Alan Hawkins Landlords Information Pack

Welcome to our Landlords Information Pack

Who are we?

We are a well-established and successful family owned and run Estate & Letting agency based in Royal Wootton Bassett High Street where we first opened our doors in 1998. Since then, we have thrived in providing the best service we could offer, making us now Royal Wootton Bassett’s Number 1. Sales and Letting Agents since 2014* covering Royal Wootton Bassett / Swindon / Lyneham / Calne and surrounding villages. *Based on Rightmove statistics

How we advertise your property We will market your property through the market leading online portals as well as in our L.E.D lit High Street window display with interactive touch screen TV, being the largest property window display in Royal Wootton Bassett and giving each property full exposure until let or sold.

We advertise across all websites, including our own website, Zoopla, Rightmove, Prime Location and On The Market and also include social media marketing. As a company, we also advertise our business throughout many private and circulating publications as well as extensive sponsorship to many nearby and surrounding clubs and schools.

Tenant Vetting / Referencing Once a suitable applicant has been sourced, we will verbally present the applicant/s to you prior to processing any applications.

Upon your approval, we will submit the application form/s to our credit referencing company (Let Alliance) who will proceed in referencing the applicant/s. Let Alliance will carry out references such as credit checks, obtaining information from all three creditors including Equifax, Experian and Call Credit. We also obtain employment reference/s, rental or mortgage history and also Right to Rent references which include validating visa and immigration documentation.

If any adverse credit information is found during this process, we will notify you immediately and advise you accordingly. If a Guarantor is deemed necessary to secure any application, the Guarantor will also undergo the same referencing checks.

In case of a company let application, this will be under a “Common Law Tenancy Agreement” and the company in question will be referenced in a similar manner also.

Our Bodies & Regulators For peace of mind and reassurance to you as a landlord, Alan Hawkins Estate Agents Ltd are proud to be members of “SAFEAGENT’. We are also regulated by ‘The Property Ombudsman” and “NAEA Propertymark”

Time to grab a cuppa before reading on…

We would like to thank you in advance for taking the time to read through our Landlords Information Pack and for considering us as your next letting agent, we hope to be working with you and your investment very soon.

If you do have any questions regarding our services or you just have a general question regarding lettings, then please do not hesitate to ask!, that’s what we are here for.

Alan Hawkins Estate Agents (The family agents)

Steve

Kev

Emma

Tracy

Tenancy Agreement Properties are usually let based on an “Assured Shorthold Tenancy Agreement” (ASTA).

Since 1st March 1997, agreements can be entered for short periods, however, it is our policy to encourage clients to enter into agreements for an initial minimum fixed term period of at least six months, ideally 12 months, if not longer where applicable.

A new fixed period can be established thereafter, or the existing tenancy can continue as a Statutory Periodic Assured Shorthold Tenancy (month-by-month), whereby at any stage the landlord can serve two-months’ notice on the tenant/s, alternatively, the tenant can serve one-month notice to vacate on the landlord.

Current Market The rental industry is under high demand and the local market is still thriving with a severe lack of properties on the market and an abundance of tenants looking for good quality properties.

Nevertheless, despite these demands, finding a suitable ideal tenant/s and carrying out all necessary checks can take time, and in some cases can take around four to six weeks to house. However, we will work as quickly and efficiently as possible in order to find you that perfect tenant.

Rent Levels We endeavor to value and market your property at the most realistic level of rental income. This ensures that a relatively large number of applicants will apply, thus providing many candidates for you to possibly select from.

Over valued properties, although can seem attractive to many landlords, can and will result in a property potentially sitting empty for longer periods of time. That’s why at ‘Alan Hawkins’ we take many attributing factors into account before setting the right rental valuation on your property.

Don’t be fooled in to false valuations. Just one month loss of earnings can be costly!

Preparing your Property As you may already know, the majority of today’s tenants expect the same level of comfort they would expect to find when purchasing a property and making it their home. With a constant increase of “Buy-to-Let” mortgages available, the number of properties coming to the market for rental is always increasing. It is therefore important you make your property desirable and appealing where possible, giving you the edge over any competition.

It may also be worth asking yourself …….“Would I live in this property myself ?”

“First impressions make lasting impressions” Here are a few points you may which to consider….

Internal Preparation (minimum)           

All floors & carpets cleaned / washed.

Any pet hair & odours removed, if any.

No evidence of mould, damp or staining.

Neutral clean decoration is an advantage.

All window & door locks working with keys.

Damaged areas or items to be fixed or replaced.

Adequate heating & lighting to each room.

Curtain poles or blinds to each window.

Showers & taps clean & limescale free.

Cooker and hob cleaned & presentable.

Cooker hoods clean with new filters where possible and any mesh filters de-greased.  Lamp shades to all light fittings.

Any soft furnishings must carry a fire label. (fire & safety regulation 1998)

External Preparation (minimum)        

Presentable, neat & welcoming.

Window frames in good order.

Any external lighting working.

Garage / sheds cleared of any personal items.

Gardens cut and any areas weed free.

Any damaged fences repaired or replaced.

Any uneven slabs levelled.

Any damaged / rotten decking repaired or replaced.  Gutters & drains cleared of any debris.  Any trees / bushes pruned.  Any animal faeces removed

Furnishings You can choose to let your property either furnished or unfurnished and there is demand for both options, subject to the size of the property. The decision to furnish your property will primarily depend on who your prospective audience may be. Larger families usually prefer unfurnished properties, similarly others may prefer a furnished property. However, do ensure the furnishings are appropriate for your targeted tenants, whether they be students, professionals, or corporate clients. We will also advise you on the best option for you.

If you wish to advertise your property on an executive level, executive high-end quality furnishings, finishings and accessories would be expected.

Furnished (minimum)

Unfurnished (minimum)

 Bed and mattress to all rooms (stain free).  Curtain poles & curtains or blinds to all rooms.  Suitable seating to main living areas.  Dining furniture (if applicable).  Lamp shades to all fixtures.  Bathroom accessories (not toiletries).  All large & small kitchen appliances.  Executive Level – Please contact agent.

   

Cooker.

Curtain poles / blinds.

Bathroom accessories.

Lamp shades to all fixtures.

If your property does not benefit any power or electrical shower, it may be worth considering this installation as it will help to let your property much quicker.

Things to consider before housing a tenant in your property……

Mortgage If you do not have a buy-to-let mortgage, you must ensure you get approval from your mortgage lender. Your lender may impose charges for this service.

Leasehold Property If your property is leasehold, make sure you get permission from the head lessee before renting out the property and check any conditions that might apply as these could affect any potential tenants.

House Insurance Make sure you have Buildings and Contents insurance (minimal) in place that covers rented properties. Carpets and curtains are classed as contents, whilst kitchens and bathrooms are classed as buildings. The tenant is responsible for insuring their own possessions, however you may also wish to consider Landlord Liability Insurance.

Overseas Landlord If you are moving abroad then the letting agent (if under full management) is required by law to deduct the required amount of tax from the rental income, however, this can be avoided if you register with the Inland Revenue Financial Intermediaries & Claims Office (FICO) and complete an NRL1 Form.

Rent Guarantee Insurance & Legal Cover You can opt-in for Rent Guarantee or Legal Indemnity insurance, which covers the cost of legal expenses if you need to evict or take legal proceedings against a tenant and for / or loss of rent.

(Please ask for further information)

Electrical Safety Check (EICR): The regulations came into force on 1st June 2020, and apply to all tenancies from 1st July 2020.

The relevant date for determining when the new requirements apply is the date on which the tenancy is granted, ensuring national standards for electrical safety are met. These are set out in the 18th Edition of the ‘Wiring Regulations’, which are published as British Standard 7671. This advises to ensure the electrical installations in rented properties are inspected and tested by a qualified and competent person at least every 5 years. You must obtain a report from the person conducting the inspection and test which gives the results and sets a date for the next inspection and supply a copy of this report to the existing tenant within twenty-eight days of the inspection and test.

You must also supply a copy of this report to a new tenant before they occupy a rental property.

Where the report shows that remedial or further investigative work is necessary, complete this work within twenty-eight days or any shorter period if specified as necessary in the report. Supply written confirmation of the completion of the remedial works from the electrician to the tenant and the local authority within twenty-eight days of completion of the works

Gas Safety: (Installation & Use) Regs 1994, amended 1996 - All gas appliances, associated pipe work and flues must be maintained in a safe condition and checked for safety at least every twelve months by a qualified “Gas Safe” registered engineer. A valid landlord’s annual Gas Safety certificate must be issued prior to a tenant taking up occupancy, a copy of which needs to be provided to the tenants.

Furniture & Furnishings: (Fire Safety) Regs 1988 - Soft furnishings must comply with the match test and cigarette test. Soft furniture manufactured before 1st March 1989 are unlikely to comply and will need removing.

Energy Performance Certificate (EPC): The EPC is part of a series of measures being introduced across Europe to reflect legislation which will help cut buildings’ carbon emissions and tackle climate change. The Energy Performance Certificate (EPC) gives tenants information on the energy efficiency of your property. It gives the building a standard energy and carbon emission efficiency grade from ‘A’ to ‘G’, where ‘A’ is the best and with the average to date being C. As a landlord – you will need to provide an EPC which will be valid for ten years, to prospective tenants, the first time you let or re-let your property after 1 October 2008. Failing to provide this report can result in a fine being issued from your local council. Further information is available at www.campaigns.direct.gov.uk/epc/ The councils and government are constantly looking to raise the minimal rating on EPC’s for rental properties so that the level of quality is raised across the board.

A current minimal requirement for the Rented Sector must be E or above. As of 1st January 2025*, the minimal requirement for the Rented Sector will increase to C or above. *Subject to change

Legionella Risk Assessment (LRA): The Health & Safety at Work Act 1974 and the Control of Substances Hazardous to Health 1999 provided guidance including the control of bacteria in water including hot water, cold water, cooling and heating systems. These issues were more prominent in industrial facilities; however recent changes to the Control of Legionella bacteria in Water Systems Approved Code of Practice (“ACOP L8”), now apply to domestic dwellings. ACOP L8 advises how to comply with the law in this area. It is now a requirement that all Landlords of residential rental properties must have a Legionella Risk Assessment completed every two years.

This is what the Approved Code of Practice says about its status in law by making it is a “legal duty” of the landlord. It makes it clear that the only way to be sure you are complying with this is to carry out a risk assessment as a starting point and then follow the recommendations made within it. *** There is a legal duty for landlords to assess and control the risk of exposure to legionella bacteria, but they are not required to conduct a professional assessment or test *** Visit www.hse.gov.uk for further information

Smoke & Carbon Alarms:

It is a legal requirement that your property should have a working smoke alarm to each level of the property (battery or wired) and that a working carbon monoxide alarm should also be installed to the room where a solid fuel heating system or fire place is located.

(Please also check the expiry dates on the units. Any out of date units must be replaced)

Income Tax Income from property rental is treated by the Inland Revenue as earned income, and as such is liable to standard rates of taxation. There are, however, many allowances and expenses that can be used to offset the taxation; details can be obtained directly from the Inland Revenue or your accountant. You should be aware that self-assessment taxation which came into effect on 6th April 1996 requires landlords to retain all records of income and expenses regarding their property. (we as an agent also have an obligation and duty to provide HMRC with our landlord's information details as and when requested by them.)

Tenants Deposit Deposit Protection Service (DPS): From 6 April 2007, when a landlord or letting agent is in receipt of a tenant’s deposit, the deposit must be protected in a government approved tenancy deposit scheme with 28 days. This rule applies if the tenancy is an Assured Shorthold Tenancy.

You must also provide your tenant with details of how the deposit is being protected including; 1: The contact details of which scheme you have chosen 2: The contact details of the landlord 3: How to apply for the release of the deposit 4: Information explaining the purpose of the deposit 5: What to do if there is a dispute about the deposit For advice on tenancy deposits, visit; Tenancy deposit protection: Overview - GOV.UK (www.gov.uk) or call 0845 6090696

Our Available Services 1.

2.

Full Property Management Introduction Only Service (Find Tenant Only)

1. Full Property Management Service  Advising you on the potential rental income and pre-letting preparations.  Marketing your property through many portals including our High Street window display & Touch Screen TV, and websites such as our own, Zoopla, Rightmove, Prime Location, On the market and even social media. Some properties will include FREE drone images where applicable.  Accompanying viewings at all times and to include evening and weekends where necessary.  Interviewing prospective tenants and carrying out all necessary reference and Right to Rent checks.  Preparation and signing of Tenancy Agreements.  Issuing of any legal notices or Sections where applicable.  Conducting a full documented Inventory & Schedule of Condition report consisting of images and a detailed description & Check-in Service.  Tenancy renewals and / or rent increase.  Routine Inspections (at least two per annum, excluding Pre-Final & Final Inspection) with a detailed report issued to you.  Notification to all utilities and Council offices (start and end of tenancy).  Monthly rent collection with monthly statements and Annual Statement upon request  Submission of tenant deposit (DPS).  Securing of any Pet Bond where applicable.  Managing any faults, repairs, maintenance or quotes and arranging any contractors where necessary.  Carrying out minor faults or repairs where a contractor is not deemed necessary.  No upheavals or commission charged on any maintenance works required. You are issued an original or true copy of any original invoice received.  Arranging annual Gas Safety, EICR’s, LRA’s & EPC’s where due, subject to your consent.  24 hour Emergency contact for the tenant.  Out-of-ours emergency assistants (safe guarding of your property in urgent cases)  Legal and non-legal advice

Any required works will not commence without prior consent you, unless under extreme emergencies or where certain liabilities apply.

from

1. Full Property Management Service

*All prices subject to VAT

Administration / Initial Letting Fee:

Unfurnished

Fully Furnished

1 – 2 Bedroom Property 3 – 4 Bedroom Property 5 – 6 Bedroom Property

£200.00* £250.00* £300.00*

£250.00* £300.00* £350.00*

Re-letting / Re-marketing administration fee discount

10% off marked price

Management Fee on gross monthly rental income: 10%* Other / Additional Fees: Move Out Inspection (Pre-Final & Final Inspection) 1 – 2 Bedroom Property 3 – 4 Bedroom Property 5 – 6 Bedroom Property

£75.00* £100.00* £125.00*

Tenancy Agreement renewal (inclusive of new tenant credit check)

£100.00*

Insurances  Rent Guarantee Insurance (12 month policy either Monthly or Annual charge rate above your standard Management rate)

+3%*

 Tenant Evict Insurance (Price per tenant)

£75.00*

2. Introduction Only Service (Find Tenant Only)  Advising you on the potential rental income and pre-letting preparations.  Marketing your property through many portals including our High Street window display & Touch Screen TV, and websites such as our own, Zoopla, Rightmove, Prime Location, On the market and even social media. Some properties will include FREE drone images where applicable.  Accompanying viewings at all times and to include evening and weekends where necessary.  Interviewing prospective tenants and carrying out all necessary reference and Right to Rent checks.  Preparation and signing of Tenancy Agreements.  Conducting a full documented Inventory & Schedule of Condition report consisting of images and a detailed description & Check-in Service.  Notification to all utilities and Council offices (start and end of tenancy).  Collection of initial rent & deposit.  Initially arranging annual Gas Safety, EICR’s, LRA’s & EPC’s where due, subject to your consent.  Legal and non-legal advice  Further services available subject to additional charges, please see price list for more details.

2. Introduction Only Service

*All prices subject to VAT

Unfurnished

Fully Furnished

Introduction Only Service (Based on six-month gross income)

13%

+ £50.00*

Re-letting fee discount (Off initial marked price)

1% ___________________________

Additional Services (Introduction Only) Move-Out Inspection (Pre-Final & Final Inspection)  1 – 2 Bedroom Property  3 – 4 Bedroom Property  5 – 6 Bedroom Property

£150.00* £200.00* £250.00*

 Notice to Quit (Section 6A)

£100.00* + Service

(Move-Out Inspection also required)

 Rent Increase Notice (Section 13)

£100.00*

 Registration of Deposit (DPS)

£60.00* + Service

(Move-Out Inspection also required)

 Tenancy Agreement renewal

£100.00*

(inclusive of new tenant credit check)

Other Services (Available for both services)        

Energy Performance Certificate (EPC) (Up to 10-year validation) £100.00* Legionella Risk Assessment (LRA) (Up to 2-year validation) £120.00* EPC & LRA Combined Assessment & Certificate £180.00* Landlord Annual Gas Safety Certificate (GSC) £55.00* To include gas hob +£10.00* Gas Boiler Service £79.00* Combined Gas Boiler Service & Gas Safety Check £100.00* Gas Club Service Agreement From £16.00 p/m (3 Levels of cover available via Gas Tech Limited)

 Electrical Safety Inspection (EICR) (Min charge £150, excluding any remedial work)

£POA

You’re now up to speed, so why not choose the right service for you, and…..relax!

Here’s just a few of our many reviews….

I’m so glad that I made the decision to go with Alan Hawkins. The family run and owned estate agency shone through in everything they do. Customer service was front and centre. I really like the Sales portal that showed progress on both sides. I Would definitely use again.

The Team at Alan Hawkins letting division were very swift in bringing the property to market and finding tenants with a rental figure I was very happy with. More importantly (as a first time landlord) despite not having a fully managed service the team have been outstanding in supporting, post rental questions queries, guidance and support. Highly recommend their rental services and knowledgeable team!!!!! Well Done....

The lovely team were friendly knowledgeable and kind. They have made my relocation and journey over from Essex to North Wiltshire seamless. Great service and welcoming. Lovely touch of the goodie bag and they continued to offer advice since I moved in early April. The property is gorgeous, and Mr & Mrs X and their beautiful pointer Lottie have made me feel really at home.

Thank you so much for all your help and kindness.