TENANT MOVE-IN GUIDELINES
Letting Agent Guildford
• Ensure that you have signed all of the relevant documentation
ie: Tenancy Agreement, Standing Order Instruction, Inventory
• Once you have arrived at the property you should take time to fully check the Inventory and Statement of Condition against the property, inc. any fixtures and fittings, within the allotted timescale. Note any amendments and return signed inventory to the letting agent's office. If the inventory is not returned within the agreed timescale it will be taken as understood that you accept the inventory as it stands so take care.
• Ensure that you contact the relevant utility companies to inform them of your new address, and the date your tenancy commenced.
ie: Gas, Electricity, Water and Council Tax
Your Letting agent should be able to inform you which utility companies are the current suppliers to the property. Should you choose to change suppliers you must inform your Letting agent, providing them with the details.
• Ensure that you take a note of all meter readings to report them to the utility companies when you contact them. The readings should also agree with those stated on your inventory.
• We strongly suggest that all tenants protect themselves with appropriate Contents insurance, suitable for a rented property, which should include sufficient cover for accidental damage to landlord’s goods, and we trust you will make the necessary arrangements. Contact your agent if this is not in place and you would like to discuss the matter further.
Specialist Letting agency based in Guildford. Offering Landlords free advice on property sourcing, mortgages, wealth management, tenant placement and property management
Monday, 26 April 2010
Tuesday, 20 April 2010
Pro-actively finding a tenant
I am currently seeking a tenant for 1 bed flat in Guildford,so what I am actually doing for my client the Landlord?
Firstly I am keeping her up to date each week with feedback on my actions and before and after each viewing. Like any agent we will load it up onto the main websites plus our own, plus the local property webpages, plus the newspaper, plus the shop window. This will probably be enough to get a tenant, but a good agent will work on other methods too.
Business networking, twitter, facebook, social events, chasing down "wanted" ads, using advanced software to match the database of previous TT enquiries to the current property and a new one :-bluetooth marketing. Imagine having the property details sent to every bluetooth active mobile phone within 1km!! It is this energy that sets aside a good agent and an OK one.
Firstly I am keeping her up to date each week with feedback on my actions and before and after each viewing. Like any agent we will load it up onto the main websites plus our own, plus the local property webpages, plus the newspaper, plus the shop window. This will probably be enough to get a tenant, but a good agent will work on other methods too.
Business networking, twitter, facebook, social events, chasing down "wanted" ads, using advanced software to match the database of previous TT enquiries to the current property and a new one :-bluetooth marketing. Imagine having the property details sent to every bluetooth active mobile phone within 1km!! It is this energy that sets aside a good agent and an OK one.
Monday, 19 April 2010
Getting value for a Landlord
I notice many Landlords insisting on a monthly rent for their property even when it is still void and only being marketed in local free listings. I am sure a large proportion manage to get their property let quick enough but it only takes 1-2 weeks of void to cause a real hole in the annual return. Many agents might be willing to offer the property to market and add some rental charges on top to cover everyone's needs. However, the TT could move on again shortly creating a vicious circle when they spot something similar that is cheaper.
My advise is to choose an agent that understands your longer term goals and rental income needs. Getting £50 less amonth on £1000pcm = £600 over a year, so as soon as the void goes over 2.5 weeks you would be out of pocket if you didn't drop the rent. A one off TT find charge of £500 looks very attractive if the void becomes 1 month. Asking an agent to add their fees on top is an option, but some charge more than others so do your research and get a feel for whether they just want your money or are truly going to find you a quality tenant.If your property is overpriced it isn't going to be let quickly.
Sometimes accepting less each month and working with an agent (as long as you know they are trying to help you not themselves)is by far the best option in the long term
My advise is to choose an agent that understands your longer term goals and rental income needs. Getting £50 less amonth on £1000pcm = £600 over a year, so as soon as the void goes over 2.5 weeks you would be out of pocket if you didn't drop the rent. A one off TT find charge of £500 looks very attractive if the void becomes 1 month. Asking an agent to add their fees on top is an option, but some charge more than others so do your research and get a feel for whether they just want your money or are truly going to find you a quality tenant.If your property is overpriced it isn't going to be let quickly.
Sometimes accepting less each month and working with an agent (as long as you know they are trying to help you not themselves)is by far the best option in the long term
Saturday, 17 April 2010
Friday, 16 April 2010
Wednesday, 14 April 2010
1 bed flat £975
Belvoir lettings has a luxury furnished 1 bed flat to rent in Central Guildford, 2 mins walk from London Rd station available 1-6-10 for £975pcm - must be seen!
Long term client relationship
A Landlord will look for many things from his or hers letting agent, mainly good tenants that pay the rent, look after the property and no void periods. Many agents can get these basic things right (although some could do better reducing voids!)but my advise to a Landlord is to look under the surface. Ask about rent guarantee insurances, who offers value on these products, ask if the agent is a member of NALS or ARLA, these smaller things that can not be a the forefront of one's mind can lead to big savings in the long term.
Be very wary if an agent values your rent at a figure that seems too high, can they really achieve this for you or are they flattering you for your business?
Agents that are not VAT registered should set alarm bells going especially if you want a fully managed service, small business would suggest little chance of your property being well maintained - how much can 1 person do on their own?
Be very wary if an agent values your rent at a figure that seems too high, can they really achieve this for you or are they flattering you for your business?
Agents that are not VAT registered should set alarm bells going especially if you want a fully managed service, small business would suggest little chance of your property being well maintained - how much can 1 person do on their own?
Tuesday, 6 April 2010
HMO Planning Law change
From today, 6th April 2010, an amendment has been made to the Use Classes Order of The Town and Country Planning Act. What this means is that if you rent a house to three or more unrelated individuals it will require planning permission. In simple terms the law changes the definition of a 'Class C3' dwellinghouse from 6 unrelated individuals to 3 and created a new class, 'C4 HMO.' In practice the planning permission will change the class form C3 to C4. The law is not retrospective and so a property currently occupied by 3 or more unrelated individuals will not need planning permission. Please remember that use of a property by more than six tenants may have needed planning permission under the old rules and this has not changed.
The law becomes more complicated when the use of the property fluctuates over a period of time between C3 and C4 use. Most commentators feel that there is no need to apply for planning permission to change back from C4 to C3, but opinion is divided as to whether you need to apply for planning permission every time the class changes to C4 or whether once permission is granted this remains in place for a certain period of time.
The best advice is to contact the planning department of the local council. Remember that the law was designed to assist councils in deciding whether there are too many HMO's in a particular area. They will be the enforcing authority and I would suggest that their interpretation of the legislation should also be yours.
The law becomes more complicated when the use of the property fluctuates over a period of time between C3 and C4 use. Most commentators feel that there is no need to apply for planning permission to change back from C4 to C3, but opinion is divided as to whether you need to apply for planning permission every time the class changes to C4 or whether once permission is granted this remains in place for a certain period of time.
The best advice is to contact the planning department of the local council. Remember that the law was designed to assist councils in deciding whether there are too many HMO's in a particular area. They will be the enforcing authority and I would suggest that their interpretation of the legislation should also be yours.
Saturday, 3 April 2010
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