FAQ's (Landlords)

Questions Landlords Often Ask - And Our Answers.

Q

What is ARLA?

A

The leading recognized professional body which due to its strict code of practice and vetting of potential firms who wish to join ensure any firm which has been accepted works to the highest industry standards assuring landlords and tenants a professional and qualified Firm.

They are the only professional body that is solely concerned with the self regulation of letting agents for over 25 years and promotes the highest standards in every aspect of residential letting.

Viewed by the Government, consumer groups and media as the leading voice in the industry. ARLA member firms are seen as at the fore front of the Private Rented Sector, willing and able to comply with existing and anticipated government legislation.

ARLA member firms on average successfully create over 250,000 new tenancies a year as well as arranging the renewal or extensions to existing tenancies.

Q

Why is it important to choose an ARLA Agent?

A

Probity and Protection : ARLA leads the industry in setting and regulating the highest standards in the industry and demands certain levels of professionalism and commitment to customer service from all members.

ARLA firms are required to work within a strict code of practice covering key stages in letting and management , comprehensive membership Byelaws which inc compliance in the handling and accounting for Clients money, Mandatory ARLA Client Money Protection Bonding Scheme, Professional Indemnity Insurance etc.

ARLA member firms MUST employ in each office a minimum of 1 qualified member of staff who hold a suitable industry qualification, recognized by ARLA.

ARLA keeps its members up to date with current legislation and any changes which occur and provide on going training and guidance for members.

The Total Letting Service are proud to hold ARLA Membership Firm Status as this shows our commitment to following the industry’s best practice procedures.

Q

As a Landlord what repairing obligations do I have?

A

As a Landlord you must comply with The Landlord and Tenant Act 1985. A landlord has certain repairing obligations to which he agrees when he signs the tenancy agreement.

In general the landlord has an obligation to maintain the property throughout the period of the tenancy and The Total Letting Service, as agents, are required to act on his behalf, if we are managing the property which includes:

a.The structure and exterior.
b.Repair of the installation for the supply of water, gas and electricity.
c.Repair of space heating and water heating.

The Landlord is expected to take responsibility for the repairs and maintenance of items supplied with the property such as washing machines and other electrical appliances.

Q

What Insurances do I need?

A

As a Landlord you will need the following insurances:

BUILDINGS
If the property has a mortgage, it should automatically have buildings insurance as a stipulation of the mortgage lender. If the property is owned out right, it is recommended to take out Buildings Insurance. In both cases the Insurance Company MUST be notified of your intention to let the property.

CONTENTS
If the property is being let unfurnished, we would recommend a Minimal contents insurance policy on the contents being left:- Carpets, curtains, fixtures etc.

If the property is let furnished, again we would recommend a contents insurance.

The Insurance Company MUST be notified of your intention to let.

The Total Letting Service offer a wide range of insurance polices designed for the Landlord, and if you require any further information or quotation , please contact the office.

Q

Do I need permission to let from my mortgage lender?

A

If Letting your own home :-

If the property has a mortgage, the permission of the Lender MUST be gained.

You should inform your lender of your intention to let, and fulfil their stipulations concerning the let of the property.

Your lender may make an administration charge for this service. Most Lenders will specify the property must be let through an ARLA (Association of Letting Agents) agent, which The Total Letting Service are a registered member firm.

REMEMBER

*** Not all Letting Agents are registered Member Firms ***

A copy of the Permission to let MUST be submitted to The Total Letting Service before the property can be tenanted.

The mortgage company MUST be notified of your intention to let.

Buy To Let Mortgages
These are designed for letting, but again it is important all Mortgage company stipulations are met.

Most Buy To Let lenders will Specify only an ARLA registered Firm can be used in the letting of the property.

As a Specialist Independent Letting Agent we can assist you with our BUY TO LET Service, specifically designed for the Investor Landlord.

Q

What Safety regulations do I need to comply with?

A

The following items are required to be complied with:

The Gas Safety (installation and use) Regulations 1996 (as amended)
A Landlord is required to provide an up to date Inspection Certificate which complies with these regulations before The Total Letting Service will agree to provide a management service where the property has gas appliances covered by the regulations.

No tenancy agreement can be completed with out a copy of a current Inspection Certificate being held on file.

The Inspection Certificate must contain the following:

• The date on which the appliance or flue was checked.
• The address of the property at which the appliance or flue is installed.
• A description of and the location of each appliance or flue checked.
• Any defect identified.
• Any remedial action taken.
• Confirmation that the check undertaken complies with the requirements of the 1994 Gas Regulations (as amended).
• The name and signature of the individual carrying out the check.
• The registration number of which that individual or his employer is registered with a body approved by the Health and Safety Executive.

Under the regulations any appliance that does not conform to the regulations can be disconnected.

Faulty equipment can lead to death and a conviction of unlawful killing on a landlord.

The Building Regulations 1991 – Smoke Alarms

Any property built after 1st June 1992 must have smoke alarms that are in working order. We also strongly recommend that smoke alarms are fitted in all let properties and are regularly checked to ensure that they are in full working order.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended)

It is now an offence to supply in the course of business any furniture, which does not comply with the regulations.

A comprehensive guide to the regulations, including details of labels indicating compliance, can be obtained from your local trading standards office.

• All property let for the first time since 1st March 1993 must contain furniture that complies with the new regulations.
• All furniture manufactured before the 1st January 1950 is not covered by the regulations, as defective inflammable material was not used prior to that date.

Any furniture manufactured after March 1990 is likely to comply but if appropriate labels are not on the furniture compliance is in doubt and The Total Letting Service policy is for any such items to be removed prior to the Tenancy beginning.

The regulations apply to; sofas, beds, children’s furniture, garden furniture, scatter cushions, pillows, stretch and loose covers for furniture, headboards, armchairs, settees, seat pads, futons, mattresses.

Electrical Appliances
The landlord needs to be aware of his legal obligations to ensure that all electrical appliances are safe and serviced to meet the Electrical Equipment (Safety) Regulations 1994.

These regulations require that any electrical appliance (e.g. cookers, kettles) supplied at the property must be safe. Where their safe use requires it, instruction booklets for the appliance should be provided.

It is The Total Letting Service policy for all Electrical items to have a PAT (Portable Appliance Test) prior to the start of any Tenancy.
Any unsafe items MUST be removed.

Any new electrical equipment that is bought after 1st January 1997 for use in the property must be marked with the appropriate CE symbol. There are strict penalties for non-compliance with these regulations.

Contractors employed to work on the maintenance and service of electrical appliances at the property must be the appropriate Electricity Company or a member of the National Inspection Council for Electrical Installation Contracting (NICEIC).

Q

What else do I need to check before I place my property on the market?

A

In order to help you prepare the property for letting we have prepared a Quick Check List:

Carpets
We would recommend that any carpets that are frayed should be replaced, if possible, or made good.

We insist all carpets are professionally cleaned prior to tenants moving in, as it will be a stipulation of the tenancy that when the tenant vacates the carpets must be professionally cleaned.

Kitchen Equipment
Fridge and / or freezer should be defrosted and left with the doors open and cleaned thoroughly. Cookers or ovens and hobs should be thoroughly cleaned and left in good working condition, instruction manuals MUST be left, or operating instructions.

Cupboards and drawers
All cupboards, cupboard shelves and drawers to be wiped down. Any loose hinges to be made secure.

Light Fixtures
All light fixtures to be in safe working order. All shades to be dusted. All light switches to be wiped clean.

Door & Door Frames
Wiped down and finger marks removed.

Decoration
Redecorate where necessary to ensure that the property looks fresh as possible.

Windows
All windows and frames to be washed down and cleaned.

Wallpaper
Any wallpaper seams that have lifted should be treated accordingly. If the wallpaper has been damaged it is preferable to redecorate than to leave it as it is.

Tiling
All tiles should be well grouted, polished and clean. Sealant around sink and bath areas should be redone where necessary.

Pictures
If you should not replace any pictures that you have taken away, it is better to leave the picture nails in situ so that tenants can make use of the nails, as they are not allowed to hang their own pictures without prior permission from yourselves.

Gardens
The garden should be left in good condition, lawn recently cut, borders and shrubs maintained.

The tenant is responsible for the maintenance of the garden but we would recommend you must leave appropriate garden tools at the property, especially a lawn mower.

Therefore the tenant will have no reason not to maintain the garden as per his tenancy agreement.

The tools will be listed in the inventory.

If you are leaving any electrical equipment please ensure they have a circuit breaker and have passed the appropriate PAT test (portable appliance test).

REMEMBER ANY PROSPECTIVE TENANTS WHO VIEW YOUR PROPERTY WILL LOOK AT A NUMBER OF POTENTIAL HOMES

To ensure your property is the one chosen first, presentation is VERY IMPORTANT - Any potential Tenant will remember the very good properties and the very poorly presented properties !!!!

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