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.