Landlords Info
If you currently own or intend to purchase residential property
for rental in Peterborough, you should consider engaging our property
management service. You'll find it both professional and cost-effective.
As we are specialists, we know how to manage property for optimum
performance, whilst ensuring smooth running tenancies, and compliance
with the various landlord/tenant laws. Maximise the return on your
investment - contact us now. If
you own or intend purchasing residential property for rental in
any other area, please go to our UK Network
page.
Advertise your property with us for £5.
Send us details of your property, including pictures if you have
them available, and we will advertise your property for one Month.
Only when we find a tenant who wants to view your property will you have
to decide if you want to carry out the viewing yourself of if you want to utilize our
competitive letting only or fully managed services.
HOT NEWS !- Another
reason why you should talk to Letabox and why we should be first on
your list..
We have recently joined forces with Rightmove.co.uk and now offer
our Landlords the best website advertising money can buy.
 
Not only will your property appear on our website, but we will
advertise your property on Rightmove.co.uk free of charge.
LETABOX to benefit from NATIONAL TV ADVERTISING !!!!! We
are pleased to confirm that, together with Rightmove.co.uk we will
be running a national TV advertising campaign between 4th-8th
September. The impact of previous Rightmove TV advertising campaigns
has been staggering, resulting in a dramatic increase in home mover
traffic to Rightmove.co.uk. This means more potential tenants will
be driven to the site, increasing the exposure of your property.
Our Services
Although we can customize our service for your specific
requirements, we have three core levels of service.
- "Website Advertising", which allows private landlords let their
properties through us without any fee at all. If we have space
available we may also include your property in some of the
additional advertising methods described in the letting only
service
- "Letting Only", which includes ;
- Visiting you at your property, and providing a rental valuation
and any other advice which you may require about letting your
property.
- Advising you on compliance with the various safety regulations.
- Locating suitable tenants. Your property will be advertised
not only through our website, but if necessary we will
advertise in local newspapers and use our excellent contacts with various
company and other establishment personnel departments.
- Accompanying tenant applicants to view the property.
- Obtaining and evaluating references and credit checks.
- Preparing a suitable tenancy agreement and arranging signature
by the tenant.
- Collecting and holding as stakeholders a deposit (bond) from
the tenant until the tenancy is taken up.
- Providing a
rent guarantee (for suitable tenants) and services detailed
below.
- "Property Management", which in addition to
the "Letting only" service, also includes;
- Preparing an inventory and schedule of condition.
- Checking the tenant into the property and agreeing the inventory.
- Supervising the transfer of gas, electricity and council tax
accounts into the tenant's name.
- Receiving rental payments monthly in advance, and paying you
promptly, together with a detailed statement.
- If required paying regular outgoings for you from rental payments.
- Inspecting the property periodically, and reporting any problems
to you.
- Arranging any necessary repairs or maintenance, first liaising
with you in the case of larger works.
- Keeping in touch with the tenant on a routine basis, and arranging
renewals of the agreement as necessary.
- Checking tenants out as required, re-letting and continuing
the process with the minimum of vacant periods to ensure that
you receive the optimum return from your property.
We maintain a flexible attitude, and are generally able to adapt
our service to meet our client's individual circumstances and needs,
for example by providing a part only service, or alternatively by
taking on additional tasks and duties.
Please call or email for full details of our comprehensive
service and a free landlords information pack.
Our Fees
Website Advertising - £5 pcm
Letting Only Service - One off payment of £250, taken from the
first months rent.
Our standard management commission is very competitive at only
10% of the monthly
rental payments.
Unlike some of our competitors, there is NO VAT to pay, saving
you a further 17.5% on our fee and giving
you even greater RETURN ON YOUR INVESTMENT.
Other than the commission, there are no standard charges to the Landlord -
Advertising is completely FREE and without obligation. The Landlord
does not pay any commission directly to Letabox,
all commission is taken from the rent paid by the tenant, with the
remainder being paid directly to your bank account immediately it is
received.
Full Satisfaction Guarantee - Total peace of mind.
If at any time it is felt that Letabox
have not serviced your requirements as a customer to the highest
standards you should rightfully expect, whilst also maintaining the
values of honesty, integrity and reliability, it is guaranteed that
upon receipt of any resulting complaint, Letabox
will as a priority, follow its complaints procedure* and take every
reasonable action to ensure that such concerns are addressed, and
the matter rectified to the customers full satisfaction.
If a customer remains unsatisfied after the completion of the
complaints procedure, Letabox
will waive the customers contractual obligations to the agency and
without hesitation, facilitate the immediate transfer of management
of the property to another agency appointed by the customer. This
will be undertaken with minimal disruption or involvement on the
part of the customer and precisely in accordance with their
instructions.
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*The customer complaints procedure
is available to all landlords on request.
Guide for Landlords
 We now offer ALL
landlords the opportunity to download templates that will assist them
manage their own portfolio of properties, without the assistance of an
agency, click here
for more details
We have recently launched www.mybadtenants.co.uk
a forum that we hope landlords will use to pass on details of
nightmare tenants !. its completely free.
Before a property can be let, there are several matters which the
owner will need to deal with to ensure that the tenancy runs smoothly,
and also that he/she complies with the law. For brief details of
a subject click on a blue link below, or scroll down the page. If
you require further advice or assistance with any matter, please
do not hesitate to contact us:
Mortgage
If your property is mortgaged, you should obtain your mortgagee's
written consent to the letting. They may require additional clauses
in the tenancy agreement of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease,
and obtain the necessary written consent before letting.
Sub-letting
If you are a tenant yourself, you will require your landlord's consent.
Insurance
You should ensure that you are suitably covered for letting under
both your buildings and contents insurance. Failure to inform your
insurers may invalidate your policies. We can advise on Landlord's
Legal Protection, and Landlord's Contents insurance if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. mortgage,
service charges, maintenance contracts etc. to be paid by standing
order or direct debit. However, where we are Managing the property,
by prior written agreement we may make payment of certain bills
on your behalf, provided such bills are received in your name at
our office, and that sufficient funds are held to your credit.
Council tax
Council tax is the responsibility of the occupier. You should inform
your local collection office that you are leaving the property.
During vacant periods the charge reverts to the owner. When unoccupied
but furnished, the charge is 50% of the normal rate. When unoccupied
and 'substantially' unfurnished, there is no charge for the first
six months, and thereafter a charge of 50% of the normal rate.
The inventory
It is most important that an inventory of contents and schedule
of condition be prepared, in order to avoid misunderstanding or
dispute at the end of a tenancy. Without such safeguards, it will
be impossible for the landlord to prove any loss, damage, or significant
deterioration of the property or contents. In order to provide a
complete service to the landlord, we will if requested arrange for
a member of staff to prepare an inventory and schedule of condition,
at a cost to be quoted.
Income tax
When the landlord is resident in the UK, it is entirely his responsibility
to inform the Inland Revenue of rental income received, and to pay
any tax due. However, where the landlord is resident outside the
UK during a tenancy, under new rules effective from 6 April 1996,
unless an exemption certificate is held, we as landlord's agents
are obliged to retain and forward to the Inland Revenue on a quarterly
basis, an amount equal to the basic rate of income tax from rental
received, less certain expenses. An application form for exemption
from such deductions is available from this Agency, and further
information may be obtained from the Inland Revenue.
Important safety regulations
The following safety requirements are the responsibility of the
owner (the landlord), and where we are to manage the property, they
are also ours as agents. Therefore to protect all interests we ensure
full compliance with the appropriate regulations, at the owner's
expense.
Gas Appliances & Equipment
Under the Gas Safety (Installation and Use) Regulations 1994 (amended
1996) and some other regulations, all gas appliances in tenanted
premises must be checked for safety at intervals of not more than
12 months, by a CORGI registered gas engineer, and a safety certificate
issued. Records must be kept of the dates of inspections, of defects
identified, and of any remedial action taken.
Electrical Appliances & Equipment
Under the Electrical Equipment (Safety) Regulations 1994, the Plugs
& Sockets etc. (Safety) Regulations 1994 and some other regulations,
electrical installations and equipment in tenanted premises must
be safe. Although (unlike gas) no safety certificate is legally
required, and therefore it may be adequate to perform a visual check
of electrical equipment, fittings and leads, it is recommended that
a qualified electrician be engaged for this purpose.
Furniture & Furnishings
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended
1989, 1993 & 1996) provide that specified items supplied in the
course of letting property must meet minimum fire resistant standards.
The regulations apply to all upholstered furniture, and beds, headboards
and mattresses, sofa-beds, futons and other convertibles, nursery
furniture, garden furniture suitable for use in a dwelling, scatter
cushions, pillows, and non-original covers for furniture. They do
not apply to antique furniture or furniture made before 1950, bed
clothes including duvets, loose covers for mattresses, pillowcases,
curtains, carpets or sleeping bags. Therefore all relevant items
as above must be checked for compliance, and non-compliant items
removed from the premises. In practice, most (but not all) items
which comply must have a suitable permanent label attached. Items
purchased since 1.3.90 from a reputable supplier are also likely
to comply.
General Product Safety
The General Product Safety Regulations 1994 specify that any product
supplied in the course of a commercial activity must be safe. In
the case of letting, this would include both the structure of the
building and its contents. Recommended action is to check for obvious
danger signs - leaning walls, broken glass, sharp edges etc., and
also to leave operating manuals or other written instructions about
high risk items, such as hot surfaces, electric lawnmowers, etc.
for the tenant.
Preparing the property
for letting
We have found from experience that a good relationship with tenants
is the key to a smooth-running tenancy. As Property Managers the
relationship part is our job, but it is important that the tenants
should feel comfortable in their temporary home, and that they are
receiving value for their money. This is your job. Our policy of
offering a service of quality and care therefore extends to our
tenant applicants too, and we are pleased to recommend properties
to rent which conform to certain minimum standards. Quality properties
attract quality tenants.
General condition
Electrical, gas, plumbing, waste, central heating and hot water
systems must be safe, sound and in good working order. Repairs and
maintenance are at the landlord's expense unless misuse can be established.
Appliances
Similarly, appliances such as washing machine, fridge freezer, cooker,
dishwasher etc. should be in usable condition. Repairs and maintenance
are at the landlord's expense unless misuse can be established.
Decorations
Interior decorations should be in good condition, and preferably
plain, light and neutral.
Furnishings
It is recommended that you leave only minimum furnishings, and these
should be of reasonable quality. It is preferable that items to
be left are in the property during viewings. If you are letting
unfurnished, we recommend that the property contains carpets, curtains,
and a cooker.
Personal items, ornaments etc
Personal possessions, ornaments, pictures, books etc. should be
removed from the premises, especially those of real or sentimental
value. Some items may be boxed, sealed and stored in the loft at
the owner's risk. All cupboards and shelf space should be left clear
for the tenant's own use.
Gardens
Gardens should be left neat, tidy and rubbish-free, with any lawns
cut. Tenants are required to maintain the gardens to a reasonable
standard, provided they are left the necessary tools. However, few
tenants are experienced gardeners, and if you value your garden,
or if it is particularly large, you may wish us to arrange maintenance
visits by our regular gardener.
Cleaning
At the commencement of a tenancy the property must be in a thoroughly
clean condition, and at the end of each tenancy it is the tenant's
responsibility to leave the property in similar condition. Where
they fail to do so, cleaning should be arranged at their expense.
Mail forwarding
We recommend that you make use of the Post Office redirection service.
Application forms are available at their counters, and the cost
is minimal. It is not the tenant's responsibility to forward mail.
Information for the tenant
It is helpful if you leave information for the tenant on operating
the central heating and hot water system, washing machine and alarm
system, and the day refuse is collected etc.
Keys
You should provide one set of keys for each tenant. Where we are
Managing we will arrange to have duplicates cut as required.
Links to the ODPM website -
ASSURED AND ASSURED SHORTHOLD TENANCIES: A GUIDE FOR LANDLORDS
Contents
1.
Introduction to assured and shorthold tenancies
2.
The differences between an assured and a shorthold tenancy
3.
How to set up a tenancy
4.
Landlord and tenant responsibilities and rights
5.
What to do when a tenancy ends
6.
How to end a tenancy
7.
Increasing the rent and varying the terms of a tenancy
8.
Succession rights, joint tenancies, subletting
9.
Housing benefit
10.
Tax on rental income
11.
Getting advice
Appendix
A: Tenancies which cannot be assured or shorthold tenancies
Appendix
B: Summary of changes introduced by the Housing Act 1996
Appendix
C: Grounds for possession
Appendix
D: Addresses of rent assessment panels and areas covered
Appendix
E: Rules on timing of rent increases under the formal procedure in the
Housing Act 1988
Other
booklets on landlord and tenant legislation
DOWNLOAD
Who should read this booklet?
You probably need to read this booklet if you are letting, or
thinking of letting, a domestic property and the letting began on or
after 15 January 1989. However, if you are sharing or are going to
share part of your home, you should read our separate booklets called
"Letting Rooms in Your Home: A Guide for Resident Landlords"
and "Renting Rooms in Someone's Home: A Guide for People Renting
from Resident Landlords".
These booklets do not deal with agricultural lettings, or lettings
by housing associations, local authorities or other social landlords.
The booklets explain the most important features of landlords' and
tenants' rights and responsibilities but they are only a general
guide.
This booklet does not provide an authoritative interpretation
of the law; only the courts can do that. Nor does it cover every case.
If you are in doubt about your legal rights or obligations you would
be well advised to seek information from a Citizens Advice Bureau or
to consult a solicitor. Help with all or part of the cost of legal
advice may be available under the Legal Aid Scheme.
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