A guide to letting your property

Know more about letting your property with our handy reference guide.

What income could I get?

We'll give you a free valuation. This involves coming to your property so we can evaluate it properly. We'll also tell you why we have reached the rental figure proposed and give you a report comparing it with other properties in the area.

What requirements do I have to meet?

If you have a mortgage, you will probably need permission from your lender to let your property.

If you are in a leasehold property, check your lease which should tell you whether you can sub-let.

Make sure you inform your Buildings and Contents insurer or your cover may become invalid.

You must also comply with some basic safety regulations - we can tell you exactly what these are.

What happens when I let?

Our specialist letting team takes responsibility for:

Comprehensive marketing of your property

Handling all enquiries
Showing prospective tenants around your property
Vetting and credit checking prospective tenants
Drawing up legal contracts

This means you won't have to deal with time wasters. Furthermore, you have the reassurance of knowing your rental income is protected by our membership of ARLA.

How far do I need to be involved?

We offer a range of property management services which lets you have as much involvement in the process as you want.

Property management is useful because even small problems can take up lots of time and frequently when you least expect them. We provide a dedicated, expert property management team. You may also find that your insurance company insists that you use an ARLA member such as ourselves.

We offer a fully tailored service, which includes:

Fully Managed - an extensive service property management, accounting control and rent collection. You simply receive rental income every month.
Introduction & Rent Collection - you look after the management of your property and take care of rent collection and paying via BACS.
Introduction Only - we find your tenants, you are responsible for rent collection and property management.

An Inventory can save you Time and Money

Your property is one of your most valuable assets. Time, accidents, negligence, and even wilful damage can affect its value, no matter how carefully we choose your tenants. Samuel Estates use and recommend Chase Inventory Services who can help minimise the impact.

We aim to make sure that the relationship between tenant and landlord begins the right way by providing an assessment of the condition of a property and its contents that both parties can agree to. Along with a check-in and check-out report all the formalities will be covered.

The detailed inventories that the Chase Inventory expert clerks produce, guarantee that disputes between landlord and tenant over damage or defects at the end of a tenancy are rare. If a dispute arises, it can be settled quickly and easily by reference to their work.

If there is no inventory taken, however, that safeguard is lost. It is almost impossible to recover costs of damage that exceeds the value of the retained deposit when there is no record of the state of the property or its contents at the start of a tenancy. Even if you are letting an unfurnished property, there are still walls and kitchen units that could be damaged. Dont take the risk.

EPC (Energy Performance Certificates)

From October 1st 2008, you need an EPC before a new tenant moves in. (If the property is currently let, you only need to get an EPC when the property is re-let.) Your EPC will then be valid for ten years.

A really valuable part of the EPC is a recommendation report that lists the potential rating that your property could achieve if some changes were made. These changes are improvements that would change the energy and carbon emission rating of the property. The benefit of this report is that it can be used, not only to increase efficiency, but also to cut your fuel bills. So, dont just look at the EPC as yet another hurdle to jump before you can let your property: see it as an opportunity to make energy savings.

Samuel Estates will be happy to arrange an EPC for you. Price ranges from £75-£80 +VAT

What fees will I be charged?

Our valuation is free. If there is no let, there is no fee.

There is a range of fees for our tenant finding and property management services. However, depending on what you want, we can tailor our services and fees to suit your needs.

As a guide for a single property, our fees are:

Fully Managed 15% (+ VAT) calculated monthly to assist your cash flow.
Introduction & Rent Collection 12% (+ VAT) calculated monthly.
Introduction Only 10% (+ VAT) of the contract value.
Value Let 4.95% (+VAT) of the annual contract value.

What's the difference between a furnished or unfurnished let?

A standard unfurnished let usually contains essential white goods:

Fridge/freezer, washing machine, cooker.

A standard part-furnished let usually contains a minimum of:

Fridge/freezer, washing machine, cooker.
Bed(s), two small sofa's or seating for mimimum of four people (complying with safety regulations), curtains, dining room table and chairs.

A fully furnished let includes all of the above plus:

crockery, cutlery and glasses
kitchenware - pots, pans, mixing bowls and utensils
household appliances such as vacuum cleaners and iron
bedding and bed-linen
lamps and lampshades
general furniture such as bedside tables, cushions

We recommend you do not leave any items of sentimental value such as pictures and ornaments that could get damaged. You do not have to provide a TV or Hi-Fi but if you do, you are responsible for their repairs.

We will be happy to advise you on whether furnished or unfurnished will make it easier to let your property.

How should my property be presented?

A few simple preparations will make all the difference.

Keep the property as tidy as possible.
Open windows to let fresh air in.
Vacuum and dust the main rooms
Put some flowers in the main room
Draw back the curtains to make each room as bright and airy as possible
If its grey and gloomy outside, turn on the lights and light the fireplace
Turn off the TV and turn down the radio
Making some fresh coffee can mask cooking or washing smells
Have all keys available, e.g. for a garage, French doors or fire escape
Don't let pets and children disrupt the viewing

Some good tips for viewing

If you want to show tenants around yourself, it may also be worth agreeing a time by which the viewing must end. This will help avoid tenants from arriving too late. However, don't expect everyone to be on time. Viewers may be trying to find their way around an area they don't know well.

Give viewers some time to discuss the property privately by moving out of hearing distance.

Let our professional negotiators handle all discussions about renting. This ensures both sides know exactly what is included and what is expected.

Will it take long to find a tenant?

We are geared to see the whole process through from start to finish in a few days. However, market demand and the time of year usually sets the pace.

We advertise on the major property websites, reaching the biggest rental audiences. We only use professionally commissioned photography and floor plans of your property, so prospective tenants have the clearest and most appealing views.

We also advertise in effective local newspapers and magazines such as Loot and Time & Leisure.

How are prospective tenants vetted?

We carry out a professional credit and fraud check through our trusted partners, FCC Paragon, so you can be as confident as possible about your tenant,

We will also make sure that your possession of the property is protected by ensuring you have an Assured Shorthold Tenancy contract. This includes a clause that states the property is yours to possess again at the end of the contract.

What if my tenant fails to pay rent?

There is specialist Landlord insurance available to cover these circumstances, our negotiators will be pleased to give you further information. This usually demands that you allow your agent to provide a managed service for the property. In our experience, this usually helps prevent the problem arising in the first place. We have strict payment policies in place to ensure your risk is minimised.

But should the very worst happen, you apply to repossess your property and use your insurance to pay for legal costs and recover unpaid rental.

What obligations does a landlord have?

The law states that you leave your tenant to exclusive, quiet enjoyment of your property. Any repairs and maintenance should be carried out promptly.

Legislation also requires that safety checks be made before the property can be let. We take care of all this on your behalf.

The following regulations currently apply:

Gas Safety (Installation and Use) Regulations 1994 (as amended):

This Act requires the Landlord of rented property to have any gas appliances and their associated pipe-work tested on an annual Basis. This must be done before tenants take occupation. One copy of the current record of the safety test certificate must be kept on the premises. Each tenant should have a copy certificate.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended):

You need to ensure that all upholstered furniture complies with these regulations. Generally, these cover the need for fire-resistant filling material to upholstered articles, and the passing of a match resistant and cigarette-resistant test.

The Electrical Equipment (Safety) Regulations 1994;

Plugs and Sockets etc (Safety) Regulations 1994:

Landlords must ensure that ALL electrical equipment, appliances and electricity supply is safe. Instruction booklets or clear instructions must be provided for these. Plugs and sockets that are newly installed must conform to the appropriate British Standard or approved alternatives. Plug and socket regulations are not retrospective, but any relevant equipment included in a new tenancy after the start of the new regulations must comply.

The General Product Safety Regulations 1994:

Landlords are required to consider the general safety of the tenants in their property. You should, for instance, provide instruction manuals for items used in the property. You should also provide an information sheet listing potential danger points in the property such as sharp objects and hot surfaces.

This information was correct at the time of publication. Legislation may change, so please check with us for the latest regulation