WELCOME TO PAIGE & PETROOK: PROPERTY PROFESSIONALS
Are you worried about the responsibility of being a landlord?
Is managing your existing portfolio taking up too much of your time?
Do you wish you could hand over all your property-related responsibilities to an expert you can trust?
Now you can!
We understand that being a landlord can be challenging; especially if this is your first experience of renting out a property. We promise that once you start working with us, you can relax in the knowledge that your property is in safe and experienced hands.
OUTSTANDING SERVICE SINCE 1967
We’ve been working with landlords and tenants for over 55 years since Paige & Petrook was founded back in 1967. We have all the property know-how you need and love what we do.
Trusted experts with local knowledge second to none
Being a family business, it’s natural for us to form close and personal connections with all our clients, and that – combined with being the only specialist lettings agency in our area – means we’ve long enjoyed an excellent reputation in Pinner, Hatch End, Northwood, Moor Park, Harrow, Bushey, Stanmore, Ruislip and beyond.
If you’d like to know what our clients say about us, keep on reading…
Services tailored to you
With a range of services created to suit all our clients and their needs, you can be sure that we’ll provide the help and support that will be most useful for you.
We move with the times
Our insight, knowledge and customer service remain unbeatable, and we’re forward thinking. It’s how we sustain a thriving business and remain reliable and professional; a business which continues to meet our clients’ needs.
Compliance levels which match our standards
Our highly qualified team is affiliated with all the regulatory bodies you’d expect, including the Association of Residential Letting Agents (ARLA), Safeagent, The Propety Ombudsman (TPO), Client Money Protection and the Tenancy Deposit Scheme (TDS). We take our responsibility as your agent seriously and believe these accreditations show our dedication to providing a first class service.
WHAT WE DO
SERVICES PROVIDED
Visit your property and advise you on market rates in your area
Market and advertise your property, coordinate photos and floor plans and provide a ‘To Let’ board
List your property in our branch window and on social media and feature it on Rightmove, Zoopla and our website
Screen all applicants and arrange and accompany prospective tenants on viewings
Update you after every viewing, share feedback and advise you of all offers using our exacting standards to find the best tenant and negotiate the best rent
Obtain landlord and income references through Goodlord, carry out credit checks and right to rent checks where applicable
Carefully prepare legal documentation and provide guidance as to how you comply with statutory provisions and lettings consents
Arrange an inventory clerk to prepare an inventory and schedule of condition
Organise a professional check-in and check-out
Register your deposit with the government-backed Tenancy Deposit Scheme (TDS)
SERVICES PROVIDED
Arrange for relevant changes to utility suppliers and advise the Council about your new tenant for Council Tax purposes
Provide relevant tax documents for your Tax Return in accordance with the Taxation of Income from the Non-residents Landlord Scheme (if applicable)
Collect monthly rent and send the balance to your account less deductions for fees and charges
Send rent demands for non-payments of rent
Prepare income and expenditure statements to show rent collected and our fees
Provide advice if your tenant falls behind with their rent
Offer Landlord Rent Protection and legal expenses cover (terms apply)
Arrange all appropriate certificates eg gas safety, EPC, EICR
Deal with all aspects of refurbishments during and between tenancies
Arrange annual inspections after initial 4 month visit, including reports and photos
Use our trusted and fully insured contactors to deal with all repairs, maintenance work and emergencies
Handle all insurance claims
Deal with end of tenancy disputes and deposit retention negotiation
HOW WE CAN HELP YOU
Paige & Petrook is the only specialist lettings agency in the area.
A strong, experienced team; we work closely to help you find and retain premium quality tenants, and to renovate, improve and manage your property.
We are the experts you can trust to take care of your property.
Now it’s time to put your property in expert hands
Our clients range from first-time landlords with one property, to experienced landlords with a portfolio of properties requiring a high level of hands-on care.
Whether you are a first-time landlord or own a portfolio of properties, we provide the highest level of care; a service perfectly suited to your needs.
Most clients opt for our Managed service, where we look after your property as if it were our own. This is perfect if you don’t have the expertise, inclination or time to be a full-time landlord, or if you live outside the UK.
You could also choose our Rent Collection service. With this option, we’ll market your property and handle rent collection; leaving you to manage repairs, inspections and deposit negotiation.
Our Let Only service was created for experienced landlords who want help finding a tenant, processing legal documentation, registering the deposit and checking tenants in and out.
Choose our Tenant Find service and we’ll market your property and find you a tenant.
Lastly, we also offer a full Property Improvement and Refurbishment Service.
PROPERTY IMPROVEMENT + REFURBISHMENT SERVICE
Do you have a property which needs to be refurbished before it’s let?
Or maybe your property needs minor work between tenancies?
Either way, if you want a stress-free improvement or refurbishment service from beginning to end, ask us about our excellent refurbishment service where we provide a stress-free service from start to finish.
Our property management team has many years’ experience overseeing successful refurbishments of all sizes and budgets. Terms apply. Here’s how it works.
First, we visit your property to assess what needs to be done.
We then obtain quotes from trusted contractors we’ve worked with for many years. We know whichever contractor you choose, their quality of work will be outstanding.
Once you’ve picked a contractor and approved a quote, we liaise throughout the project and manage the schedule of works as it progresses. We provide regular updates throughout the project.
Whether you need new flooring, a new kitchen or bathroom, new light fittings or redecoration throughout, we’ll obtain quotes for you. We keep all warranties and manuals safe for your tenant’s arrival.
This service means you’ll save time and money while avoiding the stress that these projects sometimes bring. This also means we have knowledge and a history of works that have been carried out.
NEW LANDLORD?
WE’RE HERE TO HELP
Becoming a landlord means complying with a staggering list of regulations; some of which are listed below.
We’re here to help you every step of the way and make sure you’re up to date with changes in the law, answer questions, give advice or be a sounding board for your concerns.
GAS SAFETY
Legally, landlords have to provide an annual Gas Safety Certificate for each gas appliance in the property. This must be issued by an engineer who is registered with the Gas Safety Register. Landlords and tenants each need to keep a copy of the certificate.
SMOKE AND CARBON MONOXIDE ALARMS
Smoke detectors must be installed on each occupied floor of a rental property. Carbon monoxide detectors must be installed in any rooms containing a solid fuel burning appliance.
ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate (EPC) tells applicants and tenants about your property’s energy efficiency.
You’ll need to renew your EPC every 10 years. We need a copy of your EPC before we market your property. If you don’t have an EPC you may be fined by your local Council.
Current law states that the EPC must have an E rating or above so your property may be rented. If your property has an F rating or below, remedial works will need to be carried out to increase the rating. An EPC assessor will supply further information.
We can assist you with these works. Please see the section on our Improvement and Refurbishment Service for further information.
ELECTRICAL EQUIPMENT (SAFETY) REGULATIONS 2016
Legally, landlords have to provide an Electrical Installation Condition Report (EICR) for their property. This must be issued by a qualified electrician.
Both landlords and tenants need to have a copy of the certificate. We are asking all new landlords to provide this document.
FURNISHINGS AND FIRE SAFETY REGULATIONS
All upholstered furniture and furnishings - including loose fittings, permanent and loose covers (but not carpets) - must comply with Furniture and Furnishings (fire safety) regulations 1988/1989.
Each piece of furniture listed in the legislation must have a fire label attached in to demonstrate compliance with regulations.
LEGIONNAIRES’ DISEASE
Landlords are strongly advised to carry out a Legionnaire’s assessment at their property before letting, especially if there are open water tanks, cooling systems or a swimming pool on the premises.
TAXATION OF RENTAL INCOME
UK Residential Landlords
If you are a landlord and you live in the UK, the net income from your investment property is subject to income tax, and the level of tax payable is dependent on your income. The deduction for mortgage interest is limited to basic rate tax only.
The following deductions can usually be made from your rental income for tax purposes. This is a complicated issue and we recommend you take advice from a specialist before submitting any official paperwork:
• Letting and management charges
• Buildings insurance
• Ground rent
• Service charges
Non-Resident Landlords
There are strict rules for landlords who rent out property in the UK and spend more than six months of the tax year living overseas.
If you are treated as a non-resident landlord, you still have to pay UK income tax on rental income from your UK property.
Unless you can provide us with a current HMRC exemption certificate (details under Inland Revenue Form NRL4i), we are obliged by law to deduct basic rate tax from rent received when we submit accounts to HMRC every quarter.
Every individual named on the tenancy agreement and living outside the UK needs a separate exemption certificate.
We are registered with the Non-resident Landlord Scheme therefore we are able to advise on all regulatory aspects and how they could apply to you..
THE TENANCY AGREEMENT
If your tenant is an individual, your agreement with them will be an Assured Shorthold Tenancy Agreement and will be in line with the Housing Act of 1988 and this is acceptable to Building Societies and Banks.
However; if your tenant is a company, we will use a Fixed Term Company Let Agreement.
OBTAINING CONSENTS
If you don’t have a Buy To Let loan, you need to obtain your mortgage lender’s permission to let your property. If the property is leasehold, you’ll also need permission from the head lessor or freeholder.
Sounds stressful? Don’t worry; we can help you with the paperwork.
INSURANCE
You will need to take out Landlords’ Building Insurance and, in some cases, contents insurance. You’ll also need to inform your usual home insurer and mortgage provider you intend to let your property.
THIRD PARTY LIABILITY INSURANCE
Your Landlord’s insurance policy will need to include Third Party Liability insurance to cover any claims made by the tenant or anyone who may be affected by a defect resulting in personal injury.
COUNCIL TAX
This is your tenant’s responsibility. As part of our Managed Service, we advise the local authority at the start and end of each Managed Tenancy.
UTILITY SERVICES
(gas, electricity, water)
As part of our Managed service we advise all utility companies at the start and end of each tenancy.
It’s your tenant’s responsibility to pay these bills. Please complete a Property Management Information Form with full details of suppliers.
INVENTORY
We arrange for an independent inventory agency to prepare an inventory of the contents of the property. They also complete a Schedule of Condition.
DEPOSIT AND RENTAL PAYMENTS
Rent is usually paid monthly in advance, and a security deposit equivalent to five weeks’ rent is payable in advance of your tenant’s moving in date. The deposit depends on the rent. We look after this deposit on your behalf, so that you’re regulated and protected by the government-backed Tenancy Deposit Scheme (TDS).
POSSESSION
If, owing to a breach of obligation by the tenant, you need to take possession of your property before the end of tenancy, if advised, you will be required to take legal advice from a solicitor to ascertain the best course of action. Section 8 and sometimes Section 21 of the Housing Act 1988 refers.
PROFESSIONAL CLEANING
We strongly recommend all properties are professionally cleaned at the start of the tenancy. Exterior windows, garages, sheds and lofts must also be left cleared and cleaned.
Cleaning can be cause for disagreement when it comes to deposit returns, so if your tenant fails to clean to the inventory clerk’s standard at the end of the tenancy, the tenant will be liable for any additional cleaning costs.
THE IMPORTANCE OF KEYS
If we manage your property, we need one full set of front door keys which we keep securely in our alarmed office. Each occupant on the tenancy agreement also needs one full set of front door keys. All keys must be clearly labelled.
All internal keys – including window keys –must be labelled and left at the property in the locks ready for use. The Inventory Clerk will take pictures of all keys and locks so these images can be used if there is a dispute.
At the end of tenancy any missing keys will be replaced at the tenant’s expense.
FEES
Our highly competitive fees are calculated as a percentage of the total gross rent and based on the service you choose.
Rent Collection fees and Managed fees are payable in line with the way the rent is paid and Let Only fees are payable in advance. All fees are subject to VAT.
WHAT OUR CLIENTS SAY ABOUT US
We have used Paige & Petrook for many years and throughout that time have received excellent service. Whenever we leave a message we are always rung back promptly. Other companies can learn from them. The staff are friendly, efficient and above all professional. We cannot praise Barbara enough for sourcing suitable tenants for us. She is first class.
Ivor Selby
We have used P&P as our property manager for 15 years’ to take care of our UK house while we reside in the US. They have been extremely professional, and we are very happy with their service. All the staff we have interacted with over this time have been excellent, and issues have been identified proactively and fixed with minimal fuss. Communication is easy and I trust their judgement. I would wholeheartedly recommend P&P!
Mark Johnson
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Our flat has been let and managed by P&P for three years and I have nothing but praise for their professionalism and excellent customer service. I would highly recommend them to anyone wanting that personal touch and assurance that you are being fantastically well looked after.
Catherine Pain
Great people to work with. Have used their services since late 1990s. Very professional approach to lettings and good local knowledge.
Subhash Sampat
I used Paige & Petrook during summer 2018 to market my rental property and source good quality tenants. They were extremely helpful and responsive throughout the process and ensured the property was marketed in the best possible light whilst maintaining integrity and honesty. All the team I came into contact with were friendly, professional and knowledgeable and clearly have extensive experience of the area, competition, demands and realistic price points. I would recommend P&P to anyone seeking rentals or to rent out their properties in the Pinner/Harrow area!
Leila Singh
Having been a Paige & Petrook tenant for a number of years now, I must say how professional they are. They have always provided me with the upmost service, responding quickly at times of need and supplying me with equally as professional tradesmen when I have needed repairs. The office staff are extremely helpful, friendly and efficient. I would highly recommend them to both tenants and landlords.
Elizabeth Edwards
