Letting Your Home

Letting your home

YOUR WORDS NOT OURS

We think we are one of the best letting agents in the region. It seems that you agree.

“We have been very pleased with S&S Lettings. As this is the first time letting a property for us, and doing it from abroad, we have felt in safe, confident and professional hands throughout.”

“You have been helpful, quick and professional with any queries I may have. You have organised and dealt with everything, I couldn’t recommend you highly enough. ”

“I personally found dealing with Symonds and & Sampson Lettings very pleasant and easy. The staff were all helpful, and were focused on getting us the right property for our needs.”

“We have just started renting through Symonds & Sampson and so far the whole process has been dealt with fantastically. They are highly efficient and knowledgeable. I would highly recommend them.”

“I am impressed by the attention to detail at every stage, your ensuring my property met all the requirements and then finding the right tenants has given great peace of mind.”

Symonds & Sampson Lettings

Whilst we are proud of our rural roots dating back to 1858, we are pleased to offer a 21st century service to our wide variety of clients, and are established as one of the leading letting agents in the area.

We successfully let and manage a range of property throughout the region on behalf of private clients, local estates and landowners, investment landlords and property companies.

Letting offices are situated throughout the region. We are regulated by RICS in respect of professional standards and the holding of client money, governed by ARLA Propertymark (Association of Residential Lettings Agents) and the industry Ombudsmen, and staff are trained to ARLA Technical Award level.

In addition to our own website, symondsandsampson.co.uk, we are pleased to be associated with The London Office and specialist property websites Rightmove and Zoopla (incorporating Primelocation), each providing National and International marketing exposure for your property.

Our aim is to develop long-term client relationships and we always look forward to welcoming new clients.

Why choose us?

Because we know the local market

By listening to a landlord’s requirements, and using our intimate regional knowledge, we can ensure we deliver the service they expect from a local letting agent and match the right tenant to their property.

Because our fees are transparent

For some agents, the increased responsibility of keeping up with legislation and safety regulations has become so challenging that they have increased their fees and/or levy additional charges in order to maintain profitability.

Not so with Symonds & Sampson, our 4-tier fee structure is straight forward, comprehensive and transparent.

Because we know the law

Legislation, regulations and case Law are constantly changing, and it is absolutely imperative that your Letting Agent keeps up to speed. Our letting staff are trained in Landlord and Tenant Law, achieve the Technical Award standard set by ARLA Propertymark and attend regular update sessions to maintain Continued Professional Development. By doing this, we ensure our clients are given the most up to date legal advice.

Because we protect your money

Symonds & Sampson are ARLA Propertymark licensed as well as being regulated members of Royal Institute of Chartered Surveyors. Landlords and Tenants can therefore be assured that their money is protected by the Client Money Protection Scheme together with Professional Indemnity Insurance. We have chosen a custodial deposit scheme as added security.

Because of our Specialist Property Management Department

We have dedicated property managers assigned to specific properties and areas who ensure the tenancy runs smoothly from beginning to end.

Because we are a multi-disciplined firm

Our in-house property experts are on hand to offer professional expertise for all property matters, such as property maintenance issues, surveys, planning, selling or buying property.

Already have a Tenant in your Property?

Renting out a property has never been so tightly regulated and breaking the rules can land you in hot water.

Rest assured, we understand the challenges of letting your property. We offer landlords that are already letting their own property a ‘onestop’ health check. Here we can provide the necessary knowledge and information to help you, as well as provide an up-to-date market appraisal.

Where to start

1. In-depth letting consultancy

New to Letting? One of our qualified and experienced letting consultants will explain the legal aspects of becoming a landlord, and an estimate of the current rental achievable.

2. Buy to Let Consultancy

Whilst there can be no guarantee of future returns, residential property has historically proved to be a solid investment with average prices doubling in real terms since 1983. At the same time, rental yields can be attractive in times of low interest rates (Property prices may go down as well as up and, whilst we may offer general advice, we make no guarantee as to the performance of any purchase or investment).

History has shown that investment in property should generally be viewed as a medium to long term strategy. It is important to consider this, alongside potential rental return, in mind when deciding what and where to buy. With our estate agents on hand to advise, Symonds & Sampson professional agents can help you find the right type of property to suit your budget, investment targets and personal circumstances.

We can advise you on location, demand and rental values to enable you to achieve the most from your investment, and explain the legal and regulatory issues that may apply. Good residential locations attract better tenants, and demand is usually stronger for town centre rather than country properties. Newer homes may require less ongoing maintenance but carefully renovated older properties are also popular.

3. Furnished or unfurnished

Demand for unfurnished accommodation is far higher than the demand for furnished. Unfurnished usually includes carpets, curtains/blinds or at least curtain tracks or poles, light fittings. Appliances are preferable but not essential, however most tenants would expect a cooker or oven and hob.

4. Presentation – First impressions count!

If your property is presented well, it may not only achieve a higher rent but tenants are more likely to respect it. Decoration should be a neutral colour and gardens need to be simplified for ease of maintenance for the tenant. If your property has a large garden, we recommend that you employ a gardener to maintain it during the tenancy.

5. Selecting and attracting the right tenants

Not all properties are the same, and individual landlords often need to impose restrictions on the type of tenant who will be suitable for their property – for example no dogs or young children on a working farm. We will discuss your particular requirements in detail at the outset, and bear them in mind when seeking a tenant.

6. Effective Marketing

On receipt of your instructions to let your property, we will commence the process of finding a suitable tenant. Your property will be featured on our own website, as well as Rightmove and Zoopla to gain the maximum exposure possible. Details of our properties are available from each of our offices, and our digital marketing and use of social media are key to increasing interaction with potential tenants. Over 70% of people moving home use the internet to search for a property.

7. Capturing the company movers

Statistics show that a significant number of housemoves in the UK are a result of job relocation, and we actively contact larger employers within an area if we have a property which may be suitable for their employees or staff.

8. References and Financial checks

When a tenant has been found we carry out a thorough referencing procedure, usually using a specialist independent referencing company. This indepth process gives us an understanding of a tenant’s personal and financial situation, as well as a reference from an employer/accountant and where applicable a previous landlord. Whilst no crystal ball, we can then present a well-researched proposal to a landlord.

Service Level Options

Symonds & Sampson offer four levels of service to accommodate the differing needs of our clients.

Inform utility suppliers

Demand, collect and remit the monthly rent

Pursue non payment of rent and provide advice on rent arrears actions

Arrange required Safety Checks

Undertake at least two routine visits per annum and notify the outcome to the Landlord

Instruct regular maintenance and repairs as and when

Security deposit dilapidations and negotiations

Premium Management also includes:

• Rent protection with tenant eviction insurance

• Electrical Safety Certificate*

• Annual Gas Safety Certificate*

• Energy Performance Certificate*

• Deposit dilapidations and negotiations

• Service of Form 6a Notices

• Service of Section 8 Notice

Service of Section 13 Notices

*This is for the supply of certification only and does not include any works required to obtain the level of safety needed for the certificates to be granted. Certificates will only be supplied by contractors approved by Symonds & Sampson.

Landlords Frequently Asked Questions

1. How does the Tenancy Agreement work?

The majority of property will be let using an Assured Shorthold Tenancy Agreement, usually for an initial period of six or twelve months. At the end of that term, if the agreement is not renewed or terminated, the tenancy will continue on periodic basis. We recommend a further fixed term for the security of tenure for both parties.

Any property specific additional clauses will be agreed prior to and incorporated within the agreement, and we ask both landlord and tenant to read the contract carefully before signing, and will answer any queries. Both landlord and tenant sign the agreement (either by our electronic signature or hardcopy) and these will be exchanged with both parties receiving the copy signed by the other for safekeeping.

2. Why is it beneficial for Landlords and Tenants to use an ARLA Propertymark Licensed Agent?

ARLA Propertymark is committed to providing the highest standards within the letting and management profession. Landlords can be assured that their ARLA Propertymark agents are up-to-date with legislation, regulations, case law and market developments. A landlord’s funds are protected through the Client Money Protection Scheme and agents are required to hold Professional Indemnity Insurance.

By choosing a registered agent such as Symonds & Sampson you can have peace of mind that you are working with a professional and trustworthy agent that adheres to the high standards and requirements of ARLA Propertymark membership.

3. How much is the deposit and who holds it?

The amount of deposit is capped at five week’s rent, payable in cleared funds prior to the day of move in. The deposit amount will be clearly stated within the marketing details for the property.

As an additional level of protection for landlords and tenants, all deposits are held with The Tenancy Deposit Scheme (TDS). Tenants receive notification from the TDS after move in. At the end of the tenancy any dilapidations need to be agreed between the tenant and the landlord then the deposit is returned, in accordance with the terms and conditions of the TDS.

4. Is a record of the condition and contents taken?

We strongly recommend having a professional inventory/schedule of condition prepared prior to the commencement of the tenancy, and can arrange this on your behalf. This essential document safeguards the interests of both landlords and tenants, and is used to assess the condition of the property at the end of the tenancy. A well-prepared inventory is essential evidence in any claim over the return of a deposit at the end of a tenancy.

5. Who pays the gas, electric, water and council tax bills?

Usually, the tenant is responsible for all household utility bills during their tenancy. If the cost of any utilities is included, details will be included in the property marketing details. Our letting and management services both include taking meter readings and notifying utility providers of an incoming tenant’s details at the commencement of the tenancy.

6. What insurance do I need?

It is the responsibility of the landlord to insure the bricks and mortar of the property and his/her own contents. Even if the property is unfurnished, the landlord will need to take out contents insurance for carpets and curtains. The tenant only insures their own possessions and cannot make a claim from the landlord’s insurance. We also advise all tenants to take out accidental damage insurance cover.

7. How does the EPC rating affect the property being rented?

An Energy Performance Certificate (EPC) is required by law to provide an energy rating for any property to be let. The accompanying report will include a recommendation listing any potential improvement which could be carried out to increase the rating. A rating of E or above is required for property to be let, unless the property appears on the exemption register, and our agents will explain further should this situation arise. We do find that tenants look for a good rating to ensure low heating bills.

8. What is the difference between damp and condensation?

Unless there is a structural defect (such as leaking pipes, water ingress or rising damp), the majority of damp issues reported by tenants are caused by condensation. Condensation occurs mainly during cold weather where a property is not ventilated or heated sufficiently. The mould grows on walls and furniture and does not leave a ‘tidemark’ and is easily removed by a fungicidal wash. It can be easily managed by heating the property a little more, keep windows ajar and do not dry your clothes inside.

9. What is classed as an emergency repair?

A burst pipe, serious electrical fault, gas leak or no form of heating in mid-winter with sub-zero temperatures. As part of our management service, we would provide in-going tenants with a list of preferred contractors in the event of an emergency occurring out of office hours.

10. How will the recent Tenant Fee Ban Legislation affect me as a landlord?

Main points to know:

References: As a crucial part of choosing the right tenant, we carry out extensive background checks on all our tenants. Prior to 1st June 2019 we were able to charge a reference fee to the tenant, this is now passed on to the landlord. Landlords need to recoup the costs elsewhere, invariably through charging higher rents.

Deposits: Security deposits are now capped at five week’s rent and holding deposits at one week’s rent.

Third party costs: For tenancies commencing after 31 May 2020, it will no longer be permissible to enforce specific ‘third party’ charges incorporated within the tenancy agreement, such as professional cleaning of carpet. A new tenancy agreement should be drawn up to ensure that any such clauses are included and enforceable.

Visiting the property

There is a clause in the tenancy agreement that allows a Landlord or Managing Agent to visit the property soon after the tenancy starts and regularly thereafter in order to carry out brief inspections. This allows a greater insight into the tenant’s lifestyle, care and compatibility with the property. Of course, good tenants need to be looked after, and this visit to the property is invaluable to ensure all maintenance issues are noted and dealt with.

Receiving the rent in advance

For a variety of reasons, we often get tenants who pay several months’ rent in advance of the tenancy starting. Each situation would be discussed individually with a Landlord, but we are aware that some do not want us to visit or delve too deeply into their financial situation. However we do need to ensure they will be able to pay their rent and are a good match to the property. We are also aware we need to ensure they have sufficient funds to pay their rent after the initial rent and term expires.

Situations may change

Of course, sometimes circumstances may change and someone who was a good tenant when the tenancy started may now be struggling as a result of job loss, family problems or illness. Being aware and spotting the warning signs helps and, as ever, communication is the key. That’s where our knowledge and expertise as managing agents is invaluable.

The London Office

All our properties are marketed in the capital via The London Office near Piccadilly.

We are registering more and more London applicants, and our presence in London is an important marketing tool. Lots of agents promise London and Home Counties’ promotion.

Why are we different?

A Real Office with Real Agents

Full time experienced agents based in the street level office in Central London. There is also a dedicated agent working with overseas applicants and a marketing department, ensuring your property gets the best promotion.

Nationwide Network

We are part of a 220+ network of offices nationwide working together to promote each others properties to those looking to move regions.

Our Events

Symonds & Sampson attend the prestigious London & Country Property Show in central London every year attracting visitors from across the capital and beyond. We regularly hold property forums at The London Office where our agents can meet with applicants and discuss your property in detail. The Director of The London Office also visits our offices to meet with clients and to view properties.

Contact your local office or The London Office to find out more.

Residential Sales

With 11 sales offices across the region, our agents have the local knowledge to guide you through selling or purchasing your home.

Property Letting

A dedicated team of qualified letting agents and property managers to ensure your tenancy runs smoothly.

Auctions

We hold regular auctions across the region, selling houses, building plots, development opportunities, land and farms.

Rural Services

Our rural agents can assist with diversification, BPS & grants, wayleaves, easements, tenancies, valuations, compensation and much more.

Planning

Our team of planning consultants keep abreast of ever-changing legislation to help you secure planning permission for a wide range of developments.

Commercial

Our commercial agents can help with the sale, purchase, letting, management, valuation and rent reviews of your commercial property.

Farm Agency

Specialist farm and land agents with vast experience and market knowledge for selling paddocks to commercial farms and plots to country estates.

Dispersal Sales

Our auctioneers have been selling live and deadstock, fodder and standing straw since 1858, achieving the highest prices for our clients.

Building & Design

From new build to renovation, listed buildings, project management and disputes, our property experts can advise you on the process.

Land & New Homes

From green field to point of sale, our team of planners, design & survey and sales agents can guide you through the whole process.

Valuations & Surveys

Our residential, agricultural and commercial surveyors carry out valuation and surveys for a variety of purposes.

The London Office

A real London agency for the sale, purchase and letting of residential, agricultural, commercial and investment property.

Get In Touch

Axminster 01297 33122

Beaminster 01308 863100

Blandford 01258 452670

Bridport 01308 459565

Dorchester 01305 261008

Ilminster 01460 202994

Poundbury 01305 251154

Salisbury 01722 334323

Sherborne 01935 814488

Sturminster 01258 473766

Wareham 01929 508324

Wimborne 01202 843190

Yeovil 01935 423526

London 020 7839 0888

Property 01305 236237

Management

*Lettings offices shown in bold type

symondsandsampson.co.uk