Introduction

Our Service includes

1. Visiting you at your property, and providing a rental valuation and any other advice which you may require about letting your property.
2. Advising you on compliance with the various safety regulations.
3. Locating suitable tenants. Your property will be advertised if necessary, however we have excellent contacts with various company and other establishment personnel departments, and furthermore usually have tenants waiting.
4. Accompanying tenant applicants to view the property.
5. Obtaining and evaluating references and credit checks.
6. Preparing a suitable tenancy agreement and arranging signature by the tenant.
7. Collecting and holding as stakeholders a deposit (bond) from the tenant.
8. Preparing an inventory and schedule of condition.
9. Checking the tenant into the property and agreeing the inventory.
10. Supervising the transfer of gas, electricity and council tax accounts into the tenant's name.
11. Receiving rental payments monthly in advance, and paying you promptly, together with a detailed statement from our computerised management systems.
12. If required paying regular outgoings for you from rental payments.
13. Inspecting the property periodically, and reporting any problems to you.
14. Arranging any necessary repairs or maintenance, first liaising with you in the case of larger works.
15. Keeping in touch with the tenant on a routine basis, and arranging renewals of the agreement as necessary.
16. Checking tenants out as required, reletting and continuing the process with the minimum of vacant periods to ensure that you receive the optimum return from your property.

We maintain a flexible attitude, and are generally able to adapt our service to meet our client's individual circumstances and needs, for example by providing a part only service, or alternatively by taking on additional tasks and duties.

Our Fees:

Our initial letting charge is one weeks rent of the first months rental, and our ongoing management commission is 9.5% of rental payments. We make no admin charges for renewals of existing agreements.
There are no other standard fees or charges. No up front charges - nothing to pay until a tenant moves in and starts paying rent. There is currently no V.A.T. to pay.

Let only fee is two weeks rent. Includes all legal documentation, comprehensive referencing, viewings and check in.

General Advice for Landlords

Mortgage
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.

Leaseholds
If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.

Insurance
You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can provide information on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.

Council tax and utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.

Income tax
When resident in the UK , it is entirely the Landlords responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, under rules effective from 6 April 1996 , unless an exemption certificate is held, we as Landlord's Agent are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such deductions is available from this Agency, and further information may be obtained from the Inland Revenue.

The inventory
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete Service, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.

Important Safety Requirements

The following requirements are the responsibility of the owner (Landlord). Where you have signed our Full Management Agency Agreement, they are also our responsibility. Therefore where we are managing we will need to ensure compliance.

Health and Safety - Gas
Annual safety check
Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a competent engineer (i.e. a CORGI registered gas installer).

Maintenance
There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times.

Records
Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken.

Copies to tenants
A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences, or to each existing tenant within 28 days of the check being carried out.

Electrical Appliances & Equipment
There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no specific legal requirement for a qualified electrician to carry out an inspection and issue a safety certificate (as exists in the case of gas appliances), it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', or even of manslaughter is to arrange such an inspection and certificate.

Consumer Protection - Fire
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags.

Items which comply will have a suitable permanent label attached. Non-compliant items must be removed before a tenancy commences.

Smoke Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other ordinary tenanted properties, it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).

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We hope that the general points covered in this guide will be of assistance to you. If there are any aspects of which you are unsure, please telephone our office. Alternatively we can visit you at your home to discuss your individual requirements, at your convenience.

Registered Office
51 Carmarthen Ave
East Cosham
Portsmouth
Hants
PO6 2AG
ABBA Letting Ltd
Company Reg No 5310318

02392 798448
07771 922450
info@abbalettings.co.uk
www.abbaletting.com