Landlord Services
Finding the right tenant:
Clintons have an unrivalled reputation for “quality” and as such we attract a large proportion of applicants.
We do, nevertheless, carry out stringent underwriting of the tenant’s suitability via referencing agencies which consists of:
- Employer’s reference.
- Credit check at previous address/es – confirm Voters roll, CCJ’s for debt, any previous repossession proceedings, etc.
- If self-employed, obtain accountant’s or Tax return reference.
- Undertake any further checks we deem necessary to assess the applicants ability to pay the rent on the property (i.e. sight of Bank statements, P60, wage slips etc.).
- Sight of Passport or other positive identification.
When we are completely satisfied with the integrity and suitability of the applicants, we then contact you. If you are happy to proceed, we then move on to draw up a legally binding tenancy agreement.
Property Management - The Service
- Inspect the property and advise on rent levels, furniture required, equipment to be
provided and any small additions or deletions we feel will be of benefit. - Advertise the property on leading websites and/or search our current applicant register for a suitable tenant.
- Make appointments for prospective tenants to view and escort them around the
property. - Take up and obtain the checks on prospective applicants:
- Arrange an inventory for acceptance and signature by the tenants and provide a
copy to the owner if requested. - Arrange annual gas & electrical safety inspections and provide each tenant with a copy of the certificate.
- Assist in the changeover of Council Tax, Gas, Electricity and Water etc.
- Draw up and properly execute a tenancy agreement relevant to current legislation.
- Invoice tenants on a calendar monthly basis, collect all rents due, follow up all overdue or unpaid rent and take all necessary steps to recover any money owed.
- Remit balance to owner in accordance with instructions. Tenants are required to remit payment usually on the first of each month and owners will receive payment once standing orders have cleared our Bank.
- Pay any outgoing charges in respect of the property which are the subject of this agreement.
- Renew or grant new agreements in the event of the expiry of the existing agreement.
If the occupants terminate and you wish to re-let, points 1-5 will again apply. - Issue lawful notice to any occupant to quit the premises or to abate a nuisance should it be deemed necessary.
- Inspect the property from time to time (Usually twice annually) and
advise the owner of any problems encountered. - Generally perform every act usually carried out by a property management agent
Insurance
It is important to notify your Buildings Insurer that you are letting your property. Failure to do so could result in the Insurer refusing to pay out any claim that you may have.
Many Landlord’s now offer their property on an ‘unfurnished’ or ‘part furnished’ basis. Generally an unfurnished property will still offer carpets, curtains, wardrobes and white goods in the kitchen. Some Landlord’s cancel their contents insurance on the basis that the contents are not worth covering!
However, with the ‘compensation culture’ developing in this Country, we would advise that a Landlord’s contents insurance be effected if only for the public liability aspect alone. If a tenant were to trip on a badly laid stair carpet, for instance, there could be a potential claim for damages against you which would not be covered by your buildings insurance, but by covering the contents with an appropriate policy, this would be covered by the public liability section.
Tenants are also advised to cover their own goods which they take into your property as they are not able to claim against your insurance.
Will my property be maintained?
Clintons have their own team of contractors to ensure that your property is carefully maintained.
We would normally repair minor items without contacting you but, as a rule, any substantial repairs would be referred to you before proceeding.
We do ask your authority to spend up to £300.00 without consent, this principally being to cover such items as a central heating pump, which if failure occurs and we cannot contact you, can be replaced in order to fulfil your obligations as a Landlord (see Landlord’s Obligations).
Whilst our management service includes the instruction of Maintenance personnel, the cost of works carried out are a separately chargeable item.
Utility Supplies
As part of our management service, we assist tenants to change over the utility supplies, council tax and water rates into the ingoing tenant’s name(s).
Gas & Electricity
Tenants will make their own arrangements with these utilities as to which ‘supplier’ they use and their method of payment.
Water Rates & Council Tax
We always recommend that these bills go into the tenant’s name, unless there is a good reason not to (some water rates are collected through the service charge in blocks of flats). All the rents that we quote are exclusive of these services.
Furnished or unfurnished?
Whilst the majority of lettings are on a unfurnished basis, you may decide, or wish to let your property furnished.
A property let on a furnished basis should have everything necessary to make it habitable, homely and comfortable. As a general guide we would suggest that the property is furnished as follows:
| Bedrooms | Living Rooms | Kitchen | Outside |
| Wardrobe | Settee & Armchairs | Cooker | |
| Dressing Table | Dining table & chairs | Fridge/freezer | |
| Bed and mattress | Coffee table | Washing machine | Basic garden tools |
| Mattress Covers | Sideboard | Tumble Dryer | lawnmower |
| Curtains | Table lamps | Vacuum Cleaner | dustbin |
| Carpet | Curtains | Floor covering | |
| Lampshade | Carpet | Curtains/blinds | |
| Lampshades |
If you would like further advice as to how best to equip your property, please do not hesitate to contact our helpful staff.
Buy To Let
Buying a property to let can be a very lucrative long term investment option. If managed properly, returns on the capital invested in a rental property will be much greater than the returns on traditional bank or building society forms of investment.
When buying a property to let, it is important to research your area – you should be looking for areas with a ready letting market and a high demand for rental accommodation. Buying to let must be a business decision based on net yields, potential capital growth and suitability of the property concerned. It may not be where you would choose to live yourself, so however difficult it may be, try to keep personal emotions out of the buying process.
At Clintons we have vast experience of this market and would be happy to advise you of the most ideal type of property for your circumstance. We also offer a free appraisal of your intended purchase, prior to exchanging contracts, ensuring you purchase the most suitable investment.
A Caution!
Creating a tenancy of a dwelling is a complex business and falling foul of any of the numerous requirements of the law can result in sitting tenants, imposed registered rents, interference by the Local Authority in repairs and other difficulties unforseen by the non-specialist landlord or agent.
There is always the temptation to consider engaging the cheapest company or a local estate agent who has a newly formed “letting department”.
Clintons is a well established professional company. The two working Directors of the company have, between them, over 60 years in depth experience of residential lettings in East London & Essex and the three most senior members of staff have each been with the company for over 15 years.
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