All services as provided under Letting Only Service and Letting & Rent Service are applicable but in addition:
We will be responsible for all day to day management including arranging general repairs and maintenance (subject to an agreed limit) and, if so instructed, using nominated contractors. We reserve the right in an emergency to take whatever action we consider necessary (even above agreed spending limits).
The costs of repairs will be deducted from rental income and shown on your statements. In the event that the costs exceed the float (see below) and any rent monies held then you will be required to provide us with funds prior to instructing the contractor.
We will retain a float (of a minimum £100) during the contract to cover repair and maintenance costs.
If repairs and/or refurbishments are authorised then we will carry out the work required and present the final bill + VAT to the landlord the total costs of the work will be paid by a deduction in rental income or on receipt of an invoice from ourselves when the work is completed.
For processing insurance claims a charge of £40.00 plus VAT will be raised subject to a minimum fee of 10% of the total cost of the works.
For taking court proceedings against tenants on the landlords behalf ie: preparing court papers there will be a one off fee of £150.00 plus vat.
We will carry out visits to assess the general condition of tenanted property twice per tenancy or twice a year (whichever is the shorter). A written report will be sent to you if we feel it necessary. (Additional visits if requested by you will be charged at £60 plus VAT per visit). Note: all such visits will only identify visible problems relating to the general condition of the property. They are not surveys or detailed inventory checks.
We will arrange for the timely annual renewal of the Gas Safety Record and give a copy to the Tenant within 28 days of the date of the inspection.
We will check the Inventory and Schedule of Condition at the end of the Tenancy.
Landlords Safety Regulations Information Sheet
As a Landlord of residential property you have a duty of care to your Tenant and you must comply with relevant health and safety legislation. Failure to meet these obligations may lead to criminal and civil proceedings.
You must be aware of the contents of this information sheet before you sign the Terms of Business thereby creating a contract with us.
We require all properties to meet relevant legal safety standards before the Tenant moves in, the matters which a Landlord has to consider are:
The Gas Safety (Installation and Use) (Amendment) (No.2) Regulations 1996
Landlords must comply with these regulations by ensuring that an inspection is carried out by a CORGI registered contractor before a Tenancy is executed. A satisfactory Landlords Gas Safety Record must be obtained (unless one already exists) and a copy given to to the Tenant before they move in. This has to be renewed annually with a copy given to the Tenant. Records are required to be kept for at least 2 years. The Regulations apply to all pipework, flues and Landlord owned appliances whether fixed or portable and all forms of gas supply (including Calor).
The Electrical Equipment (Safety) Regulations 1994
These regulations cover all mains voltage household electrical goods and require that the supplier of such goods ensures they are safe.Landlords must ensure such safety, which includes flexes and plugs. The mains electric plugs, wires and circuits must also be safe and we recommend you have all electrical goods and equipment checked by a fully qualified electrician before the property is let and periodically thereafter.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended)
These regulations apply to soft furnishings. Your property must meet the regulations and complaint furniture should have confirming labels attached. Non-complaint furniture must be removed or replaced.
Smoke Alarms
Smoke alarms are compulsory in all property built since 1993. There is a legal requirement to fit wired in smoke alarms in older properties, and in the case of three storey buildings emergency lighting will also be required. Where there is inadequate escape extra insulation will be required on all stairways and escape routes, fire doors must be installed.
Repairs
Landlords have a statutory responsibility for certain repairs under Section 11 of the Landlord and Tenant Act 1985 relating to:
a) The structure and exterior of the dwelling, drains, gutters and external pipes.
b) Installations in the dwelling for the supply of water, gas, electricity and sanitation.
c) Space and water heating appliances.