- It’s a fact, properties that look good let faster and at higher rents. Whether the property to let is currently your own home, or a rental investment, do ensure the style and decoration are suitable for the target market.
- Keep it simple. Carpets and paintwork should be neutral. Use whites or creams.
- Use good quality floor coverings and window dressings.
- Corporate tenants have high expectations, wood floors (providing they are not excluded in the terms of your lease).
- Good lighting should be used throughout especially in bathrooms and kitchens.
- Bathrooms, a good shower is essential, tiled floors and walls.
- Provide ample storage / wardrobe space wherever possible.
- Use simple good quality furnishings that will not date so easily.
- Kitchens should be well equipped, dishwasher, washer/ dryer, microwave, and the biggest possible fridge – freezer.
- Ensure your property is cleaned thoroughly throughout, including carpets, curtains, and soft furnishings. We would recommend using a professional cleaning company
- Good Repair. Complete odd jobs you have been putting off, service boilers, tidy gardens, clear drains & gutters, check electrical appliances.
To Furnish or Not to Furnish
In our catchment we recommend that landlords are flexible when it comes to furnishings, due to the demographic of the prospective Tenants. However from our experience it can be a headache for landlords to have to constantly service, repair or replace furnishings such as washing machines / fridge’s / freezers etc, our experienced staff are always on hand to advise you.
Landlords in the UK must adhere to strict safety regulations in order to protect tenants.
Gas Safety (Installation & Use) regulations 1998. All installations must be checked annually by a GAS Safe Registered engineer. A Gas Safety record must be issued every twelve months, and a copy issued to tenants. Non – Compliance is a serious offence and can lead to a custodial sentence.
The Electrical Equipment (Safety) Regulations 1994 – requires that all electrical equipment is safe. A portable appliance Test (PAT) should be carried out regularly. All electrical testing must be carried out by a qualified and registered engineer.
The plugs and Sockets etc. (Safety) Regulations 1994 – Any plug, socket or adaptor must meet current and relevant British Standards. Plugs must have correct fuse, approved adaptors must be used on appliances with non-UK plugs.
Part P Building Regulations (Electrical safety in Dwellings) 2005 – All electrical work must be carried out by an a contra tor who is part on an approved scheme
The Furniture and Furnishings (Fire) ((Safety) Regulations 1998 – It is a criminal offence to let premises with upholstered furniture than does not comply with safety regulations. This law covers such items as beds, headboards, futons, sofas, scatter cushions etc. Most furniture bought since 1988 from a reputable source should be labelled indication compliance.
Fire Safety in property. Any new-build or converted property since 1992 – must be fitted with mains operated smoke detectors on each floor of the building.
- Install battery operated smoke alarms on each floor.
- Install battery operated Carbon Monoxide Alarm next to gas appliances.
- A fire blanket or fire extinguisher should be provided in the kitchen.
- Identify, assess and improve upon any potential safety hazard. E.g. frayed carpets, stairs have suitable banisters, cover garden ponds with mesh or netting
- The Energy Performance of Buildings (Certificates and Inspections) (England & Wales) Regulations 2007. Energy Performance Certificate (EPC)
- The law requires you to provide an EPC to prospective Tenants.
- You must commission an EPC before the property is marketed to rent.
- It is your responsibility to use all reasonable efforts to obtain an EPC within 7 days of first marketing the property for rent.
- Section 47 and 48 of the Landlord & Tenant Act 1987 – In accordance with Section 47 of the Landlord and Tenant Act 1987 any rent demand, which includes the Tenancy Agreement, must state the Landlord’s actual address. Should the actual address of the Landlord not be shown, the rent is not lawfully due from the Tenant. In accordance with Section 48 of the Landlord and Tenant Act 1987, the Landlord must provide an address in England and Wales where Notice of Issue of Proceedings may be served upon them by the Tenant. Please note that the rent is not legally due to the Landlord unless this requirement of the Act is satisfied.
- Data Protection Act 1998 – We take all reasonable care to prevent any unauthorized access to or use of your personal data. We have a responsibility to keep your information confidential and will only use it in the event of non-payment of fees to a debt collection agency; or where specifically required to do so by law; or when instructing solicitors; or to change account details for council tax; or when a contractor’s invoice has not been settled by you.
- Discrimination (The Sex Discrimination Act 1975, The Race Relations Act 1976, The Disability Discrimination Act 2005 or the Equality Act 2006) – We will not discriminate against any person under the definitions of The Sex Discrimination Act 1975, The Race Relations Act 1976, The Disability Discrimination Act 2005 or the Equality Act 2006.Smooth Move will not discriminate, or threaten to discriminate against any prospective Tenant of the Landlords property because that person is, will not be, or is unlikely to be accepting services that the Agent will (directly or indirectly) provide.
- Water Meters under the Water Act 2003
Consents to Obtain
- Buildings and Contents Insurance – Your Block management company or buildings insurance provider must be informed.
- Contents Insurance Provider -for any items left in the property, furniture, fixtures, fittings & white goods.
- Freeholder – you must obtain consent before letting a leasehold property.
- Mortgage – you must you have the lenders consent before prior to letting.
- Income from letting UK property is subject to UK income tax.
- If you live overseas we must retain tax on rents received unless you have obtained approved by HM Revenue and Customs (HMRC)
- In order to obtain approval you must complete the relevant application form, which you can be found on the HMRC Website. http://www.hmrc.gov.uk/international/nr-landlords.htm
Terms & Conditions
Smooth Move offer two different levels of service; tenant finding (Let Only) and full management, though we are always ready to tailor our services to the individual client. Whichever service you choose, we will provide you with our detailed terms and conditions, which explain not only our charges but what you as a client can expect for them. They also will assist you in understanding your legal obligations as a Landlord toward a Tenant. Our Terms must be agreed and signed prior to the marketing of your property, we are of course always happy to explain or discuss any part of our terms in as much detail as you require , before doing so.
Choosing the right Letting Agent is crucial to a stress free and profitable investment.
Securing a tenant for a property is just the beginning of the letting process. When you let with Smooth Move, you may choose to opt for our management service and knowing your property is in safe hands is a valuable asset for Landlord’s.
Our dedicated and trained team will proactively manage your property, dealing with problems promptly and cost effectively while ensuring continuity of rent. It is our aim to provide the best possible service at all time. We can manage your property throughout the lettings process; from organising inventories and arranging for properties to be cleaned pre-tenancy, right through to handling deposit negotiations once the tenancy has come to an end.
During the tenancy period we handle day-to-day maintenance issues, arrange repairs and organise visits to check the property, as well as dealing with accounts, and liaising with utility suppliers. When your tenancy is due to end, our team will guide you through the termination process.
Let Only Fee – Half of a month’s rent. Ie if the rent is £1000pcm then our fee will be £500.
Full Management Fee – Half of a month’s rent plus 5% of the rent each month. Ie If the rent was £1000pcm then our fee would be £500 initially and the £50 of the rent each month as a management fee.
Currently there is NO VAT charge on our fee’s.
NB. Smooth Move Estates does not have client money protection insurance. For more information on this please feel free to contact us.