Tamlyn and Son is an independent practice of Chartered Surveyors with 125 years of experience and an excellent reputation for service and professionalism. The firm has grown into a multi-disciplined practice governed by the regulations of the Royal Institute of Chartered Surveyors. Professional services include:
- Commercial Sales, Lettings & Management,
- Residential Sales, Lettings & Management,
- Estate Management,
- Planning & Design,
- Survey
- Auction Sales.
Why Chose Tamlyns Residential Lettings & Property Management?
Maximizing your income whilst considering your outlay has to be of paramount importance. Offering competitive rates and, price matching where feasible, we do not believe in cutting corners. Often, the property we care for is the largest investment you have, so why take risks with it? As a Landlord you need to trust that the agent you employ is reliable, knowledgeable, conscientious and experienced enough to fully protect you.
Tenant selection & property management is hard work, but it should appear effortless to the Landlord. So relax and enjoy the income; your investment is in safe hands.
Managing over 350 properties locally, our dedicated and experienced lettings team have in-depth knowledge of both the letting market, to achieve the best possible rent for the property, and the technical know how to oversee and manage things for a hassle free tenancy.
Whatever your needs, whether you are planning on being away from home for an extended period and wish to secure tenants rather than leave the house empty or you are an investment landlord seeking purely a profitable investment return, our specialist rental valuers and lettings team is always on hand to provide advise.
Preparing Property to Let
It is always a good idea to take a look around with a critical eye. Make sure everything is clean and fresh smelling. Neutral decoration is most popular, so if the place needs freshening up, chose soft neutral tones. Ensure the garden is looking its best and that windows gleam. Remember that the best tenants select the best properties. Those paying top market rents will select a comparable home, so extra effort beforehand will pay dividends later.
Tenant Screening
All prospective Tenants are interviewed before being recommended. If accepted full referencing will then take place via an independent referencing Agency or alternatively, a manual referencing system will be used where the following references will be obtained where possible.
- Employers
- Full Credit Check
- Bank
- Previous/Current Landlord (if applicable)
- Guarantor (if applicable)
Leases
Company Leases or Assured Shorthold Tenancies of six months or twelve months (less 1 day).
Rental Payments
Where the property is fully managed, we will make arrangements for the collection of rent from the tenant, usually by standing order. It is the landlord’s responsibility to collect monthly rental payments if under our “Let Only” or “Tenant Find & Deposit Protection” services.
Deposits
Unless otherwise instructed by the landlord, we will obtain a security deposit of one month’s rent plus £100.00 from the tenant/s. Deposits are held against damage, dilapidation or non- payment of rent and will usually be held by us for the duration of the lease.
Tenant Deposit Protection
Applicable to all Landlords and agents offering Assured Shorthold Tenancies from 6th April 2007. New legislation forming part of the 2004 Housing Act means that tenant deposits taken after this date must be registered with a Government approved scheme, for the duration of the tenancy. This agency is a member of the TENANCY DEPOSIT SCHEME (TDS) www.tds.gb.com
The scheme aims to eradicate rare disputes between landlords/agents and tenants at the end of the tenancy term, which must be good news for all parties. Essentially the scheme offers an impartial arbitration service, which is free to tenants and is a bid to support them against unscrupulous landlords making unfair or unreasonable deductions from tenant deposits. Please see enclosed separate TDS leaflet for more details.
Wear & Tear
There is no single specific legal definition, but innumerable cases relating to deposit disputes allow for reasonable interpretation of what the industry (and the courts) consider it to be.
- The original age, quality & condition of any item at the commencement of the tenancy
- The average useful lifespan to the value ratio (depreciation) of the item
- The reasonable expected usage of such an item
- The number & type of occupants in the property
- The length of the tenants occupancy
For example: If a landlord permits a dog into the property, he/she will need to be prepared to find odd brown marks on the lawn. The lawn however, should be free from dog excrement, as tenants should have cleaned up after the dog. Dirt is not wear and tear.
Inventory Of Contents & Schedule of Condition
An inventory should be prepared to ensure that all items of furniture, fixtures and fittings left at the property are recorded and their condition noted. The tenants deposit will be held against any damages or excess wear and tear shown against the inventory. Further details of this service & any cost is provided in our Terms of Business.
Who Pays The Bills?
The tenants do. When owners vacate the property, they should inform all services and provide details of those service providers to us, so that we may inform them when a tenant takes up occupation. Only with a full management service will gas & electric metre readings also be taken. If however, in between tenancies the heating is left active in order to guard against frost, landlords will be liable to pay for those services for the duration.
Safety Regulations
Whether requiring a Fully Managed service, Tenant Find & Security Deposit, or Let Only services, Landlords have the responsibility for the safety of both the Tenant and their own property during the tenancy. The following regulations must be adhered to without fail by the Landlord and as Agents; we must ensure that they are carried out. This is only a brief guide to the regulations. Further information and details are provided in our Terms of Business.
Energy Performance Certificates (EPC’s)
The energy performance of buildings (certificates & inspections) (England & Wales) (Amendment) regulations 2007, requires each home to have a valid energy performance certificate (EPC) available to assist perspective tenants in choosing their new home from the 1st October 2008. Landlords must therefore, either provide a valid EPC to the agent, or pay the agent in advance to obtain one for them. Failure to comply with this legislation is currently punishable with a £200 fine for each offence.
Fire and Furnishings (Safety) Regulations 1988 (1993)
All soft furnishings such as settees, sofa, beds, padded chairs, pillows cushions and so on must comply with the Fire Resistance requirements contained within the regulations. Items of furniture made prior to 1950 would not have been made with manmade flammable substances and are therefore, not subject to the act. Usually a label is attached to the item of furniture to confirm it is acceptable.
Gas Safety (Installations and Use) Regulations 1994 (1996)
A qualified Engineer (CORGI or British Gas) must also check all gas appliance and installations within the accommodation, on an annual basis for its safe use. This includes such items as Gas Fires, Central Heating boilers, Gas cookers and other gas appliances. It also insists that flues and chimneys are clear of obstructions and in the correct place. The engineer must issue a certificate and a copy presented to the Tenant at the start of any tenancy. Any items that fail to comply with the regulations must be fixed or removed immediately.
The Electrical Equipment (Safety) Regulations 1994
These regulations require that all Electrical equipment left at the property be ``safe and of no risk or injury to human or animal``. They should be checked that flexes, fuses and electrical out put are safe and correct. Items that must comply are all portable electrical items such as electric cooker, fridge’s, washing machines, kettles, toasters etc. must be checked by a qualified electrician checks these items (a charge will be made). Smoke Alarms Properties built after June 1992 should, by law have been fitted with mains powered smoke detectors/alarms. It is a recommendation of this agency that one smoke alarm be fitted to each floor of any property not already fitted with them.
Tax
Lettings income may be subject to taxation and should be declared to the Inland Revenue www.inlandrevenue.gov.uk. Letting agents are not tax advisors, however we can say that landlords can usually offset various expenses against tax such as agency fees etc. Please contact the Inland Revenue direct for full and comprehensive details concerning any possible obligations you have to pay tax.
Non – Resident Landlords Scheme
A Scheme for taxing the U.K rental income of landlords whose usual place of abode is outside the U.K. The scheme requires anyone who pays rent to, or collects rent for, a non-resident landlord to deduct basic rate tax from the rent, however, landlords may apply to have their U.K rent paid to them gross by completing the application NRL1 from enclosed.
Stamp Duty
The majority of Assured Shorthold tenancies are unlikely to incur stamp duty. For more information, simply ask for a leaflet at any stamp office
Permission To Be Sought
Mortgage Lender
Freeholder
Head Lease Holder
Buildings & Contents Insurance
Any Other Joint Owner
Housing Benefit
Some tenants are entitled to receive housing benefit from the local council. This can be paid direct to the tenant or to the landlord or agent. Please note that the local council can reclaim housing benefit already paid and/or immediately stop payments if there is any change in circumstances of the tenant, or if the tenant’s claim is fraudulent. Also, the council pay rent in arrears rather than in advance and indeed, make no promises concerning the promptness of payments.
Guarantors
Should a prospective tenant not be in a position to clear the tenant screening process, the landlord may agree to offer a tenancy on the basis that a suitable guarantor comes forward and subject to your approval. Guarantors are referenced in a similar way to prospective tenants.
Pets
Please give some thought to whether you would allow pets. Our terms of business will ask you to stipulate what pets, if any are permitted.
Smokers
Usually landlords prefer to stipulate that there is to be no smoking in the property, but should you permit, please bear in mind that the premises is likely to need redecoration more frequently.
Maintenance
The landlord is responsible and has a legal obligation to the tenant in respect of maintaining the structure of the premises, and the services. Under full management, we would arrange for immediate repair of any emergencies, in addition to non-emergency repairs using local contractor or contractor specified by you.
Landlords Check List
Mortgaged Properties
You should notify your Building Society or Bank if the property is mortgaged that you are thinking of letting the property. It is usually one of the conditions of your mortgage that you apply for permission to sub let the property. We also recommend that your building and content Insurers are advised of your plans, as they too may need altering to cover a third party residing at the property. We can assist in recommending specialist insurance companies dealing with insurance’s for rented properties. Please speak to a member of staff.
Leasehold Properties
It is also wise to check that if the property is leasehold that you confirm with the freeholder that there are no restrictions or covenants, which prevent you from letting the property, and the Tenants must adhere to during the Tenancy period.
Non UK Resident Landlord
See above
Keys
It is important to have several keys cut, for the property enough for each adult tenant due to move into your property plus a set for our Management department (if applicable) for security and access if so required.
Transfer of Services
If you have employed us as your Managing Agents the only service that we are not able to transfer for you is the telephone, as BT or cable will only deal with the subscriber and not with a third party. Please therefore, arrange transfer on the day if vacate, if applicable.
If we are not managing the property, you will need to arrange the following: -
Mail Redirection
The Post Office offers a service to redirect your mail, which we recommend you, arrange prior to vacating the property for the term of the tenancy. You should also inform your bank, employers, friends and family who are likely to write to you and inform them of your new address.
PLEASE CALL
01823 448 298
We look forward to hearing from you!