Landlords

We would like to take this opportunity to assure you that whatever your requirements Hughes Lettings aim to protect your property, maximise the return on your investment and provide you with a rental income for the duration of your letting.

We firstly need to confirm which package you would like to use. At Hughes Estate Agents we realise that not all of our clients have the same requirements and so if the packages are not suitable to your circumstances, please let a member of our team know so that we can tailor make a package to suit your needs.

Services

1. Fully Managed - no let, no fee,

• Advertise your property on Rightmove, through our website and our shop window & accompany tenants on viewings when required.
• Feed back on all viewings and updates throughout application process to both landlords and tenants via our dedicated management department.
  Selection internal/external photographs with To Let board at the property.
• Carry out full credit searches via a specialist credit referencing company who will obtain references from employers and previous landlords. Profile the tenants for the property
• Prepare the Tenancy Agreement & Inventory & check the tenants into the property.
• Arrange for the SAME utility companies to be registered in the tenants name for the duration of the tenancy together with taking the meter readings.
• Deposit your tenants bond with the DPS (Deposit Protection Service).
• Regular inspections of your property.
• Deal with standard maintenance issues; cost of repairs will come from the next rental payment. You can set a limit for repairs - anything above this, will be discussed with you first (unless it is an emergency repair). We aim to get the most competitive quotes for repairs for your property.
• Collect monthly rents and forward your rent onto you
• Check-out inventory and processing the return of the deposit from the DPS
• No hidden fee for lease renewal to same tenant.

2. Find a Tenant Only - no let, no fee,

This is for Landlords who want to manage the property themselves, but are too busy to conduct the many viewings required and conduct the referencing procedure.With the option to upgrade

• Marketing the property on Rightmove, our website and our shop window & accompany tenants on viewing when required.
• Feed back on all viewings and updates throughout application process to both landlords and tenants via our dedicated management department.
• Photography - selection internal/external photographs with To Let board at the property.
• Carry out full credit searches via a specialist credit referencing company who will obtain references from employers and previous landlords.
• Prepare the Tenancy Agreement & Inventory & check the tenants into the property.
• Collect first month’s rent & bond from the tenant to give to the landlord minus our agreed fee
• Landlord to take over everything else from here & submit the bond to a government run scheme

3. Advertise Only

Some Landlords with a large portfolio are very experienced at letting their property, however they need greater marketing exposure to a quality sector of the tenant market.

• Advertise your property on Rightmove, through our website and our shop window
• Photography- external photograph with To Let board at the property
• We will forward all email and telephone enquiries directly onto you, immediately they are received, via email, text and telephone
• Landlords conduct their own viewings, referencing, contracts, deposit bonds (with option to upgrade )

Rent Protection - With Legal Protection & Other Insurances

In these tough economic times with unemployment at its highest level for decades, even the best tenants can fall on hard times. And whilst you may be sympathetic, you probably can’t afford to lose your rental income. Rent Protection with Legal Expense cover is popular with Landlords who need the assurance that if anything goes wrong with the tenancy there is back-up to pay the rent, assist in the repossession of the property and help with legal expenses.

We can also supply you with details on Landlord Building & Contents Insurance.

Safety First

As Landlord you have certain responsibilities ,with regards to the tenants occupying your property. Our staff are available to advice you of the steps you need to take TO ENSURE THAT YOUR PROPERTY COMPLIES TO SAFETY LEGISLATIONS .

In All of our Packages we offer…

• Full internet coverage 24 hours a day 365 days a year across all major web sites including Rightmove
• Dedicated management team for all properties.
• Members of the government backed tenancy deposit scheme for landlords and tenants peace of mind (at no extra cost).
• Full members of the Ombudsman scheme.
• Colour property particulars on all properties.
• Advertising in the Chorley Guardian periodically.
• Distinctive “TO LET” boards placed at the property free of charge. Substantial mailing list of waiting tenants.
• Latest lettings software technology.
• Feed back on all viewings and updates throughout application process to both landlords and tenants via our dedicated management department.
• Accompanied viewings.

Letting a property is a serious commitment and the information below is designed to assist Landlords in making the right decision and also informing them of their responsibilities. Permission To Let Consent maybe required to Let your property from one or all of the following parties:

• Mortgage Company
• Insurance Company
• Any joint owner or superior landlord.

Any Landlord should seek permission from their mortgage company. Without permission your lender could foreclose the loan and issue proceedings against any breach of terms regarding the mortgage. Check your insurance and ensure letting is permitted and ensure that buildings insurance is still in place.

Hughes Lettings can put you in touch with a company that specialise in buildings and contents cover where required as other insurers may not provide landlords cover.

If the property is Leasehold then the Freeholder and or management Company must be advised, as some blocks of apartments do not allow properties to be let.

Furnished Or Unfurnished

At Hughes lettings we have come to the conclusion that the majority of properties are let unfurnished, as the majority of tenants have their own furnishings etc. If you should decide to let your property furnished/part furnished, with any items including the list below, then you must consider your responsibility and liability, regarding repair or replacement where necessary.

• Oven, Hob/Freestanding cooker
• Fridge/Freezer
• Washer dryer/Washing machine
• Dishwasher
• Blind/Curtains and carpets in good clean condition

Energy Performance Certificates

It is a legal requirement that all tenants are to be provided with an energy performance certificate. An energy performance certificate is valid for ten years. Hughes Lettings can organize this certificate for you at what we believe to be a very competitive price. If however you decide to organize this yourself we will need it in advance of the property being marketed.

Gas Safety Regulations Act 1998

A gas safety certificate is mandatory and includes bottled gas appliances, under the Gas safety (installations and use) Regulations 1998. The certificate must be carried out by a registered Gas Safe engineer. Hughes Lettings can arrange this on your behalf, if you already have a certificate we will require this prior to the tenants moving in. Please note that this is a legal requirement and it is criminal offence to allow a tenant to move in without one.

Electrics & Electrical Equipment

All electrical equipment supplied (including plugs and sockets) must be safe. It is not mandatory to have electrical equipment checked each year, but failure to ensure appliances and equipment are safe is an offence under the (Electrical Equipment Safety regulations 1994). It is important to provide manuals for all appliances supplied. Additionally Part P Building regulations places a duty of care on anyone carrying out electrical work in a property, i.e. any work must be carried out by a competent person in adherence to all regulations.

Leasehold Properties

If your property is Leasehold then the contact details of the Managing agent or Freeholder should be supplied, along with a copy of the Head Lease showing any covenants that must be adhered to, details regarding bin storage areas and communal areas including parking areas. As a Landlord you will still need to pay your service and maintenance charges as this is not paid by the tenant.

Viewings

Hughes Lettings will require keys for viewings where a property is empty and will endeavour to show all tenants around the property so that we can ascertain their suitability for your property.

Condition of Property

It goes without saying that the better presented a property is, the quicker it will let and also the better quality of tenant you will attract. Please clean ovens, fridges and carpets etc.

Credit / Reference checks

Hughes Lettings use various professional reference agency and under some circumstances a guarantor may be required. This is when the tenants fail to meet the credit companies’ criteria and are asked to provide a guarantor so that in the event of being unable to pay the rent, the guarantor steps in and is requested to make the rental payments on their behalf. If this is the case, then references for both tenant and guarantor will be supplied to the landlord for their approval.

Rental Warranty & Legal Expenses Insurance

Unfortunately life throws up unexpected circumstances and disappointments through redundancy, ill health, accident or divorce a tenant may not be able to pay their rent. Hughes Lettings are able to offer rental warranty and legal assistance. These policies can be invaluable when seeking to remove a tenant for none payment of rent. Call Hughes Lettings for further information or request an information leaflet.

Inventory & Schedule Of Condition

An inventory is very important and cannot be under estimated, without one you will find it very difficult to claim for any damages at the end of the tenancy. Hughes Lettings can organise an inventory. Remember, this is your asset and a poorly presented inventory could prove very costly should a problem arise at the end of the tenancy.

Tenancy Agreement

Tenancy agreement terms are usually between 6 months and 2 years. Once the initial fixed period ends Hughes Lettings can renew this on your behalf (fee involved). Alternatively the tenancy can become periodic where the same notice periods apply but without a fixed term. All deposits taken by Landlords for assured short hold tenancies in England and Wales (the majority of tenancies), must be protected by a tenancy deposit protection scheme. Hughes Lettings are members of The Tenancy Deposit scheme and register the deposit on your behalf free of charge.

Move In Day

Hughes Lettings will require a set of keys for each adult moving in and a set for ourselves if we are to manage the property. If we have to have keys cut we will have to charge you accordingly. The tenants will sign all documents, and we will supply keys once funds have been received.

Property Inspection

Hughes Lettings will carry out regular inspections on properties that we manage, providing you a written report with a list of terms that may need attending to.

Maintenance Issues

If Hughes Lettings are managing the property, then we will investigate any problem verbally or by a visit if necessary. Hughes Lettings have a dedicated management team, who deal solely with looking after our managed properties ensuring a speedy resolution to any issue where possible. Hughes Lettings use trusted tradesmen or we can use your preferred contractor. Hughes Lettings ask that in case of any emergency we can instruct a tradesman without your prior approval.

Final Check Out

For all managed properties Hughes Lettings will attend and check out the tenant collecting the keys and going through the inventory with the tenant to check the condition of the property to ascertain if any quotes are required for any cleaning/repairs etc. Once both parties agree on the condition, the deposit will either be returned in full or be allocated accordingly subject to wear and tear. If an agreement cannot be reached then the file will be handed to ‘The Tenancy Deposit Scheme’ for an independent adjudication. (As mentioned before a good quality inventory with the date marked photographs would be required) The TDS decision is final.

Fair Wear & Tear

Allowance for fair wear and tear must be given when assessing damages. This will depend on the amount of persons living at the property, length of tenancy, age and type of items and expected life span of each item.

Tax Requirements For Overseas Landlords

The None Residential Landlords scheme is a scheme for taxing the UK rental income of Non-resident landlords. Please ask Hughes Lettings for further details or ask for a copy terms of engagement for more in depth information. Hughes Lettings are happy to provide the relevant NRL1 form, but it is the landlords responsibility to complete and return this to the tax office.

The Property Ombudsmen

The Property Ombudsmen provides a free, fair and independent service for dealing with unresolved disputes between member agents, tenants and landlords of residential UK properties.

TERMS OF APPOINTMENT

Except in cases where you intend to re-occupy the property and where special arrangements are made, our appointment is for each agreement period and thereafter subject to three months notice to terminate on either side. The Landlord agrees that he appoints Hughes Lettings Solutions Ltd as the SOLE AGENTS in connection with the Agents functions under this Agreement and the Tenancy Agreement to be entered into and authorises ourselves, without any obligation on our part as agents, to enter the premises and take all responsible steps with regards to appointment as Agents. Our management function does not include the supervision of the property when it is not let although in normal course, periodic visits may be made to the property by our Letting staff.

For those Landlords living or working abroad, a self assessment tax form must be completed and an accountant contacted for advice on your tax affairs. Please contact Non-residents Landlords scheme, unit 336B St Johns House, Merton Road, Bootle, Merseyside, L69 9BB. Telephone 0151 4726208/6209. We must be in receipt of an approval number from the Inland Revenue before we can let your property.

Application for market rent or appearances before the Rent Assessment Committee or any other court or tribunal will be by special arrangement only and will form the subject of an additional charge. In the event of a party introduced by us ( or any person or body corporate associated with that party ) subsequently purchasing the property, whether before or after entering into a tenancy agreement, commission shall be paid to us on completion of the sale at a rate of 1% of the sale price.

The Landlord agrees to indemnify ourselves as agents against any costs, expenses or liabilities incurred or imposed on us provided that they were incurred on his behalf in pursuit of our normal duties. If we are instructed by you the Landlord to hold the deposit, we shall do so under the Deposit Protection Service . The Agent holds the tenancy deposits as Stakeholder. At the end of the Tenancy, if there is no dispute we will keep any amounts agreed as deductions where expenditure has been incurred on behalf of the Landlord, or repay the whole of the balance of the Deposit according to the conditions of the Tenancy Agreement with the Landlord and Tenant. The Deposit Protection Service

The Pavilions ,Bridgewater Road ,Bristol.BS99 6AA TEL 0844 4727 00 after 10 working days following notification of a dispute to the Agent and reasonable attempts have been made in that time to resolve any differences of opinion, there remains an unresolved dispute between the Landlord and the Tenant over the allocation of the Deposit, it will be submitted to the Independent Case Examiner for adjudication. All parties agree to co-operate with any adjudication.

The statutory rights of either the Landlord or the Tenant to take legal action against the other party remain unaffected. If there is a dispute we must remit to The Dispute Service Ltd the full deposit, less any amounts already agreed by the parties and paid over to them. This must be done within 10 working days of being told that a dispute has been registered whether or not you or we want to contest it. Failure to do so will not delay the adjudication but The Dispute Service Ltd will take appropriate action to recover the deposit and discipline us.

We must co-operate with the ICE in the adjudication of the dispute to follow any recommendations concerning the method of the resolution of the dispute.

The Landlord warrants that all the information he has provided to the Agent is correct to the best of his knowledge and belief. In the event that the Landlord provides incorrect information to the Agent which causes the Agent to suffer loss or causes legal proceeding to be taken, the Landlord agreed to reimburse and compensate the Agent for all losses suffered.

If you, the Landlord decide to hold the Deposit yourself, we will transfer it to you within 5 days of receiving it. You must then register it with another Tenancy Deposit Scheme within a further 9 days if the Tenancy is an Assured Shorthold Tenancy. If you fail to do so the Tenant can take legal action against you in the County Court. The Court will make an order stating that you must pay the Deposit back to the Tenant or lodge it with the custodial scheme which is known as the Deposit Protection Scheme. In addition a further order will be made requiring you to pay compensation to the Tenant of an amount equal to three times the Deposit. You will be unable to serve a Section to comply.21 Notice on your Tenant until compliance with the above conditions and the court will not grant you a possession order. We have no liability for any loss suffered if you fail.