At Armstrong Estates we know that letting your property is a big decision, so it is important that you choose the right company first time. We are very proud members of ARLA ‘Propertymark, this means you are dealing with fully qualified and professional staff ensuring your property is in the safest hands possible.
https://www.propertymark.co.uk/how-we-protect-you/landlords-tenants.aspx
Our fees & Services
Tenant Finding Service: £350+vat or £420 inclusive of vat
This is the most basic level available normally suited to Landlords who are experienced in managing their own properties.
This service includes:
- Advertising the property for rent on major portals, our own website, local newspapers & our traditional high street branch.
- Contacting suitable applicants from our comprehensive mailing list.
- Accompanying viewings of the property.
- Carry out thorough credit reference checks of the tenant(s)
- Arranging of the preparation of the tenancy agreements and arranging the signing of the same.
- Collecting the first months rent and deposit/bond.
- Optional benefits are a detailed full digital inventory at a cost of £90 inclusive of Vat.
Fully Managed Service:-
11%+vat or 13% inclusive of Vat
£345+vat or £414 inclusive of vat tenant find/setup.
This service includes all of the regular tenant finding service together with:
- Preparing a Schedule of Condition or detailed Digital Inventory the property prior to the start of the tenancy.
- Regular internal property inspections.
- Rent collections each month and transferring it to your account with statement.
- Providing a first- line response for all maintenance calls.
- Obtaining quotes for works from contractors.
- Ensuring landlords privacy is maintained.
- Renewing all safety certificates (cp12, epc, electrical certs)
- Checking smoke alarms.
- Renewing tenancy agreements.
- Recording all meter readings at the start and end of the tenancy.
- Lodging the deposit with the Deposit Protection Scheme & recovering the deposit at end of tenancy.
- Informing Local Authorities (council tax ) that your property has become vacant.
How it works
Upon receipt of your instructions we will conduct an inspection of the property and advise upon the steps that are necessary in order to successfully let your property. One of the most important points will be to agree upon the level of rent that is appropriate for the area and your type of property.
How much rent can you ask for
There are many factors that will influence the rental value. These include the standard of furnishings, size of the property, the location and the prevailing market conditions. We will do our utmost to get you the best price possible.
Procedure
Once you decide that you wish to proceed we will visit the property to discuss your individual requirements and explain our terms and conditions, then take exact details and photographs of your property. We shall then be able to advertise your property using available means, including:
- Our extensive applicant list
- Our high street branch presence
- Our own website
- Other regional, national and international websites
- Local and regional newspapers
- Eye catching ‘To Let’ board for all properties
Once a tenant has been found they will be fully credit checked using our insurance company referencing service. When a successful credit and reference check has been made, we will contact you for your approval.
Only then will the tenant be allowed access to the property.
Furthermore, we shall also carry out a further inspection of the property and prepare the schedule of condition or Inventory before the tenant moves in (fully managed only). Both parties will sign this.
Credit/Reference Checks
All credit checks are carried out by a external independent credit reference company for your protection and peace of mind.
Guarantors
We will always try to obtain a guarantor for every tenancy, this is normally a home owner of full time working friend or family member of the tenant(s).
Inventory and schedule of condition
A detailed digital accurate inventory or schedule of condition is vital for any letting. Even in the case of an unfurnished property, it is important to record the general state of the property, and take note of the meter readings for the different services.
This will act as an aid if there are any disputes at the end of the tenancy. Utilities only cover gas, water, electricity and council tax. This service is inclusive of fully managed properties, but can be arranged for tenancy find only service (a fee is payable).
Internal Property Inspections
With our fully managed service, we endeavour to visit the property at regular intervals. It must be stressed that we are not surveyors but we will examine the property to the best of our ability and will advise if the state and condition of your property has deteriorated beyond what is expected of day-to-day wear and tear. We will be unable to carry out any form of invasive examination. If we feel that there are any problems then we will report this to you as soon as possible. A report of our observations will be sent to you.
Cleaning
We strongly advise that the property be cleaned thoroughly before the commencement of the tenancy. This is general practice and will assist the preparation of the Schedule of Condition or Inventory. This then sets the standard for the tenant to adhere to at the end of the tenancy. We can arrange for this service to be carried out at cost. (each property is quoted on size/number of rooms and level of cleaning)
Gas/Electrical Appliances & Equipment
Gas
Annual safety check: Under the Gas Safety (Installation and Use Regulations 1998) all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed and thereafter at least every 12 months by a competent engineer (e.g. Gas Safe registered gas installer). There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times. Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken. A copy of the safety certificate issued by the engineer must be given to each new tenant on commencement of their tenancy, or to each existing tenant within 28 days of the check being carried out
Electric
There are several regulations relating to electrical installations, equipment and appliance safety, these affect landlords and their agents in that they are ‘supplying in the course of business’. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation – ‘Part P’ and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no specific legal requirement for a qualified electrician to carry out an inspection and issue a safety certificate (as exists in the case of gas appliances), it is now widely accepted in the letting industry that the only safe way to ensure safety and to avoid the risk of being accused of neglecting your ‘duty of care’ or even of manslaughter is to arrange such an inspection and certificate.
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. It is also advisable to leave operating manuals or other written instructions about high risk items, such as hot surfaces, electric lawnmowers, etc. for the tenant.
EPCs.
Energy Performance Certificates are a legal requirement on all vacant properties advertised for rental. An EPC Certificate expires and requires renewal after 10 years. Our qualified assessors carry out this service for £60.00.
Gas Safety certificates
A legal requirement for all rental properties containing any sort of gas appliance, this certificate can only be issued after property and appliances have been checked and assessed by a Gas Safe registered engineer and must be renewed on a yearly basis.
Our Gas Safe registered engineers offer this service at cost price of £78.00 inclusive of Vat.
Electrical Certificate.
Our qualified NICEIC registered electrician offers an electrical periodic inspection report for the cost of £180.00 inclusive of Vat.
Smoke Alarms.
The regulations require landlords to ensure smoke alarms are installed in their properties with effect from 1st October 2015. After that the landlord (or someone acting on behalf of the landlord) must ensure all alarms are in working order at the start of each new tenancy.
The size of the property denotes how many smoke alarms are required, our qualified contractors will happily attend your property and provide guidance and advice on this matter. We can supply and fit a long life lithium battery smoke alarm £30 inclusive of VAT or x 2 smoke alarms £42 inclusive of Vat.
Others.
We can supply and fit Carbon Detectors priced at £54.00 inclusive of Vat
We can carry out a Legionella Risk Assessment £110.00 inclusive of Vat
Where deemed necessary by local authorities for selective licencing a fixed fee of £120.00 inclusive of Vat will be applied for compiling the necessary paperwork.