Lanes
Rentals Ltd 27 Shirwell Crescent Furzton Lake Milton Keynes MK4 1GA
Tel: 01908 236236 Fax: 01908 765699 Email: info@lanesmk.co.uk
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Lettings AdviceLANDLORDS ADVICE | TENANTS ADVICE what happens when I move out? It couldn't be easier. Lanes will take the headache out of moving. From this moment we will take responsibility, arranging for the meters to be read to make certain you don't pay for any services your are not using. It will be your responsibility as landlord to inform the telephone company of intended moving date. A detailed inventory and schedule of the condition of your property will be prepared supported by interior photographs, to protect you against any possible future disagreements. And, should it be necessary to have your property professionally cleaned, Lanes can help advise of the best services available locally and arrange the details. how thoroughly is my tenant's suitability checked? For financial peace of mind, once a tenant has been identified, the vetting process begins. Lanes will carry out a thorough tenant referencing and credit check, and bank references will be obtained where necessary. You can be re-assured in the knowledge that no prospective tenant will be able to sign a tenancy agreement prior to all references checking out. what happens when the tenant moves in? Meter readings are sent, the inventory and schedule of condition is signed by the incoming TENANTS, and a deposit of up to six week's rent is taken. This will be held by Lanes as insurance against non-payment or loss or damaged to the property. who will be responsible for the bills? Obviously as landlord you will have to ensure that your property is covered by a good insurance policy. Apart from that, you won't have to worry about a thing! The tenant will be responsible for the telephone, all utility bills and rates. When will my rent be paid? The first payment will be made by standing order to Lanes on the first or 15th of the month, and thereafter by standing order at the same time every month. Funds will be forwarded to you within 14 days of receipt, and you will receive clear monthly statements illustrating how much and when monies have been paid. What's more, you can request a statement from Lanes at any time, which will be sent to you at the touch of a button. who will look after and maintain my property? To be certain that your property is being properly cared for, we will regularly inspect your property throughout the tenancy period. Should emergency maintenance work be required, such as plumbing, windows or flood damage, Lanes will arrange for the work to be completed quickly and cost-effectively. Where possible we will seek your consent and submit estimates for your approval. how do I get my property back? The initial tenancy agreement may be for six or twelve months, or longer. Once this period has lapsed, two month's notice for TENANTS to quit must be given in writing to the letting agent. Once vacant, Lanes will inspect your property, and use any security deposit required to ensure that possession is return to you in the same condition as when the tenancy commenced. can the rent be guaranteed? Yes it can! Lanes recommends that landlords take out a specialised insurance policy that protects against unexpected rent voids. For example, your tenant may become ill, lose his job or be made redundant. Additionally, the policy will cover you for any legal expenses incurred should you need to regain possession of your property at any time. will renting my property mean increased income tax? Possibly, although many expenses incurred letting your property can be off-set against your income tax. It needn't be complicated. Lanes will be able to recommend a well-known firm of accountants who have particular experience offering advice to owners who let their properties temporarily or permanently. They will also be able to deal with the Inland Revenue, or offer help completing tax returns etc. furnished or unfurnished It doesn't really matter! There is a lot of demand for both, and consequently there is little difference in the rent that can be achieved. If, however, your are able to leave a fridge, cooker and washing machine this can make letting your property easier. decoration Good, clean, neutral décor is a definite advantage. A fresh coat of paint can make all the difference to renting your property and ease of maintenance. But remember - everyone's taste is different - neutral is best! antiques Your property may need to look its best, but please don't leave any expensive or sentimental furniture or effects - accidents can happen! valuables We would recommend that you remove any black goods such as television, video and stereo equipment - they are invariably contentious should they need repairs. cleaning It is always advisable to leave your property spotlessly clean, including carpets, curtains and sanitaryware. Professionally cleaned properties mean professional TENANTS, which in turn means higher standards. appliances All electrical appliances must be in good working order. Where possible, make available instruction booklets for central heating boilers, cookers, water softeners etc. to eliminate the need for frequent phone calls or visits. guarantees If any guarantees or extra insurances are applicable - please supply Lanes with copies. gas and electricity regulations Safety regulations that cover electrical equipment and gas installations are in place to protect both landlords and TENANTS. Make sure you are familiar with law. See the Safety Info page by clicking on the logo to the left. fire regulations The Fire and Furnishings Safety Regulations of 1988 make it an offence to supply furniture that does not meet certain safety standards. It is the landlord's responsibility to make sure that all legal requirements are being fulfilled. See the Safety Info page by clicking on the logo to the left. smoke detectors Smoke detectors save lives. A minimum of one smoke detector is recommended on each floor of your property. These must be in good working order, and supplied with new batteries. |
Saftey Infogas appliances and installations Under the Gas Safety (Installations and Use) Regulations 1994 as amended in 1996 Landlords are required by law to meet certain requirements in request of installed gas appliances and the supply of electricity and electrical appliances. This page is aimed at giving advice to landlords and TENANTS about the implications of this legislation and it should be considered carefully. All gas appliances should be regularly maintained so they run safely and reliably and should only be worked on by a qualified CORGI (Council for Registered Gas Installers) gas engineer. Heating appliances such as fires, water heaters and boilers, need to be serviced at least once a year. For other appliances manufacturers instructions should be consulted for the correct service interval, however, it is advisable to have all appliances serviced at least annually. the regulations require that:
A gas appliance needs to draw in an adequate supply of air in order to work correctly and safely. Often vents and air bricks are provided for this purpose and care must be taken not to block any ventilation. If the flue or chimney is blocked, waste gas may build up in a room. This can be fatal. Flues must be checked before an appliance is fitted and every year when it is serviced. These requirements are essential. checks required:
You can also carry out your own simple checks, the following may show your appliance is not working properly:
furniture & furnishings fire & safety regulations From 1st January 1997, landlords must ensure that all upholstered furniture complies with The Fire and Furnishings (Fire) (Safety) Regulations 1988. In general the requirements of the Regulations are that:
Furniture in any property which qualifies for the transitional period (i.e. was let prior to March 1993 and continued to be let) does not have to comply until the tenant, who occupies the property prior to 1st January 1997, vacates the property. buying extra furniture One of the important provisions of the new regulations is that any furniture added to the property since March 1st 1993 must comply with the fire resistance requirements whether second-hand furniture for a rental property, you should always check to see that there is an appropriate label. Furniture or furnishings manufactured after the introduction of the regulations in 1989 should all have labels attached. Remember it is also illegal to sell furniture which does not comply
with the regulations - so one cannot get round the requirements
by selling the furnishings to your tenant which do not comply.
It is essential that all furnishings covered by the regulations are checked, and if appropriate replaced prior to letting the property. Remember, if in doubt it is better to replace the item. Failure to comply could result in fines of up to £5,000 and / or 6 months imprisonment. electrical appliances and electricity supply Under the Electrical Equipment (Safety) Regulations 19994 landlords are required to ensure that the electrical supply and appliances are 'safe' within a property.As managing Agents it is important that we advise you as a landlord or potential landlord of the requirements imposed by the legislation. It is essential that all electrical appliances in managed properties are safe and are checked for defects at regular intervals (e.g. frayed wiring, badly fitted plugs etc.) Any unsafe items should be removed from the property. No statutory checking procedure or timescale exists. However an annual inspection for electrical appliances including an annual electrical supply safety check (this is dependent upon the age and state of the supply), by a qualified electrical engineer is advisable. Records of checks conducted at a property should be maintained for inspection. The maximum penalty for non compliance with these regulations is a fine of £5,000 or six months imprisonment, or both. |
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