Referencing is the best way to protect yourself against poor tenants - ensuring that they are who they say they are and giving an insight into their ability to pay the agreed rent and their history of paying rent in the past.

First and foremost, ensuring that the tenant is who they say they are is very important. A tenant giving false details is obviously indicative of potential bad intentions. It is also important to establish their identity in order to ensure that the contract is enforceable.

A good reference should include both employer and landlord references (although these may not be available if you are renting to a social housing tenant, or if the tenant has not previously rented).

The reference should include:

• Details of any bankruptcies and CCJ’s
• Previous credit history, which will indicate whether they have failed to pay bills in the past
• Confirmation of their employment status and current salary, which helps identify if they can afford the monthly rent

If a prospective tenant fails the credit check, it can be prudent to consider why, and how serious this actually is. For example, if they have a CCJ or were declared bankrupt, they will automatically fail the credit check. If the reason for this was that they were made redundant during the recession, but they have now had a full-time job for two years and are easily able to cover the cost of their rent with their income, and have good references, perhaps it is worth considering allowing them as tenants, but with a guarantor. A guarantor someone who will pay the rent if the tenant fails to do so. Of course, it is important that the guarantor also passes a reference check.

Whilst it is vital a landlord follows a strict referencing procedure, they may still find they have a tenant who doesn’t look after the property, doesn’t pay rent on time - or at all in some instances. This can happen for a variety of reasons such as ill health or the loss of a job and it’s vital that a landlord protects their investment. It’s also worth bearing in mind that the cost to evict a tenant can run into thousands of pounds.

A Rent Guarantee & Legal Expenses policy can provide peace of mind in that it covers rent arrears, as long as the tenant occupies the property up until vacant possession of the property. In addition, all legal costs associated with removing the tenant from the property are covered.

If you let a property equipped with gas appliances, you have three main responsibilities under UK law:

1. Maintenance: gas pipework, appliances and chimney/flues need to be maintained in a safe condition. Gas appliances should be serviced in accordance with the frequency given in the manufacturer’s instructions. If these are not available, annual servicing is recommended unless advised otherwise by a Gas Safe registered engineer.
2. Gas safety checks: gas appliances and flues must be safety checked annually by a qualified Gas Safe registered engineer. New regulations introduced in April 2018 allow a landlord to arrange for a gas safety check to be carried out any time from 10-12 calendar months after the previous check whilst still preserving the original check expiry date.
3. Record: a record of the annual gas safety check should be provided to your existing tenants within 28 days of completion, or to new tenants upon the start of their tenancy. You’ll need to keep copies of the record for at least 2 years.

As from the 1st April 2018 any properties rented out in the private rented sector must have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations came into force for new lets and renewals of tenancies with effect from 1st April 2018 and will come into force for all existing tenancies on 1st April 2020. It will be unlawful to rent a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption.

We include all marketing expenses within our commission fee, so you know where you stand. Some other agents may charge an additional fee for advertising.

We accompany all viewings on your property. It is advisable to choose a local estate agent who offers longer opening hours, like smarthomes, to maximise viewing potential and minimise the number of viewings you have to do yourself.

As we accompany all viewings, your presence is not required. However, if you would prefer to be present this can be arranged - although tenants often feel more relaxed when the owner is not present.

An EPC (Energy Performance Certificate) measures the energy efficiency of a property using a scale of A-G and is valid for 10 years. It is a legal requirement for landlords to have a valid EPC before their property is let. From April 2018, it is also a legal requirement for all properties to attain a rating of E or above.  If they do not, recommended works will need to be carried out and the property reassessed before the property can be let.  We can arrange an EPC on your behalf.

Your Property Management fee will be charged as a percentage of the rental price (plus VAT) and is payable upon the tenant signing the Tenancy Agreement. You will be advised of this at the outset and it will be written into our Agreement with you.

Typically this is six weeks’ rent and is payable upon the signing of the Tenancy Agreement. The deposit for an Assured Shorthold Tenancy (AST) should be registered with a tenancy deposit protection scheme within 30 days and we will take care of this on your behalf.

If you decide on a fully managed service, this cost is included in your service. Prices vary depending on the size of your property and we can organise an inventory on your behalf.

You should receive your rent within 3-5 working days of the rental due date each month. The due date is typically, although not always, the date on which the tenant moved in.

We always recommend using a reputable letting agent to let out your property.  We have vast experience in dealing with selecting tenants, referencing tenants and drawing up agreements that protect you and your interests.