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Stepney Marsh Ltd
For Sale To Let

Landlords

Lettings and Property Management is what we do, and we do it better than any of our competitors! We value our experienced staff and ensure that each team member is trained to deliver consistently excellent customer service to our landlords.

Landlords are required by law to register the security deposit with a government approved scheme within thirty days of the commencement of the tenancy.

There are three schemes, The Deposit Protection Service (Custodial), Tenancy Deposit Solutions – Insurance Scheme (Stakeholder) and The Tenancy Deposit Scheme (Stakeholder).

Under our Part Management and Full Management Service we will protect the Tenant’s security deposit with the Tenancy Deposit Scheme (custodial scheme) and ensure the correct paperwork and prescribed information is in place.

We take a security deposit for the sum of five weeks rent, to be held in respect of dilapidation’s and for any non- performance of the Tenant’s Tenancy obligations.

At the landlords option we will offer to any prospective tenant an insurance backed deposit full details of which will be made available on request.

You should notify your lender if you have mortgaged the property that you wish to let. It is typically one of the conditions of your mortgage that you apply for permission to let the property. We also recommend that your building and contents insurers are advised of your plans as they may need to alter the policies to cover a third party residing at the property. (We can assist in recommending specialist insurance companies dealing with insurances for rented properties).

You may need the head Leaseholder’s or Freeholder’s permission to create a Tenancy. We advise Landlords check with the Freeholder that there are no restrictions or covenants which prevents you from letting the property. Your tenant should be provided with a copy of the Head Lease if requested.

Mandatory House in Multiple Occupation. A House of Multiple Occupation (HMO) license is typically required when the tenancy is for five or more Tenants in two or more households.

Additional HMO Licensing – An additional license is required by some Local Authority’s when there are three or more tenants from two or more households.

Selective Licensing. A Selective License is required by some boroughs, before you let a property. This is regardless of the number of bedrooms or tenants in the property.

Any contract granting possession for a period of less than six months is a short term let and is outside the Housing Act 1988 (revised 1996).

The Landlord should check with the planning department of the local authority responsible for rented property regarding the policy for short term lets.
It is normal that Landlords pay for electricity, gas and water bills and the council tax during the Tenant’s stay in return for a rent at premium to the market.

Permissions from the Freeholder, mortgage provider and insurers should also be sought before entering into a short term contract.

Stamp duty land tax is payable on Tenancy Agreements by the tenant where the value of the Tenancy is over £125,000.

Resident outside the UK – Under the Taxes Management Act 1970 Section 78 and 83 Where the Landlord resides abroad (outside England or Wales) and is not registered for ‘Self -assessment’ then tax will be deducted and forwarded to Her Majesty’s Revenue and Customs unless the agency has authority from Her Majesty’s Revenue and Customs to pay monies direct to the Landlord without deduction of tax. The Landlord must seek to register for “self assessed” for rental if living abroad and becoming a non-resident Landlord

If you have employed us as your Managing Agents the only service that we are not able to transfer for you is the telephone line and satellite TV contracts because the providers will only deal with the subscriber.

Prospective Tenants must have the opportunity to see a valid Energy Performance Certificate prior to agreeing and signing a new Tenancy. The Energy Performance Certificate will be valid for 10 years. Houses of Multiple Occupation with shared kitchens and bathroom facilities will require an Energy Performance Certificate for the whole building. Where rooms or studios have individual facilities an Energy Performance Certificate will be required for each individual dwelling.

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.

The original regulations introduced in 1988 ensured that all manufacturers, importers, suppliers and upholsterers of soft furnishings and furniture only supply items that use fire-retardant filling materials and fabrics. In addition, all furnishings sold or supplied must carry a permanent label. The amendments in 1993 included furniture supplied in rented accommodation. The regulations apply to the following items: beds, mattresses, sofas, armchairs, nursery furniture, cushions, seat pads, pillows and loose and stretch covers for furniture. Items of furniture made prior to 1950 are termed as antiques and as such are excluded from the regulations.

It is a legal requirement that Landlords must have all gas pipe work, equipment and appliances safety checked annually by a CORGI registered gas engineer on an annual basis. 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. A Landlord’s Gas Safety Record must be provided to the Tenants prior to the tenancy commencement.
The regulations require private rented sector landlords, from 1 October 2015, to have: At least one smoke alarm installed on every storey of their rental property which is used as living accommodation. A carbon monoxide alarm in any room used as living accommodation where solid fuel is used – after that, the landlord must make sure the alarms are in working order at the start of each new tenancy.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations compels landlords to ensure every fixed electrical installation is inspected and tested at least every five years by a qualified person. The Regulations also state that a landlord is required to obtain a report of the results of the inspection and test and supply it to each tenant within 28 days and retain a copy until the next inspection is due. Upon request, the report must be provided to the local housing authority within 7 days. A copy of the report must be supplied to a new tenant before occupation, or any prospective tenant within 28 days of a request from the prospective tenant. The regulations will be enforced by the local housing authorities and they have the power to arrange a remedial action. Proven breaches of the Regulations can result in the local housing authority to impose a financial penalty of up to £30,000 on the landlord.
At the moment, there is no legal requirement for any landlord to produce certificates which prove that electrical checks have been completed, or that checks have been done to ensure the safety of tenants. The only way to avoid any sort of liability is to be sure that your electrical appliances are in perfect working order by purchasing new appliances for each tenancy, or take the more sensible option of having them professionally checked and certified to verify their safety. This professional test is called PAT, or Portable Appliance Testing. If it’s got a plug, you can carry out a PAT on it. Fridges, washing machines, lamps, televisions, toasters – all of these are perfect candidates for a PAT. Testing is not very expensive, and infinitely more affordable than the costlier alternative of replacing all electrical appliances at the end of each tenancy. There’s no guidance on how often you need to carry out a PAT on items in a tenanted property. The only guidance in existence applies to hotels, schools, and construction industries, where the general rule of thumb seems to be that once per year is the norm, but depending on the type of product, some items require testing only once every four years.

There is a legal duty for landlords to assess and control the risk of exposure to legionella bacteria, but Health and Safety law does not require landlords to produce or obtain, nor does HSE recognise, a ‘Legionnaires testing certificate’.

Service Fully Managed Part Managed Let Only
  • Conduct an initial market appraisal.
  • Advise on refurbishment requirements.
  • Provide evidence of comparable lets agreed.
  • Arrange photography.
  • Display the property on our website and leading property portals.
  • Telemarketing to our database of rental applicants.
  • Promote the property to our applicants via email alerts.
  • We have built long term relationships with relocation agents acting for corportate clients and professionals.
  • All our viewings are accompanied.
  • We provide weekly feedback.
  • Apply for and obtain relevant personal and financial references in connection with each tenant party. Subject to terms and conditions.
  • Conduct a ‘Right to Rent’ check.
  • Rental protection available. Subject to terms and conditions .
  • Check there is a valid Energy Performance Certificate available prior to marketing. If required arrange for an Energy Performance Certificate to be completed.
  • Ensure that a Gas Safety Certificate has been provided to the tenant prior to the commencement of the tenancy. Arrange for the provision of a Gas Safety Certificate. Subject to terms and conditions.
  • Explain the landlord’s legal responsibilities regarding Smoke Alarms, Carbon Monoxide Detectors, Electrical Installation Condition Report (EICR), Portable Appliance Test (PAT) and Legionella Risk Assessment.
  • Advice the landlords on whether a Local Authority Property License is required to let.
  • We use an Assured Shorthold Tenancy as defined by Section 19A of the Housing Act 1988 as amended by the Housing Act 1996. The template is provided by the Association of Residential Letting Agents retained solicitor.
  • Collect a minimum of one months rent in advance, together with a security deposit for the sum of five weeks rent, to be held in respect of dilapidations and for any non- performance of the tenant’s tenancy obligation’s.
  • At the landlords option we will offer to any prospective tenant an insurance backed deposit full details of which will be made available on request.
  • Provision of an NRL1 to overseas landlords.
  • Provide tenant with an NRL8 ( if relevant).
  • Facilitate the preparation of an Inventory, Schedule of Condition and Check In. Subject to terms and conditions.
  • INVENTORY – A record of the contents of the property and their condition.
  • CHECK – IN- A visual check in compliance with the Homes Act 2018 on the first day of the tenancy. Attending the property to welcome the tenants(s), confirm the Inventory and Schedule of Condition, explain the operation of appliances, and highlight the location of utility meters and stop –cocks. Record the utility readings and the number of keys and fobs provided. Test that all the smoke alarms and carbon monoxide detectors are present and in working order. This is subject to an approved inventory.
  • CHECK – OUT – Attending the property to undertake an updated Schedule of Condition based on the original inventory. A note of the utility readings and a record of the number of keys and fobs provided by the tenant.
  • The tenant will sign a tenants check list confirming we have provided them with a Right to Rent Guide and that they have been informed of their responsibilities under the tenancy.
  • Advise the in going tenant of the procedure for registering with the appropriate utility providers for supply during the tenancy period.
  • Landlords will build a long term professional relationship with their assigned property manager who will deal with all aspects of the property management, rent collection and end of tenancy deposit negotiations. Our Property Managers often work outside of hours in order to resolve maintenance queries without delay.
  • Ensure the gas safety certificate is valid for the duration of the tenancy and all statutory provisions are adhered to.
  • Ensure that the relevant Section 21 b notices/Form 6a have been served after the deposit has been protected.
  • Arrange for the transfer of the council tax and utility accounts to the new tenant’s names.
  • Protect the security deposit in accordance with Housing Act 2004. We will register the deposit with the Deposit Protection Service within thirty days of the signing the tenancy agreement and within said period provide the landlord and tenant full details of the scheme including details of the Alternative Dispute Resolution Service (ADR).
  • At the landlords option we will offer to any prospective tenant an insurance backed deposit full details of which will be made available on request. In the event of a tenancy deposit dispute where we have protected the deposit we will endeavour to resolve this dispute.
  • In the event that a dispute resolution is not reached within thirty days of the expiry of the tenancy we will refer the dispute to the administrator of the Tenancy Deposit Scheme subscribed to who will then determine matters in accordance with the provisions of that scheme.
  • Upon receipt of the rent paid by the said tenant(s), to pay the same to you after deduction of pre agreed management fees to your nominated bank account. Receipted rents will be transferred within two to five working days.
  • Prepare monthly statements detailing payment received by the agent on behalf of the landlord’s let property and state any deductions or fees made by the agency.
  • Demand the monthly rent due from the tenant(s) in respect of the property let. If the tenant (s) fails to make payment after four reminders by the agent it will be for the landlord to take further steps to collect the rent in conjunction with advice from the agent.
  • Arrange for appropriate tradesmen to effect necessary repairs and decoration to a maximum cost of £300 for repairs. In excess of this amount, we will obtain your approval first except in cases of emergency. A float of £300 will be requested from the landlord to cover unexpected costs incurred before the rent due date.
  • In an emergency (for example a leak causing damage to the property) when the landlord is not contactable we will instruct the contractor to take steps to avoid further damage.
  • The provision of a check in, inventory and check out is included in our Fully Managed Service.
  • INVENTORY – A record of the contents of the property and their condition.
  • CHECK – IN- A visual check in compliance with the Homes Act 2018 on the first day of the tenancy. Attending the property to welcome the tenants(s), confirm the Inventory and Schedule of Condition, explain the operation of appliances, and highlight the location of utility meters and stop –cocks. Record the utility readings and the number of keys and fobs provided. Test that all the smoke alarms and carbon monoxide detectors are present and in working order. This is subject to an approved inventory.
  • CHECK – OUT – Attending the property to undertake an updated Schedule of Condition based on the original inventory. A note of the utility readings and a record of the number of keys and fobs provided by the tenant.
  • By pre-arrangement provide a minimum of two inspection visits per annum whilst the tenant(s) are in occupation, and send a written report to the landlord.
  • In the event that the tenant complains about a faulty appliance, furniture or any other fault related to the property we will endeavour to investigate the complaint before instructing a contractor and incurring costs on the landlord’s behalf.
  • We will provide the landlord with all the relevant reports, emails and photographs needed as evidence should the landlord need to make an insurance claim.
  • We will obtain sufficient quotes on behalf of the landlord for the landlord to provide to their insurance company and instruct the contractor on the landlord’s behalf.
  • Forward an insurance claim form previously completed by the landlord to the insurance company on behalf of the landlord whilst retaining the relevant documentation on file.
  • Inspect the completed works on behalf of the landlord.
  • Inform the tenant in writing if they are breach of contract and ensure the file is presented correctly for the landlord to apply to make a deduction from the tenant’s security deposit or pursue the tenant in County Court for damages.
  • Ensure that your tenancy file is kept in a proper and correct state and can be used to the landlord’s fair advantage in the event that there are disputes related to the security deposit or the tenancy agreement. On your instruction we will write to your tenant and request that they remedy any breach of tenancy.
  • If requested we will send you a summary of income and expenditure associated with the letting of your property.
  • As long as there are funds available on your account we can pay an initial premium on an insurance policy – (as long as Fisks London have not acted as an introducer or arranger of the policy).
  • Pay a renewal premium on an insurance policy (as long as Fisks London have not given renewal instructions to the insurer, and pay only the amount demanded).
  • Pay any service charges and ground rents.