We never forget - Your Property, Our Priority!
We understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you the Landlord with the best possible service and the right tenant for your property.
We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agents your asset will be in professional and caring hands.
A Personal Service
Our phone lines are manned by real people, seven days a week from 8am - 11pm. Outwith these hours we operate an emergency service for your tenants. We are able to offer a personal service, with attention to detail, whilst at the same time maintaining a high standard of competence and professionalism.
24/7 Log in for landlords
All our landlords can access their accounts 24/7 via our secure system, so you can check when the rent was last paid, you can download a statement for your Tax Return, you can monitor the status of any repairs to your property, you can see when we last carried out an inspection. Most importantly you can be assured that your property is in safe hands.
We are fully qualified to manage your property
Both directors have successfully completed the National Federation of Property Professionals award in Residential Letting and Property Management Scotland.
Our fees are competitive and may be open to negotiation dependent on the level of Service required. We are particularly committed to investment Landlords and savings can be made on the smallest of portfolios.
Carefully Selected Tenants
Drawn from a continually updated register, all prospective Tenants are thoroughly referenced and credit checked. In some cases we will also require a guarantor.
We take care of all aspects of looking after your property and your tenant
Full Management Service
Our all inclusive Service, provides for the marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we then go ahead and prepare the tenancy agreement, issue the Tenant Information Pack and create an inventory including multiple photos of the property. The Tenant will then be personally checked in against the inventory.
We will deal will all aspects of protecting the deposit. During the tenancy we carry out periodic inspection visits. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) arrange or recommend any necessary repairs.
Collecting and processing of rental payments is also an important part of our Full Management Service. Rental balances will be credited automatically to the Landlord’s nominated bank account.
Towards the end of the tenancy, we liaise with the Tenant, with a view to renewing the tenancy agreement, or arranging to check them out and re-advertising the property to let.
We never forget - Your Property, Our Priority!
We offer a clear and competitive fee structure. Please telephone or email us to discuss your requirements.
As appointed introducers for several insurance companies we are able to offer a range of insurance policies for landlords, including the following -
Plase ask for further details.
- Buildings Insurance
- Contents Insurance
- Rent guarantee
- Legal Expenses
Guide for Landlords
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. We provide summarised information below. If
you require further advice or assistance with any matter, please
do not hesitate to contact us:
Preparing the Property
We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship 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. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
Under Part 8 of the Antisocial Behaviour etc. (Scotland) Act 2004, almost all private landlords must apply for registration with their local authority. The local authority must be satisfied that they are fit and proper persons to let property, before registering them. Further details can be obtained from landlordregistrationscotland.gov.uk.
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 Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.
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 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 visits by our regular gardener.
At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
Information for the Tenant
It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.
You should provide one set of keys for each Tenant. Where we will be managing we will arrange to have duplicates cut as required.
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.
If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.
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 provide information on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. 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 and utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.
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, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.
What is a Short Assured Tenancy?
Most tenancies will automatically be Short Assured Tenancies. Tenancies are usually granted for an initial fixed term of either 6 or 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant. In the absence of any written notice the tenancy will automatically renew via a process known as 'tacit relocation'.
Health and Safety, and other Legal Requirements
The following requirements are the responsibility of the owner (Landlord). When we are managing the property we can look after these aspects for you.
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 at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.
All rental properties require an Electrical Installation Condition Report and all portal appliances need to be tested. These tests must to be carried out at least once every five years depending on the electrician's report. We can arrange these reports on your behalf.
Carbon Monoxide Detectors
Carbon Monoxide Detectors are required in all properties with combustion appliances such as boilers, fires (including open fires), heaters and stoves fuelled by solid fuel, oil or gas.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, 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, and certain other items. Non-compliant items must be removed before a tenancy commences.
Smoke Alarms and Heat Detectors
Hardwired, interlinked smoke alarms are required on all floors with the addition of a hard wired smoke alarm in the main living area and heat detection in the kitchen. The fitting of a hard wired smoke alarm system may require a building warrant and landlords should consult the Building Standards department of the relevant local authority.
Landlords who provide residential accommodation have a legal duty to ensure that the risk of exposure of tenants to Legionella is properly assessed and controlled. We can arrange to carry out a risk assessment, to implement control measures and conduct regular reviews.
Is your property a House in Multiple Occupation (HMO)?
If you are planning to rent your property to three or
more unrelated people, you will also need a Houses in Multiple Occupation (HMO)
licence before you rent out the property. Such properties include, but are not limited
to: those rented to students, young professionals, migrant workers and tied
To obtain a HMO licence, you will need to apply to the local authority that covers the
area where the HMO property is located. The local authority sets the standards
required and also sets the fees for a licence application.
Housing and Property Chamber First-tier Tribunal for Scotland
Private landlords have a duty to ensure that the houses they rent to tenants meet the 'Repairing Standard' which is set out in section 13(1) of the Housing (Scotland) Act 2006 (the 2006 Act). Tenants can apply to The First-tier Tribunal for Scotland for a ruling that their landlord has failed to meet that duty.
Tenancy Deposit Protection
If you are using our full managed service then we take care of all aspects of handling the deposit. We protect the deposit with mydepositsscotland.co.uk and will issue your tenant with all the necessary prescribed information.
The Disability Discrimination Act 2005
The DDA 2005 addresses the limitations of current legislation by extending disabled people’s rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people.
Energy Performance Certificates (EPCs)
Energy Performance Certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPCs is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.
The above is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property.