance premiums, service charges, ground rents, repairs and necessary maintenance works, legal and accounting fees and letting agency fees. If you are an overseas resident or you are intending on moving abroad, further rules apply and you will need to register with the HMRC and complete the relevant NRL1 form online. All people registered on the deeds of the property being let must submit a separate NRL1 form. We recommend that landlords seek professional advice regarding tax from their accountant/tax consultant.
Presentation of your property
One of the most important things to remember is that well-presented properties attract good tenants. First impressions can make a huge difference, and we are always ready to advise landlords with some useful tips to ensure that they spend money in the right areas. If you are unsure, just ask for advice. Generally speaking, redecorating tired rooms, thorough cleaning including professional cleaning of ovens and carpets, sweeping chimneys and tidying any gardens all help in attracting the best quality tenant. At Henry Adams we are able to advise on what is required at what stage and provide contact details for trades and professionals who can oversee any work required to your property in preparing it for let.
Smoke and CO alarms
All properties must be fitted with smoke alarms on each floor. Carbon monoxide alarms are required to be fitted in any room with a solid fuel or combustion appliance or open fire.
Tenants’ deposits
Deposits on Assured Shorthold tenancies must be held by a member of one of the government approved schemes, so that in the event of a dispute, the matter can be referred to arbitration. If Henry Adams is protecting your tenants’ deposits we will ensure that the correct paperwork is also properly served to avoid any potential problems in this regard.
As the Government modernises the lettings market, insured alternatives to traditional cash deposits are becoming more and more popular. Henry Adams offers this alternative through Zero Deposit as they are fully FCA regulated.
Energy performance certificates
All properties coming to the market to let need to have an EPC, which must be made available to the prospective tenant. An EPC is valid for 10 years. In order for a property to be let the rating must be in the A-E range. Properties that fall below the required minimum E rating may qualify for exemption.
Consents
If you have a mortgage or other loan secured on the property, you must obtain written permission from your lender before you enter into a tenancy agreement. If your property is leasehold you should also check with the freeholder to see if you require permission from them to let.
The Furniture and Furnishings (Fire) (Safety) Regulations
These regulations make it an offence for any person letting a residential property to supply furniture and soft furnishings which do not meet the required fire safety standards.
Gas Safety (Installation and Use) Regulations
Landlords must ensure that gas appliances and pipework in a property for letting are maintained in good order and are safe prior to letting and then checked annually. To reduce and prevent death or injury due to carbon monoxide poisoning, as well as other potential hazards linked to gas appliances (e.g. explosion), strict regulations were introduced which place clearly defined duties on landlords and their agents and also on contractors. A certificate must be provided to the tenant before a let commences.
Electrical Safety Regulations
All let properties require an Electrical Installation Condition Report (EICR) to confirm that the wiring in the property is safe. A valid EICR lasts for 5 years unless otherwise stated. A certificate must be provided to the tenant before a let commences.
Legionnaires’ disease
Landlords are under a duty to ensure that the risk of exposure to tenants, residents and visitors is properly assessed and controlled.
Things you need to know
Furnished or unfurnished?
The majority of tenants seeking properties outside London tend to prefer unfurnished properties, although it is advisable that carpets, curtains, light fittings and some larger kitchen appliances are often included.
Buildings and contents insurance
It is the landlord’s responsibility to maintain buildings insurance. We recommend that the tenant takes out specialist contents insurance, which may cover accidental damage to landlords’ goods. We also recommend that landlords have contents insurance, even if the property is unfurnished, to cover items such as appliances, carpets, etc, and also protection for public liability. Landlords must notify their insurers of their intention to let the property.
Rent guarantee
Our market leading ‘Simply Rent Guaranteed’ service allows landlords to guarantee the payment of rent each month and have the benefit of an eviction service should things go wrong. Speak to your local office today for full terms and conditions.
Mortgages
We refer clients to independent mortgage brokers, who offer impartial and friendly advice. Please ask for contact details. You must obtain written consent to let from your mortgage provider if you have a mortgage.
Holiday Cottages
Our busy Holiday Cottages department now looks after hundreds of local owners and continues to go from strength to strength.
We have long predicted that the UK’s holiday lets sector could be a beneficiary of economic uncertainty as people choose not to take holidays abroad, preferring to stay closer to home.
Currency fluctuations could mean many people have less money to travel overseas and choose to holiday in the UK. At the same time, if it becomes more laborious and increasingly costly to travel to Europe, this too could have an impact on holiday destinations. The result could be that landlords who use their rental homes as holiday lets, could potentially do very well, if demand increases.
Here are some key benefits to Holiday Lets:
Furnished holiday lets are viewed as businesses by HM Revenue & Customs. Consequently, the tax situation is different to traditional buy-to-let income.
Furnished holiday lets have not been altered by government changes to buy-to-let mortgage interest relief, meaning a holiday let landlord can currently still claim 100 per cent of the interest on their mortgage.
Income from furnished holiday lets may also be invested into a pension, where it may benefit from tax relief under current law.
Landlords of furnished holiday lets are also able to claim capital allowances on wear and tear and furniture replacement, whilst also being able to claim capital gains tax relief as a business.
Net yields on furnished holiday lets can also be competitive, compared with returns on buy-tolet investments. Some lenders will also allow the landlord to live in the property for a restricted proportion of each year, which is not permitted with buy-to-let.
Lenders will expect landlords who borrow to fund the purchase of a furnished holiday let to have a separate income and may set a minimum amount, which has to be proven.
The property must be furnished and commercially let, with the objective of making a profit. In addition to legal requirements, lenders will set a minimum number of days each year when the property must be available for letting – and they will often also set a minimum number of days per year that it is let out. Of course, these lender rules only apply if finance is required.
At Henry Adams we are superbly placed with our network of estate agency offices to provide “out of season” bookings, which can also be an attractive option for those between house moves.
Thinking of letting your property for holiday lets? Get in touch with our specialist team on 01243 375893 or holidaycottages@henryadams.co.uk
Did you know?
• It is essential for lettings agents to be up to date with new legislation which changes regularly.
• As ARLA Propertymark member agents, we are updated with new laws. We regularly attend ARLA meetings and conferences to keep abreast of what is happening in the letting industry.
• We are committed to ongoing training for all our staff.
• We are proud of our independence, which enables us to offer impartial advice.
• We are happy to advise investor landlords on where to buy, and what to buy.
• Our thorough third-party referencing service minimises the risk of bad tenants.
• The private rented sector has grown rapidly in recent years and now consists of over 4.5 million households.
• It is estimated that buy-to-let investors hold on to their properties, on average, for 16 years.
• A high percentage of our lets originate from website enquiries. Through our proactive marketing and social media presence, this is increasing.
• Outside London, the vast majority of tenants prefer unfurnished properties.
• It is now more important than ever to have a thorough, professional inventory carried out.
• For a variety of reasons, lots of new groups entering the rental market has helped to create a shortage of properties available to let.
• The decline in mortgage availability coupled with high house prices has seen massive demand growth in the rental market.
As your local lettings specialist, we’re focused on the detail
The process
Here at Henry Adams Lettings, whichever service you choose, we aim to guide and advise you every step of the way. The key differences between alternative levels of services we can offer are summarised in this brochure but the process before the tenant moves in is very similar in most cases.
Appraisal
Usually the first step is for us to meet with you in person and visit the property you wish to let. This gives us the opportunity to see the property and to provide any advice or recommendations tailored to the specific property. We can also provide advice on anything that we feel will help the property let quicker or attract a higher level of rent.
Viewings
We accompany all viewings (unless we agree otherwise) which gives us an ideal opportunity to meet and interview prospective tenants. This forms the first step of our comprehensive tenant selection process.
Negotiating
Our team of experienced negotiators will communicate directly with tenants and landlords on any relevant issues to ensure the best possible outcome for our landlords.
Move in
If we are providing you with either our Simply Rent Guaranteed, Full Management or Rent Administration service, we will arrange for a comprehensive inventory and schedule of condition to be compiled. In addition, we’ll meet with the tenants on the day the tenancy starts, to conduct the check in, take the relevant meter readings and hand over keys.
Are you thinking of purchasing an investment property?
We are happy to provide impartial advice on any property you are considering purchasing, no matter who the selling agent is. We are keen to be involved from the very beginning so we can make sure you find the perfect investment property for you, in the right location for your target market. A number of our clients have found this element of our service extremely valuable as we are often able to foresee potential issues with properties that may alter a landlord’s opinion on which property to purchase.
We’ve got your property let covered
Buy-to-let service
Our free buy-to-let advice service provides new landlords with vital guidance from the very outset. Our accounting and finance partners can also assist with understanding the process and maximising your investment.
The buy-to-let section of our website showcases a selection of potential buy-to-let properties for sale.
Frequently asked questions
Q: What does the service cost?
A: It depends on the level of service you require and how many properties you have – multiple landlords receive a discount on our services to reflect the economies of scale. Ask us for a personal quotation.
Q: When do I receive the rent?
A: We recognise that many landlords have mortgages to pay for their investment properties, so we can transfer the net rental funds to your account as soon as cleared funds are in our bank account (Simply Rent Guaranteed, Full Management and Rent Administration only).
Q: How can I be sure my tenant is suitable?
A: It is in our best interests to ensure the tenants have impeccable references, too. All prospective tenants are credit referenced. We also request employment references and (if applicable) previous landlord references.
Q: What can I do if my tenant doesn’t pay their rent?
A: Our credit control system ensures late payments are flagged straightaway with our accounts department and will result in immediate contact with the tenant. Persistent late payers are given verbal and written warnings.
Q: Can I inspect the property at any time?
A: The tenancy agreement requires you to give ‘reasonable notice’, usually 24 hours notice at least, except in an emergency. Landlords using our Management Service should contact their property manager who will make the necessary arrangements.
Q: Can I increase my tenants rent?
A: Not within the initial tenancy period but you can upon renewal and of course we can advise on this.
Q: What type of property makes the best buyto-let investment?
A: The simple answer is that it varies from area to area and depends what you are looking for from an investment. We are happy to advise on what could best suit your requirements so please ask us for more details.
Q: Who is responsible for maintenance and repairs?
A: It is the landlord’s responsibility to ensure the building and the main supply systems such as central heating, plumbing, gas and electricity including appliances are fully working. Once the tenancy starts the tenant is responsible for any repairs arising from misuse or abuse within the property. Properties must be fit for human habitation under the Homes (Fitness for Human Habitation) Act 2018.
Q: Whose responsibility is it to keep the garden tidy?
A: Generally, it is the tenants’ responsibility to ensure the garden is kept tidy.
Q: Do I need an inventory, even if my property is unfurnished?
A: It is essential that a detailed up-todate inventory is prepared prior to the commencement of any new tenancy. This document is then used to check for any damage when the tenant moves out. Damage to property can be claimed from the tenants deposit but general wear and tear cannot.
A minority of end-of-tenancy disputes go to formal dispute and without an inventory, it is very difficult to formulate a case.
Q: Why do I need an agent like Henry Adams?
A: Many property owners who are new to property investment believe they can handle everything themselves. After all, finding tenants and collecting the rent can’t be too difficult, can it? But by the time they have placed
an advertisement and interviewed tenants, checked out the electric and gas safety regulations and complied with the legalities of the Tenancy Agreement, not to mention collection from a bad payer, they begin to see the benefit in asking a professional team to look after everything on their behalf. Remember to use an agent that is a member of ARLA Propertymark. Many agents are not regulated at all – you may be shocked to learn that anyone, without any lettings knowledge, can open up a letting agency.
Q: Who pays the household bills?
A: Usually the tenant pays for the heating, water, electric and council tax costs. Any service charges and insurances would normally be paid by the landlord.
Q: Do you hold and protect the deposit under all the service levels?
A: Yes we can hold and protect a tenant’s deposit on all of our services although landlords should confirm what charges apply.
Q: Do you liaise between landlord and tenant to reconcile check out reports and deposits at all service levels?
A: Our Full Management and Rent Administration services include us reconciling the deposit.
If you have any other questions please don’t hesitate to contact our lettings team.
Our office network
Sales
Billingshurst 01403 782991
Bognor & Aldwick 01243 842123
Chichester 01243 533377
East Wittering 01243 672721
Emsworth 01243 377773
Haslemere 01428 644002
Hayling Island 02392 006537
Haywards Heath 01444 458380
Horsham 01403 253271
Middleton-on-Sea 01243 587687
Midhurst 01730 817370
Petersfield 01730 262801
Pulborough 01798 300670
Selsey 01243 606789
Storrington 01903 742535
6 Villages 01243 521829
The London Office 020 7839 0888
New Homes
Chichester 01243 521833
Horsham 01403 282511
Lettings
Billingshurst 01403 785637
Bognor & Aldwick 01243 841222 Chichester 01243 537704
Emsworth 01243 375676 Haslemere 01428 641461 Haywards Heath 01444 450528 Horsham 01403 282500 Midhurst 01730 817376
Petersfield 01730 262628 Storrington 01903 745511
Holiday Cottages
Emsworth 01243 375893
Fine Art Saleroom
Chichester 01243 532223
Development Land
Chichester 01243 533633
Horsham 01403 282511 Haywards Heath 01444 450528
Planning
Chichester 01243 533633 Horsham 01403 282510
Professional Valuations
Chichester 01243 215840
Rural & Farming
Chichester 01243 521821 Horsham 01403 282510
Commercial
Chichester 01243 532222 Horsham 01403 282519
henryadams.co.uk
