It can be notoriously difficult for individuals in receipt of benefits to secure rented accommodation and all too often landlords or letting agents advertising rental property will clearly state ‘no housing benefit’, meaning that tenants on benefits will not be given consideration. This may seem both extremely harsh and somewhat prejudice but landlords do have their reasons.

Benefits

The two benefits used to subsidies a tenant’s rent are Housing Benefit or HB and Local Housing Allowance or LHA. A prospective tenant may find they have a better chance of renting a property if they are in receipt of HB rather than LHA.
A claim for LHA will take into account the area in which the tenant resides, the property size and the number of occupants who will be living in the property. LHA also ensures that all tenants living in the same locality under similar living circumstances will receive the same amount of benefit. A tenant in receipt of LHA is also far less likely to have a shortfall in their rental payments.
These rules don’t apply to HB but housing benefit is still the preferred choice of benefit for landlords and this is because the payments are made directly into the landlord’s bank account. LHA is paid directly to the tenant, which could prove problematic when the landlord tries to recover his monthly payments.

Why are Landlords put off by Tenants on Housing Benefits?

Below we take a look at some of the reasons why landlords have been put off renting their properties to LHA tenants.

• Housing benefit and LHA is paid four weeks in arrears rather than a month in advance like most rental payments. This means the landlord has to wait for his payments
• Obtaining deposits to secure the rental property may prove more difficult with a LHA tenant due to their limited income and minimal assets and the government does not make the provision to pay deposits on properties for individuals on benefit
• Housing Benefit doesn’t  always cover the full rental amount meaning the tenant will be left to cover the shortfall and landlords may have problems recovering this shortfall
• If a tenant makes a fraudulent claim for Housing Benefit or Local Housing Allowance the landlord may also be held liable and the council making the benefit payments have the right to retrieve all the benefit payments received by the landlord
• LHA is paid directly to the tenant and should the tenant default on their rental payments the landlord may find it difficult to retrieve monies owed, even through the courts
• Obtaining references may prove problematic, employer’s references will be virtually impossible if there is no previous employment history and bank account checks may also prove futile if the individual doesn’t actually have a bank account and receives their benefit via giro or payment book. References from previous landlords may prove the most successful way of obtaining some information about the tenant but even here the landlord may hit a stumbling block if the tenant had previously lived in housing association accommodation
• A landlord may find that his insurance company will refuse to cover the property if there are LHA tenants living there
• Even in this day and age there is still a stigma attached to individuals in receipt of benefits. Sadly, even though there are many people who have legitimate reasons for claiming Housing Benefit and other forms of support they are tarred with the same brush as those who claim benefits but is perfectly capable of working. Landlords should not generalise but, unfortunately, they do and have to make decisions that they feel are in the best interests of their investment

Top Tips to help Tenants on Housing Benefits secure rented accommodation

There is no sure fire way for a tenant claiming benefits to secure rented accommodation and often, once a landlord has made up his mind not to rent out his property to LHA tenants, then there is little that can be done to change his decision.

However, there are a few pointers below which my help the tenant appeal to the landlord’s better nature and show that they are just as reliable and worthy as a tenant who is not in receipt of benefits.

• If possible it’s a good idea for the tenant to provide the landlord with a guarantor to give him the assurance that the rent payments will be met
• The tenant should try to find out in advance how much Housing Benefit or Local Housing Allowance they will be likely to receive and what the shortfall in rent will be and supply the landlord with these figures
• Where possible the tenant should make arrangements for the benefits to be paid directly to the landlord. This is generally only possible with LHA under very specific circumstances but it’s worth the tenant doing some research to find out if they fit into the one of those specific categories
• If the benefit cannot be paid directly to the landlord the tenant should find out the date in which the benefit will reach their account and inform the landlord so that it can be collected immediately on receipt
• If there is a shortfall the tenant should make arrangements with the landlord to pay the shortfall as promptly as possible each month
• Where possible the tenant should provide the landlord with current bank statements, paid bills and other proof of payment to show they are reliable and pay their debts on time
• It may also be useful for the tenant to compile a list of individuals who are willing to give them a character reference. These should be professionals who know the tenant well, perhaps a doctor, social worker, or, where applicable, a previous landlord. If the tenant has worked in the past then a reference from their previous employer would also be advantageous
• The tenant should offer the landlord as much as information as they can and always cooperate. It may seem unfair that, just because the tenant is out of work and receiving benefits, they are treated so differently but if they put in the time to reassure the landlord that they would make a reliable, honest and trustworthy tenant then, hopefully, all their hard work should pay off

Although they are under no obligation, a tenant may wish to inform the landlord of why they are in receipt of benefits to show they are a genuine claimant. It could be that the tenant has suffered an accident or illness that prevents them from  working, are a single parent with children under the legal school age or are a full time carer for someone with an illness or disability. Whatever the legitimate reason for the claim most landlords will both appreciate and respect a tenant’s honesty and will, hopefully, see that the hardship they suffer deserves to be eased a little.

For more news articles on letting or renting your property, visit lettingaproperty.com

With the 2012 London Olympic Games fast approaching lettingaproperty.com are set to launch a competition in honour of this most prestigious event. The competition is open to all UK tenants and landlords and offers £500 towards the winner’s monthly rent or mortgage payment.

The competition will run from April 2012 until 31^st August 2012 and winners will be notified on the 30^th September 2012.  Those wishing enter can submit their details by visiting lettingaproperty.com.

In line with the Olympic Event, lettingaproperty.com is approaching a milestone of their own. They will be celebrating four years of working alongside more than 4,500 UK landlords and are quickly approaching 1.75 million property searches from Tenants on their website.

Founder of lettingaproperty.com, Jonathan Daines, comments…‘We are extremely proud of our achievements in creating an online letting service that benefit both private Landlords and Tenants. A couple of these benefits include lower costs to the landlord as opposed to the High Street Agent and real time tenant enquiries where landlords can arrange to show their property to a potential tenant almost immediately. It’s not uncommon to have properties advertised and let out on the same day. Our business has grown year on year on the feedback we have received from our Landlords and Tenants and its only fitting we celebrate this success by giving something back in the way of this competition.’

Landlords in London are going for gold in the run up to London 2012. Every type of accommodation from rooms, mansions, boats, caravans, tents and even converted warehouses are being advertised to welcome visitors attending the games.

A South Kensington house, albeit with 7 bedrooms, a chef, a chauffeur, a housekeeper and even a security guard will set you back £65,000 a week. Alternatively, if pockets are deep enough, consider a glamorous property in the much sought after Mayfair area which is on the market for a staggering £100,000 per week. That’s an impressive £585 per hour!

Property owners wanting to rent out their homes have two options: they can pay an agent who may specialise in short-term lets, or do it through the services of an Online Letting Agent. Agents charge a commission of between 10% and 15% plus VAT for this service. Property owners looking to maximise on their profits and avoid paying this commission turn towards using an online lettings agent where owners can upload photos and a description of their property. Potential tenants are screened according to a profile set by the owner, and these contact details are sent through for the householder, to arrange a viewing (where possible) agree a price, collect the rent and manage the tenant. Lettingaproperty.com charge £79 inclusive of vat for this service and will have your property posted on over 450 partner websites including Rightmove, Primelocation, Zoopla, Findaproperty and many more.

About Lettingaproperty.com

Lettingaproperty.com is a UK based online lettings agent specialising in property advertising and ancillary services for the UK private landlord and assists over a hundred thousand tenants a month find a place to live throughout the country.

Whichever method of advertising you choose to let out your property, it makes good business sense to boost your marketing campaign with a To-Let Board.

Reaching the Locals

Word of mouth is a very powerful tool and, with rental properties currently in such high demand, if local people in your area can see your property is on the letting market because of a To-Let Board then you are far more likely to experience a higher volume of interest. The combination of media advertising and a clear, suitably placed To-Let Board could boost your marketing significantly.

Marketing a property across all the major UK Property websites is a favoured means of advertising in today’s internet world, however don’t discount the local ‘foot traffic’ who pass by the property and see your To-Let Board. In some locations this could attract a further 30% more interest.

If you take into account that, before the internet and the development of property portals, estate agents relied solely on window advertising and To-Let signs with great success, then it makes sense to utilise this simple yet very effective tool to optimize your campaign.

What should my To-Let Board look like?

The most important aspect when it comes to a To-Let Board is that it is clear, concise and easy to read. If it contains too much information it may distract the main message on the board, which is to ‘let out’ your property.

The board doesn’t need to include anything about the property in question or whether it benefits from a newly fitted kitchen, a whirlpool bath or a garden the size of a football pitch. These are all details of the property which prospective tenants will discover for themselves when they come to view the property or search for your property online once they have seen the board.

The sign should be bold, stand out enough to attract attention and catch the eye of passers by but should simply include the words ‘To-Let’ and a contact telephone number and/or a website address, which would generally be that of your Letting Agent if you are using one.

How do I display my To Let Board? 

There are actually a few rules to follow when erecting a To-Let Board. Under most circumstances, planning permission will not be required. When ordering a To Let Board from lettingaproperty.com, we ensure that the boards conform to the required measurements.

• If the property you intend to rent out is for residential use then you can either have a single board or two boards which have been joined together to form a ‘V’ shape. If you opt for a single To-Let Board then this should be no bigger than 0.5 square metres. A ‘V’ shaped board should not be any larger than 0.6 Square metres
• If your property is intended to be let out for commercial or agricultural purposes then the single To-Let Board should not exceed 2 square metres and the double ‘V’ shaped board should be no larger than 2.3 square metres
• You must also ensure, on erecting the To-Let Board, that it does not protrude more than one metre from the wall of your property and should not be illuminated in any way
• The highest part of the advertisement should be no more than 4.6 metres above ground level
• In Areas of Special Control the highest part of the advertisement should be no more than 3.6 metres above ground level
• Once a tenant has been secured and the let has been agreed then the To-Let Board must be removed within 14 days

 A few other guidelines should be adhered to when erecting a To-Let Board include:

1. Ensuring the To-Let Board is kept clean and tidy. As well as for obvious environmental reasons this is also in the interests of the landlord too. There is little point in having a To-Let board to advertise your rental property if it is so dirty it can’t be read
2. Ensuring that the To-Let Board is in a safe condition and is affixed to the property securely. The last thing a landlord wants is to be held liable for any accidents or injuries caused by a badly erected or dangerous To-Let sign
3. The landlord must also ensure that he has permission to display the board if it is not being erected on his own property for some reason. For example, if the landlord wishes to erect a board on highway land he must first seek the permission of the Highway Authority
4. The To-Let Board must not obscure or hinder any other official signs such as aircraft, road, rail or waterway signs

Where can I Purchase a To-Let Board?

You can purchase a high quality To-Let Board from the award winning Online Letting Agent lettingaproperty.com. All our boards comply with current planning regulations and are manufactured from two layers of durable correx making them both sturdy and fully weatherproof.

Our To-Let Boards are digitally printed and come with the option of adding a choice of contact telephone numbers, although it is strongly advised, if you already advertise your rental property through lettingaproperty.com, to use the agent’s office telephone number so that they can register the prospective tenant’s details before passing them directly to you.

For just £49 including Vat you can have your own professional To-Let Board for your rental property delivered to your door within 5 working days. A further discount of £10 per board is offered at the time you advertise your property through lettingaproperty.com.

Dilapidations are the repairs for which the tenant is responsible for carrying out before vacating their rented property.

However, few tenants living in rented accommodation will be aware of the law regarding Dilapidations or the possible compensation claims surrounding them. It’s always advisable, before signing a tenancy agreement, for the prospective tenant to seek legal advice in order to get a better idea of the terminology used and any repairing covenants which may be present within that agreement. This will give the tenant a clearer understanding of where their responsibilities lie with regard to repairs and redecoration.

A landlord cannot expect a tenant to repair areas which were already in disrepair when the tenant moved into the property so another important course of action is to carry out a thorough inventory. The inventory can be undertaken by both the tenant and the landlord together or by a third party and should include all areas of damage or disrepair present before the tenant moved in such as stained carpets, broken windows, damage to walls and doors, peeling paint, crumbling plaster work and, most importantly, structural damage. The inventory should be dated and signed by both the landlord and tenant and both parties should keep a copy for their records.

The landlord has to expect a general amount of wear and tear when renting out a property and usually, should damage occur through the fault of a tenant, the tenant will contact the landlord to make him aware and then proceed to put the damage right themselves. However, if the landlord believes that the tenant has not kept up their side of the agreement and has not maintained a good state of repair he can serve the tenant with a Schedule of Dilapidations.

What is a Schedule of Dilapidations?

A Schedule of Dilapidations is a catalogued list of all the repair obligations of the tenant and all the repairs the landlord requires the tenant to carry out. The document will also contain the estimated costs of repairs which will have been calculated by the landlord’s building surveyor. On receipt of a Schedule of Dilapidations it is imperative that the tenant seeks legal advice and also appoints a building surveyor to inspect the damage to the property. The solicitor and building surveyor should also be given a copy of the tenancy agreement to ascertain whether the tenant is legally obligated to carry out the repairs. If it is agreed that the tenant is responsible for the repairs then the tenant will be given a set period of time in which to carry out those repairs at their own cost.

When a tenant is served with a Final Schedule of Dilapidations then this should actually be seen as a damages claim. A Final Schedule of Dilapidations is served after the tenancy has ended and, instead of requiring repairs for the damages, the landlord is actually seeking compensation to cover the costs of repairing the damage caused by the tenant.

What should a Tenant do when they are served with a Final Schedule of Dilapidations?

When a tenant is served with a Final Schedule of Dilapidations then, again, it is vital to appoint both a building surveyor and solicitor to verify the tenant’s responsibility and evaluate the damage to the property.

If the tenant is responsible for the damages that have occurred then there is little the tenant can do but pay up although, in some circumstances the tenant’s solicitor may be able to come to an agreement regarding the costs with the tenant’s landlord and, if this is the case, settling out of court will also eliminate any further legal costs which would fall on the tenant. There may also be a possibility that the landlord is happy for the tenant to make all the arrangements regarding the repairs themselves. Busy landlords may be grateful for the opportunity to relinquish this time consuming responsibility and this enables the tenant to obtain quotes for the work required and, subsequently, opt for the most reasonable one.

If neither of these options are made available to the tenant then, unfortunately, the tenant will have no option but to attend a hearing and pay the amount agreed. However, there are some very exceptional circumstances under which the tenant’s obligation to pay for the repairs will be made void. These circumstances are known as statutory relief and come into play when it can be proved that the landlord is intending to completely demolish the property in question or is planning to carry out significant renovations which will render the repairs expected to be paid for by the tenant completely pointless.

Another form of statutory relief may enable the tenant to pay far less than the amount of the costs stated by the landlord. This happens when the damage which has occurred has caused devaluation of the property. In cases like this the landlord cannot claim damages which exceed the devaluation and can only put in a claim which is in line with the property’s current market value.

For more advice on renting a property and what rights you have as a tenant please pay a visit to lettingaproperty.com

Do you have a property to rent in London?

Research suggests that despite the current economic climate, between the months of March 2011 and March 2012, landlords with properties in central London saw a 3.7% increase in their rental growth, equating to an average rent of £2,430 per calendar month, with properties in the Covent Garden area being in particularly high demand.

The average rental price per square foot for properties in this area is normally between £45 and £55 but some letting agents have managed to achieve more than £60 per square foot and found that properties in highest demand were one bedroom apartments, many of which were being snapped up by tenants from overseas, particularly the United States.

However, it’s not just central London that is experiencing this sudden boom in demand for rental property, in fact it appears that most of the city is experiencing the demand in varying degrees. This is great news for both landlords and letting agents but why is it happening?

There are a number of reasons why demand for rental property in London is on the increase and most of these reasons can be put down to the current property market and mortgages. In the past year mortgage companies have begun to apply far more stringent restrictions which have made it much more difficult for individuals to obtain finance. Gone are the days when an individual could take out a mortgage regardless of their credit history or without the sufficient funds to put down a deposit. Mortgage lenders have also reduced the amount they are willing to lend and, unfortunately, are only willing to part with their cash when they are approached by individuals who are low risk, with a solid credit rating and can offer them the biggest return on their money.

Even though property prices have slumped and now would normally be a good time to buy, very few can actually afford to do so and, with the increase in mortgage arrangement fees of 25% in the past three years and the average monthly mortgage payments rising by between £100 and £200, the option of renting a property is a much more attractive one.

Those who own a second home also feel it is safer to rent out the property rather than sell at a loss and landlords who were considering selling have opted to continue to let due to the high rental demand. Subsequently, many landlords are now enjoying the highest yield they have seen in over two years due to their substantial rent increases.

Mrs. Coney, who had intended to sell her father’s property, has had no option but to put it on the rental market. The four bedroom house, which is situated in a desirable area of Fulham, was, last year, valued at £1.25 million after extensive refurbishment costing £26,000 was carried out. Due to the climate it was put on the property market at £999,950 as well as the rental market for £950 a week. If the property sold at the current asking price Mrs. Coney would experience a loss of over £250,000 so she is looking to hold off on the sale for the next couple of years in the hope that the market picks up and, in the meantime, unless a very reasonable offer comes in, will continue to rent instead.

Another reason why rental property in London is in such high demand of late is due to the 2012 Olympic Games and some landlords are taking full advantage of this event by offering rental accommodation at up to six times the normal rental prices.

It is predicted that this market will continue to grow and flourish as more and more people opt to rent rather than buy until the market becomes more stable. If this is the case then certain restrictions may need to be put in place to ensure landlords can’t charge extortionate rents but renting property certainly does seem a far more feasible option in this climate. With such high demand for rental properties it is imperative that a good letting agent is used and landlords will find they can save themselves the excessive fees of high street letting agents by employing the services of an online letting agent. 

An online letting agent will advertise the property in question on a range of popular property advertising websites and portals and can even offer full property management packages which include the securing of a tenant, undertaking all the necessary tenant referencing and checks, drawing up the inventory and tenancy agreement and even collecting the rent.

If you are considering renting out a property in the London area and require the services of an online letting agent then visit lettingaproperty.com for more information about finding a tenant online.

UK Landlords Living Abroad 

It’s a well known fact that more and more UK citizens are moving abroad, this could be for a number of reasons including cheaper living costs, higher paid employment or perhaps just a change of scenery and warmer climes, but this poses the problem of what to do with the property they leave behind.

In today’s current housing climate there is perhaps little profit to be made in selling the property and maintaining the investment by letting it out certainly makes more financial sense however, this is no easy feat when the owner is quite literally thousands of miles away, so what is the next move?

Well, if letting out the property is the route that the owner wishes to take then employing the services of an online letting agent would certainly be of great benefit.

There are a number of high quality online letting agents so it makes good sense for the landlord to compare the services and prices of several different agents before making a decision. Call them if it make you feel comfortable and ask as many questions you need to ensure your are going to be comfortable with the next steps.

The Responsibilities of a Letting Agent 

Using an online letting agent offers the landlord complete peace of mind knowing that virtually every aspect of the management of their property is being taken care of in a professional manner. It also means that the landlord need have little or even no knowledge of letting out property because every matter, even the legal aspects such as drawing up the tenancy agreement, can be handled by the Letting Agent.

When a letting agent is appointed to take control of a landlord’s property the agent takes on a range of responsibilities which can include advertising the property, securing and referencing the tenant, drawing up the tenancy agreement, rent collection and a popular option which includes Rent Guarantee.

Lettingaproperty.com is theUK’s leading online letting agent and offers a wide range of services for both landlords and tenants including their comprehensive Property Management/Rent Collection Service. This Platinum Package is available for a one off payment of £99 including VAT and further monthly payments of £35 once a tenant has been secured. Compared to the High Street Agent, one could save hundreds of pounds by taking the Online lettings approach.

The Property Management Services, otherwise known as the Platinum Package, provided by lettingaproperty.com includes:

Property Advertising – The property will be professionally advertised on a variety of well known property websites including Rightmove (a Premium Listing is included) , Findaproperty, Zoopla, Primelocation, Gumtree, Globrix and a host of others.

These adverts are refreshed daily and, by using this range of property advertising sites, lettingaproperty.com manage to secure tenants and let out 90% of their properties within just 3 weeks of the adverts going live.

This efficient and speedy service ensures that the property is left empty for the minimum amount of time possible and enables the landlord to start earning an income from his property almost immediately.

Tenant Referencing – Once a tenant has been secured for the property a comprehensive referencing process will be undertaken by the agent. This will include a credit check which will show whether the tenant has any CCJs (County Court Judgements) against them, has any outstanding payments or has made late payments in the past. The tenant’s bank account will also be checked and verified. The tenant’s employment history will be looked into to ascertain facts such as contract type, their position within the company, their salary and length of time they have been in employment. The tenant’s previous addresses for the previous six years will be checked against the voter’s role and past landlords will be contacted to ensure their were no problems with the tenants such as late payments or damage to the property.  The tenant’s affordability will also be calculated. This is done by multiplying the rent payments of the property to be leased by 30 and then matching this figure against the tenant’s annual income.

Drawing up the Tenancy Agreement – Once the credit and employment checks have come back clear a tenancy agreement will be drawn up. lettingaproperty.com specialise in all areas of tenancy agreements and the type of agreement template used is adapted to your specific requirements, keeping the integrity of the legal aspects of the agreement intact.

Securing the Deposit – The next part of the leasing process is securing the deposit for the rental property. The tenant will be sent a request for the agreed deposit amount which is usually the equivalent of one month’s rent. The deposit will then be paid into a secure holding account and both the tenant and the landlord will receive a confirmation certificate. Deposits are required, by law, to be paid into secure holding accounts and failure to do so could result in the landlord having to pay a fine of three times the amount of the deposit. This is why lettingaproperty.com follows a very stringent set of rules when arranging this part of the tenancy.

Rent Collection – The first month’s rent payment will need to be made in advance so we request that the tenant pay this by either credit card or bank transfer. A standing order will then be set up to ensure prompt payments for the rent are received each month.

Rent Statements – Statements of all rent payments made are sent to the landlord every month. These will also show our fees so that the landlord has a clear indication of his rental income.

Rent Guarantee – Lettingaproperty.com also offers their clients a Rent Guarantee so, even if the tenant ceases to pay the rent, the landlord will still receive any monies due. We regularly monitors all accounts and receives alerts when rent payments are due. Should a payment not show up on their system then the tenant will be contacted and a payment will be requested over the phone via debit or credit card. If the tenant is no longer in a position to make their monthly rent payments our insurers will cover the costs of the rent payments to ensure the landlord isn’t out of pocket. The insurance covers up to £10,000 per month for up to 12 months as well as providing up to £25,000 in legal expenses cover. Lettingaproperty.com will also start putting plans in place to begin the process of eviction so that the client’s property can be leased out again as quickly as possible. It should be noted however that the landlord will only be entitled to the Rent Guarantee and legal cover if the tenant satisfies all lettingaproperty.com’s comprehensive referencing checks.

Inventory Options – An inventory is vital when letting out a property and documents the condition of the property as well as any furnishing, appliances and white goods included. The landlord can do the inventory himself using an inventory template from ourselves or can request we undertake the inventory on his behalf for a small, additional fee.

Check In Service – If the landlord is unavailable or already out of the country then lettingaProperty.com can also check the tenants into the rental property at the commencement of the tenancy agreement.

If you are a landlord and would like to know more about this service or any of the other services available please visit lettingaproperty.com or call us on 0844 567 0578.

When advertising a rental property online it is imperative that it is done properly.

You want to show the full potential of that property and to let prospective tenants know what makes your property a cut above the rest.

You need your property to quite literally scream “Rent me” and, regardless of how luxurious or sought after your property might be, if it’s not advertised properly then that isn’t going to happen.

Choosing your Advertising Agent

No doubt, if you’ve advertised properties online in the past, you will be more than aware of just how many online advertising agents there are and choosing the one to best suit your needs is no easy task.

If you have a marketing budget then it pays to shop around online and take a look at any other Landlord reviews on that Property website. It’s also worth remembering that cheap and cheerful doesn’t necessarily mean the best deal and, even if you spend a little more than first intended on advertising, if your advert is put together correctly and achieves the results you want then you will soon recoup those costs anyway.

Once you have found the online letting agent that offers the services that fit your requirements and the quote suits your budget, the next step to advertising your rental property is creating the advert itself.

Creating your property Advert

Photographs

It’s virtually impossible to market a property with blurred, out of focus photographs or, worse still, no photographs at all. Tenants like to see what they will be getting for their money and if there’s no picture then they tend to skip to the next ad.

When taking your pictures use a good quality, digital camera, don’t be tempted to take them on your mobile phone. It’s also a good idea to take several shots of the same room so that, when the pictures have been uploaded onto your PC or laptop, you can pick the best of the bunch.

You can afford to get a little creative here by picking the best angles to emphasise each room and photographing the best locations of the property. For example, if the kitchen is particularly spacious and newly fitted then this would be a big draw for prospective tenants so a clear, bright photograph of the new kitchen including as much of the living space in the shot as possible is a must.

Most advertising agents will also require a primary photograph which will be the first picture prospective tenants see when they pull up your property’s details. The primary photo doesn’t have to be an exterior shot of the front of the property so if your property isn’t particularly special looking from the outside then an interior shot of a welcoming lounge or kitchen or even an exterior shot of the rear of the property and garden is just as acceptable.

The Text

When writing the description for your advert there are a few golden rules to follow:

• Capital Letters: Never write your description in CAPITAL LETTERS, it may look bold and attention grabbing but it won’t help to market the property and really just comes across as rude plus, capitalising sentences is a habit widely disliked by many property advertisers.
• Cut out the Abbreviations: Instead of using abbreviations for the rooms and features such as b/r for bedroom or w/m for washing machine use the entire word. It looks far more professional and is likely to cause less confusion than instances where prospective tenants end up trying to work out particularly obscure abbreviations.
• No Empty Words: It pays to be a little more creative with your text rather than using a barrage of empty words and phrases such as ‘lovely’ or ‘nice’. Choose words which will entice your readers and draw in the interest.
• Target Market: It makes sense to aim your advert at your target market for example, if you live in a university town and are expecting your property to be snapped up by a group of sharing students then tailor your ad to fit that specific market and give examples of why your property is the perfect rental decision for students.
• Tenant Preference: Also, make it very clear in your advert the type of tenant you will and won’t accept, whether it’s tenants with pets, DSS, smokers or students. After all, it’s your property and you have the right to choose the most suitable type of tenant for that property.
• Local Amenities: The area in which your property is situated and what that area has to offer is also a big part of marketing your property and it’s well worth listing as many of the local amenities as possible such as schools, shops, pubs, churches, transport links as well as surrounding towns and villages and the property’s proximity to the coast.

Emphasise the Features: If the property comes with mod cons such as a double oven, dishwasher or power shower then it pays to emphasise these features and the benefits of these features for example, if the property has a newly fitted power shower it may appeal to a prospective tenant more if you say something like “The bathroom boasts a new power shower with adjustable massage functions to help you relax and unwind at the end of a long, tiring day” rather than just saying “There’s a new power shower in the bathroom”.

• Sell the Unusual or Quirky Qualities: Prospective tenants love the quirky, unusual and bizarre so if your property is lucky enough to come with an unusual feature such as exposed oak beams, original floor boards or a stained glass window then this is something you can really play on to draw in the interested parties.
• If it’s ‘All Inclusive’ make it clear: If you are renting your property on an all inclusive basis then make sure this is clearly stated in the ad. Tenants love to think they are getting a bargain or even something for free so this will really act in your favour.
• Give as much Information as Possible: Although your ad should be clear, concise and easy to read this doesn’t mean that you can’t add everything you think is important. Try to put yourself in the tenant’s shoes and think about the type of things you would want to know if you were considering renting your property. Including as much information as you can in your advert also means that the interest you do receive will be from prospective tenants who want to arrange a viewing and not individuals who just require further information before making a decision.
• Contact Details: Don’t be tempted to put your personal contact details on the advert. Any prospective tenants wishing to view your property will contact the online letting agent in the first instance and you will then be notified of the interested party and their contact details and vice versa.

If you are a landlord looking for more sound advice on renting out your properties please pay a visit to LettingaProperty.com

Do you know your rights whether you are a landlord or tenant?

When a tenant moves into rented accommodation it can often be very confusing trying to establish which aspects of that property come under their responsibility and which aspects are the responsibility of the landlord.

More often than not even the landlord isn’t fully aware of his responsibilities and this can ultimately lead to disputes and misunderstandings between the landlord and the tenant. Although much of the responsibilities will be laid out in the tenancy agreement the legal terms used within the document make deciphering the agreement somewhat of a challenge unless the tenant has a certain amount of legal knowledge. Ideally the landlord should go through each section of the tenancy agreement with the tenant or, better still; the tenant should seek the advice of a solicitor to help get a full understanding of the terms and conditions of the agreement. However, this isn’t always possible and so below are the common responsibilities that both the tenant and landlord can expect to take on during tenancy.

Responsibilities of the Landlord during Tenancy

A landlord is responsible for the exterior of his property and this includes:

• All exterior doors and window
• All exterior walls and roofing
• All gutters, drains and pipes
• Garden walls, gates and fences
• Gardens and patios – Although, in some cases tenants are often happy to take on this responsibility and this may prove more convenient for the both the tenant and the landlord.

A landlord also has specific obligations within the property and these include:

• The maintenance, repair or replacement of all interior electrical wiring and electrical sockets
• The maintenance, repair or replacement of radiators, water tanks and boilers
• The maintenance, repair or replacement of baths, basins, sinks and toilets
• If the property has a gas supply then the landlord is responsible for ensuring that the gas boiler is serviced every 12 months by a Corgi registered engineer
• The property should also have an up to date Energy Performance Certificate
• If the property is being let either part or fully furnished the landlord must ensure that all furnishings, white goods and other appliances are in good working order and safe for the tenant to use
• A landlord is also responsible for dealing with any issues of internal damp caused by external faults such as a leaking roof or burst pipes.

Responsibilities of the Tenant during Tenancy

The tenant is responsible for keeping the interior of the property and any furnishings already in the property clean and well maintained, this includes:

The up keep, maintenance and, if necessary, repair of all internal doors

• The up keep, maintenance and, if necessary, repair of any internal skirting boards
• The up keep, maintenance and, if necessary, repair of all internal plasterwork
• The repair or replacement of any breakages caused by the tenant
• The replacement of blown light bulbs
• The removal of any blockages caused by the tenant from sinks, basins, baths and toilets
• The replacement of blown electrical fuses

A tenant may take on the responsibility of the garden, patio or outside area and, on agreeing to do so, would be expected to keep the area in question tidy and well maintained.

 The Tenancy Agreement

Although the tenancy agreement is a legally binding agreement between the tenant and the landlord and should be adhered to by both parties there are some instances where, even if the landlord has included certain tenant responsibilities within the agreement, a tenant is not obligated to carry them out.

This may include:

• When the landlord states that the maintenance and regular inspection of a gas boiler or appliance is the responsibility of the tenant. Under no circumstances should this responsibility fall on the tenant and the landlord should ensure that, before the property is even let out, a thorough check has been carried out on all gas appliances and boilers and that he is in receipt of a Landlord’s Gas Safety Certificate of which the tenant should receive a copy.
• It is also highly unusual that a tenant should be expected to completely redecorate the property at the end of their agreement unless it is clearly stated in the tenancy agreement and has been agreed by both parties. If the interior walls and ceiling of the property have been kept in good repair by the tenant and there is no mention of complete redecoration in the agreement then a tenant is not obligated to redecorate and the landlord has no right to withhold their deposit.

The Deposit

The deposit paid by the tenant at the start of their tenancy agreement is usually the equivalent to one month’s rent and, by law, should be held in a secure holding account with the Deposit Protection Service or DPS. On vacating the rented property a tenant will need to apply to the DPS for the return of their deposit and a landlord has no right to withhold a deposit without good reason.

However, there are some circumstances under which the landlord has a right to withhold some or even all the tenant’s deposit and this may include an occasion where the tenant had caused damaged to the property or furnishings belonging to the landlord and had not repaired or replaced the items in question.A landlord cannot withhold part or all of the tenant’s deposit for general wear and tear of the property or for the tenant refusing to replace furnishings which were already damaged when they moved in.

If you would like to know more about the responsibilities of landlords and tenants during tenancy or would like to find out more about property letting and renting visit lettingaproperty.com

Lets take a look at the importance of Tenant Referencing!

A landlady with 8 years’ experience in the lettings industry and 20 properties under her belt, had her worst fears realised when she let out a property in Seven Sisters, north London, to four students.

Although the landlady had requested references from the students she hadn’t had the new tenants properly referenced and later found out that the references she was given were bogus. On moving into the property the students paid the landlady the deposit and first month’s rent up-front but that was the first and last payment she ever saw. A barrage of excuses as to why the rent hadn’t been paid ensued and the landlady was even accused of harassment on one occasion when she visited the house to request payment. However, the lack of rent wasn’t the only problem and the landlady started receiving complaints from the students’ neighbours with regard to the rubbish and furniture being dumped in the garden. Things seemed to be going from bad to worse. After two months with no rent payment the landlady went to court to apply for an eviction notice but it wasn’t until six months later that she finally received the possession order she needed to claim back her property. Even though the landlady was relieved to finally be rid of the nuisance tenants on entering the property, with a bailiff by her side, she realised that having the students evicted was only the start of what was going to be a very long and costly journey. What greeted the landlady when she walked through the door was the stuff of every property owners’ worst nightmare. The damage was extensive, the doors had been removed, carpets, curtains and furniture were ruined and the property needed to be completely re-decorated. All in all, with the cost of repairs and the loss of rent, the property owner was left £10,500 out of pocket. She did manage to locate the students and wrote to them but to no avail and discovered afterwards that this was not the first time the students had pulled this kind of stunt. This is only one of many stories that are publicised within the UK press which adds weight to the absolute necessity for every landlord and landlady to carry out a comprehensive Tenant Reference.

What is Tenant Referencing?

Tenant referencing or tenant checks are a means of validating your prospective tenant’s identity, income and employment before handing over the keys. All too often landlords have been ‘stung’ by tenants who have not been able to meet the monthly rent payments or have secured the property under a false identity only to leave it with extensive damage, a pile of unpaid utility bills and no forwarding address. We realise this is a worse case scenario but it does happen and is it really worth taking the risk when an extensive and thorough tenant referencing check can be carried out for less than £100?

What does a good Tenant Reference report entail?

If a landlord opts for tenant referencing via a professional online estate agent they can expect a thorough investigation into the tenant’s identity, income and financial information, employment and previous rental property addresses. A good tenant referencing report will, quite literally, leave no stone unturned and will expose any issues which could well be a cause for concern.

• An in depth report will be compiled on the prospective tenant’s employment, position within the company they work for, their contract type, salary and length of time they have worked there.
• The voters roll will be checked to ascertain the tenant’s previous address/addresses for the past six years and the previous landlord will be contacted to find out if there were any late rent payments, disputes or damage left by the tenants.
• A credit check will be performed to expose any CCJs (county court judgements), late payments or missing payments and the prospective tenant’s bank details will also be checked to ensure they do actually have an account with that particular branch.
• The agency will also calculate the tenant’s affordability of the rent amount by multiplying the monthly payments by 30 and matching this against the tenant’s income. Under most circumstances the tenant will be expected to cover the costs of referencing.

Where can I obtain a Tenant Reference report?

A tenant referencing report can be obtained via any high street estate or letting agent but considerable savings can be made by opting for the services of an online letting agent. The cost of tenant referencing can start from just £90 Inc. Vat per tenant and remember this is a tenant cost.

How long will Tenant Referencing take?

Once the agent has received all the details for the tenant or tenants requiring referencing you should expect to allow around 5 working days for the tenant reference report to be completed and returned however, the majority of reports undertaken by lettingaproperty.com are returned to the customer within 2-3 working days, referees permitting.

The drawbacks of self Tenant Referencing

Of course a landlord is entitled to carry out their own tenant referencing and can follow up the prospective tenant’s allocated referees, contact previous landlords and even carry out a credit check but there is still a strong possibility that some vital piece of information will be missed. If a landlord is still determined to follow through with the referencing process themselves then it is imperative that they contact all tenant referees directly. A written reference can easily be faked or doctored so a landlord should always obtain all referee contact details from the tenant and carry out all calls in person. For peace of mind though it really is advised that landlords seek professional agents to carry out the tenant referencing and take the ‘fine toothcomb’ approach when it comes to every aspect of their tenant referencing services and provide an extensive, professional and thorough report every time. Visit lettingaproperty.com to understand more about Tenant Referencing.

Energy Performance Certificates or EPCs are a compulsory requirement for all homes on the property market.

The legalities of the EPC’s are changing this year! As of the 6th of April 2012, Letting Agents and Landlords may become liable for a Penalty Notice if advertising a property without an EPC. The requirement to ‘commission’ an EPC before the property is advertised will apply to all buildings including non-residential buildings, whether they are being sold or rented out.Prior to the 6th of April, this only applied to the sale of residential property.

Currently EPC’s are a legal requirement and must be available to show both potential buyers and tenants before any Tenancy or Sales agreement takes place.

The responsibility to commission an EPC will still rest with the Owner or Landlord, but the powers of Trading Standards will be increased enabling their officers to force not just sellers and landlords, but persons acting on their behalf, i.e. estate agents and letting agents, to produce proof of commission or a copy of the actual EPC. Once questioned, Letting Agents will have 7 days to provide that evidence. If the agent cannot provide that evidence then a Penalty Notice could be issued.

Lettingaproperty.com are putting plans into place to ensure not only that this message is reaching  current and potential Landlords interested in letting their properties, but also to operationally get ready to review property EPC’s before properties are being marketed. This includes rental properties and, by law, a landlord is required to provide his tenants with an EPC when they move into the property in question. At present the property owner is required to ensure an EPC is in place within 28 days of marketing that property but from April 6th 2012 new law will state that property owners must have an EPC in place within 7 days of marketing their property.

What are Energy Performance Certificates?

An Energy Performance Certificate gives detailed information on how a home can be made more energy efficient and the steps occupiers can take to help reduce wasted energy and carbon dioxide emissions.

Energy Assessment Survey

The first step in producing an Energy Performance Certificate for a property is to perform an Energy Assessment Survey of that property. The assessment will be undertaken by an accredited Domestic Energy Assessor who will need to carry out both internal and external inspections of the property.

The Energy Assessment Survey will include the following details:

• The construction of the roof and walls
• The presence of any cavity wall insulation
• The presence of any renewable energy devices such as wind turbines or solar panels
• The presence of double glazing and when the double glazing was installed
• The presence and amount of both open and closed fireplaces
• The make of boiler, the fuel it uses and the boiler’s flue type
• The heating system and thermostat type
• The number of inhabited rooms which are heated
• The thickness of the jacket around the hot water cylinder
• The presence and amount of low-energy usage light bulbs
• The presence of roof insulation and the thickness of the roof
• Measurements of any extensions or conservatories
• Measurements of both the external and internal areas of the property
• Sketches of the layout of the property
• The year in which the property was built

Once the Domestic Energy Assessor has all the information required he can begin to prepare the property’s EPC.

What an Energy Performance Certificate Contains

Carbon Dioxide Emissions and Energy Usage

• An EPC shows the current energy efficiency of a property and the possible energy efficiency achievable when the occupier makes certain energy efficiency improvements to the home.
• The energy efficiency and carbon dioxide emissions of a property are measured using an A to G grading system where G is the least efficient rating and A is the most efficient rating.
• Carbon dioxide is a major contributor to climate change and we are responsible for 40% of the UK’s carbon dioxide emissions.
• Carbon dioxide is known as a Greenhouse Gas and Greenhouse Gases have an incredibly detrimental effect on the planet, causing sea levels and temperature levels to rise resulting in extreme weather occurrences.
• These occurrences of extreme weather are becoming more and more frequent and, frighteningly, more severe. With the combined efforts of individuals to reduce their carbon dioxide emissions it is hope that the impact on the environment can be significantly reduced.

The EPC’s Recommendation Report

Also within an EPC is a Recommendation Report which provides the occupier with plenty of advice on how to run a more energy efficient home and how to cut down on their carbon dioxide emissions. By following the advice within the EPC an individual can not only reduce emissions and energy wastage but also make considerable savings on energy bills.

The Recommendation Report includes:

1. Suggestions for improvements to reduce energy and emissions
2. The potential savings an individual could make if the suggested improvements are undertaken
3. The change in the energy usage and emissions of the property after the suggested improvements have taken place

Improvements and Changes to Reduce Energy Usage and Emissions

There are numerous ways for a homeowner or tenant to reduce their carbon dioxide emissions and energy usage and below are some of the improvements which may well be suggested in the property’s Energy Performance Certificate:

• Installing cavity wall insulation
• Draft proofing windows and doors
• Installing loft insulation
• Insulating pipes and tanks
• Installing a condensing boiler
• Reducing water usage
• Consider energy efficient glazing
• Consider a renewable energy technology such as a wood fuelled heater, solar panels or wind turbines
• Installing low-energy usage light bulbs

One incredibly simple way to both reduce carbon dioxide emissions and save 10% on heating bills is to turn down the thermostat by just 1%.

There’s no law that states the property owner or tenant has to carry out the suggested improvements but considering that the changes make such environmental and financial sense it would be foolish to not at least attempt to follow some of the easier suggestions.

Gas Safety Certificates

As well as an Energy Performance Certificate a landlord is also required, by law, to have a Gas Safety Certificate when gas appliances are present in the property. A Gas Safety Certificate is awarded after a registered gas engineer has carried out a successful Gas Safety Check on the property.If an appliance fails the inspection, the gas supply to the appliance will be cut off and the appliance will either need to be repaired by a registered engineer or completely replaced.

If the appliance/appliances pass the inspection the landlord will be given two copies of the Gas Safety Certificate, one for his own records and one for the tenants. Visit lettingaproperty.com for more information on both Energy Performance certificates and Gas Safety Certificates.