Registered Office:
Atrium House, 574 Manchester Road,
Bury,
Lancs. BL9 9SW
Company No: 6108011 |
Our aim is to provide our clients with the most comprehensive service available starting with a free, no obligation Lettings valuation. We will then market your property to find you the right tenant for your home. We will only allow suitable tenants to commence the tenancy giving you the peace of mind that your home is in safe hands.
We will undertake a full referencing service, professional lease agreements, Inventory & Schedule of Condition, regular property visits, deal with rental collections and look after all legal aspects of the tenancy. We will undertake every aspect of property management allowing you to take care of your own life.
Once the tenancy has been agreed and your prospective tenant has passed references, we will provide you with a rental guarantee policy for your peace of mind. Even if your tenants don't pay – We will !!!!
JH Lettings provides can provide you with a choice of two services:
Let-only service:
• Provide a full market appraisal and advise on current rental value and expected income and timescale
• Fully advertise your property through all mediums
• Fully reference all prospective tenants including credit, status, employment and fraud checks.
• Issue rental guarantee policy for six month assured shorthold tenancy
• Prepare full legal tenancy agreements and conditions including guarantor agreements if necessary
• Provide full inventory and schedule of condition including meter readings
• Sign tenancy agreements and ensure first months rent plus deposit is collected
Full Management Service:
In addition to the above let only service, we will carry out:
• Periodically visit your property to confirm that the property is being well cared for
• Co-ordinate all repair and maintenance issues obtaining quotes and estimates for repairs if instructed by the landlord or alternatively co-ordinating with your own contractors.
• Confirm completion of works and settle outstanding accounts as instructed
• Collect rental payments and provide landlord with statement and invoice.
• Pay monies to landlords nominated bank account
• Insure tenants deposit as is required by law from April 6 th 2007.
• Carry out full inspection on check-out and deal with any dilapidations and unfair wear and tear.
• Advertise and seek new tenant if so instructed by the landlord.
IMPORTANT INFORMATION FOR LANDLORDS
Gas applications
It is a legal requirement that every gas appliance as gas central heating system has to be inspected on an annual basis. They have to meet strict conditions and a safety report must be issued. (This report or copy of it must be kept with our files).
You can use British Gas (who charge per item inspected) or a private engineer (some of whom have a flat rate, regardless of the number of appliances). Remember for an inspection to be complete, the piping must also be inspected and the person conducting the inspection MUST be CORGI registered.
We can arrange for the safety inspections to be carried out for you by our local gas engineer. Once the inspection has been completed, we keep a record of the date. A safety report must be issued every twelve months.
Central heating systems do break down and unfortunately it always seems to happen at the most inconvenient of times such as bank holiday or when you are away. The cost of repairs can be substantial and there is often little option but to have the work done. For this reason we recommend a service contract. British Gas offers a policy, which serves the majority of systems very well. They also allow you to spread the cost and pay monthly instalments. If you do take out a service contract or have one already then please let us know. The details will be kept in the files and should the tenant have any problems. We can contact your service on your behalf.
Alarms
It is our recommendation that all properties should be fitted with at least two smoke alarms. Failure to take adequate precautions (such as fitting smoke alarms) could lead to landlords being prosecuted if something did happen. Smoke alarms are inexpensive and are easily fitted. They can, and do, save lives. Once installed these devices must be checked on a regular basis.
If your property has gas appliances then you may wish to consider the installation of carbon monoxide alarms (these detect the build up of dangerous gases). These units cost a little more than smoke alarms but again do serve a very useful purpose.
More and more landlords are having burglar alarms fitted that have a user code as well as a master code, which must be kept secret. A master code means that changing the alarm number is only possible with this number. Consequently while your tenants can have the benefit they cannot change its settings. Alarms (like any piece of electrical equipment) can malfunction. This is not only annoying for yourself and neighbours but it is also leading to increased calls from police officers for a list of such nuisance alarms (the implication being that if an alarm is frequently sounding for no valid reason the police refuse to respond). We would therefore recommend that the alarm is checked on a regular basis.
Furnishings
If any furniture is left in a property, then you as landlord have duty to ensure it is maintained and (for electrical/mechanical equipment) repaired should it become faulty, provided of course this is not as a result of negligence or malicious damage by the tenant. Any soft furnishings (chairs & beds etc.) that are left in the property must comply to fire regulations, and a label clearly stating so should be attached. If not then the furnishings must be removed from the property. They cannot be stored at the rented address.
Mortgages
If the property you wish to rent is subject to a mortgage then the mortgage lender should be informed that you intend to let the property. This should be done before a tenant moves into the property. Gaining permission from the building society usually depends upon the mortgage account being in arrears. Some lenders do ask to see a copy of the lease, which the tenant will be asked to sign and we will happily provide them with this. The lender may make a small charge to cover administration costs.
Insurance
As a landlord you are still responsible for the building and accordingly the buildings insurance. Please note buildings insurance will not cover the costs of replacing carpets if they become damaged but it does however cover fixtures and fittings. If the property is furnished or part – furnished you may also wish to consider contents insurance.
Tax
Income received from renting any property is subject to tax (we strongly recommend that you take advice from an accountant). Expenses incurred can be set against this liability as can the interest paid on the mortgage (if MIRAS is dropped or does not apply to the property).
Overseas Landlords Up until April 1996 landlords who moved out of the United Kingdom had to have tax deducted by their agents. Now however a landlord can apply for an exemption certificate from the Inland Revenue. If you are awarded exemption we can send all the rent money to yourself (a copy of the exemption certificate must be held by ourselves) without a deduction for tax. Please contact your local Tax office for information.
Empty Property
The agreement you singed when the property was out on our books does not cover periods when the property is vacant. If you are concerned about the property and want us to manage it while it is empty, you must inform us of this and we can make arrangements to do so. (There will be an extra cost for this service).
Keys
We would normally require two sets of keys to the property. One will be handed to the tenant on occupation while the other will be retained in our office for emergencies. Note: if you wish to use or collect these keys at any time – you must bring proof of identification as a security measure.
If you wish to discuss any of the above information, please do not hesitate to contact the office on 0161 764 7602