It is normally recommended that you let your residential property on an Assured Shorthold Tenancy. This agreement is usually for a six month term, and can be renewed if both parties are willing. We will handle the renewal of the contract on your behalf and will write to you for your instructions before each renewal is due. We do not charge the landlord for renewing the contract to the same tenant. The main requirements of the landlord are that the structure of the premises must be maintained in good repair including the installations, and any appliances, that appear on the inventory. The landlord must also accept responsibility for insuring the property, and having respect for the tenant’s privacy is also an important obligation.
Legislation is continually being introduced and amended with the regard to the safety of the property and its contents. It is the landlords own responsibility to ensure compliance with regulations and we recommend that landlords take specialist legal advice if they are in any doubt as to their position. We are happy to liaise with the landlords’ solicitors for this purpose free of charge.
The landlord is also required to have an Energy Performance Certificate (EPC) completed for the property by a qualified inspector before the property can be marketed as available to let. To assist our landlords, we have arranged an express service with a local inspector who can visit your property and provide us with a certificate quickly once we have received your instructions, which helps avoid any delay in beginning the marketing of the property. We will normally ask our landlords for a payment in advance to cover the £100 + V.A.T charge for the EPC in order that we can comply with our payment terms with the inspector, for the provision of his priority service.
The tenant’s duties are more numerous. They have to ensure that the rent is paid when due, be responsible for payment in respect of gas, water, electricity, Council Tax, telephone and any other liabilities which they incur. They must also maintain the property to a reasonable standard, keep the gardens and paths tidy, not create a nuisance or annoyance to neighbours, not sub-let the property, and must allow access to the Landlord or his agent on receipt of proper notice. In addition, the tenant is required to report to the agent any faults or defects arising at the property as soon as possible, and to permit access at reasonable times for repairs to be carried out.
During the last three months of any tenancy term, the Landlord is entitled to place the property on the market for sale, and the tenants must allow the property to be advertised during this period, and permit access for viewings at reasonable times.
The tenants can give one month’s notice to quit at any time after the first six months. The Landlord can only re-possess the property at the end of the tenancy by giving two months notice. If the tenant then refuses to vacate the premises at the end of the period of notice, the Landlord will have to apply to the courts for repossession. We can assist in this procedure, but cannot undertake legal action on a landlord’s behalf. Similarly, should possession be required due to breaches of the Tenancy agreement, we are willing to Co-operate with your solicitor. Please note that Nigel Davis Property Services cannot be held responsible for any breaches of the Agreement by the tenant.
A deposit is held, equivalent to one month’s rent + £100.00, and this is only returned to the tenant after the property has been vacated, and our final management visit has been carried out to our full satisfaction. It must be noted by the landlord that Nigel Davis Property Services are not antiques, furniture or furnishings experts, and any items of value must be brought to our attention prior to letting along with a written valuation. Further, landlords should be aware that under the legislation of The Tenancy Deposit Protection Scheme, Nigel Davis Property Services is required to hold deposits as stakeholders and agreement is required between landlord and tenant before any deductions from the deposit can be made at the end of the tenancy. In the first instance, we are happy to liaise between landlord and tenant in order to achieve a mutually acceptable arrangement. In the event of a dispute that cannot be resolved the matter has to be referred to arbitration.