The on-going management of the property is carried out by ABA. ABA should have the Landlord's authority to administer the tenancy and attend to maintenance. Apart from collecting the rents, ABA's responsibility is to endeavour to affect a trouble free letting by dealing with the day-to-day running of the tenancy.
Management is for Landlord's who wish minimal, if any, involvement in the day-to-day running of the property. Inspection visits and the handling of maintenance works are covered under this service.
Basic Tenant Finding Service
- Preparation of property details and inclusion on our web site.
- Accompanied viewings of vacant or Tenant occupied properties within Aberystwyth town centre and surrounding areas.
- Issuing any prepared Inventory and Schedule of Conditions.
- Collection of a holding deposit equal to one month's rent and submitting to The Deposit Protection Service "DPS"
- Supervising the day-to-day management of the property and dealing with Tenant queries and problems.
- Handling repairs and breakdowns on behalf of the Landlord.
- Assisting and liasing with the Landlord, and his Insurers, in the event of major repairs.
- Conducting arranged and random inspections.
- Inspection reports where apparent need for repairs or maintenance is required.
- Arranging for any remedial repairs, cleaning, gardening either under the Landlord's instruction or as required after the Tenant has left the property.
Inventories & Schedule of Conditions
- Whether the property is to be let furnished or unfurnished it is essential that a properly prepared inventory and/or schedule of condition are prepared. A properly compiled inventory is the only reliable way to check for any dilapidations or damage to the property or it's contents at the end of the tenancy. More importantly a well prepared and comprehensive inventory and schedule of conditions will help to avoid disputes about the original condition of the property - it could prove invaluable.
- The Housing Law now allows a Landlord to have confidence in a system that, whilst offering the Tenant some surety of accommodation for the term that they envisage, affords the Landlord the flexibility to have a large degree of control over when he/she wishes to gain possession of the property.
- Generally Landlord's choose to employ an Assured Shorthold Tenancy (AST) as this form of tenure allows the Owner to repossess his/her property at a point in the future by issuing a simple Notice to Quit two months before he/she requires possession. Under the terms of an AST this notice cannot determine the Tenancy before the end of the first six months of the Tenants occupation.
- Other forms of Tenancy can be used to suit Landlord's particular requirements, for example, out of season holiday and short term lettings and Company tenancies etc.
- Income from rented properties is assessed as taxable income. Should you require any advice we suggest that you contact your Accountant or Financial Adviser.
Preparing the Property
We expect the Tenants to leave the property they have rented in a clean and tidy state at the time they vacate it. Before the initial letting we also require Landlord's to ensure that the property is left clean and tidy throughout. This should include carpets, curtains etc. We can of course deal with this matter on your behalf. Ensuring that the property is in good clean order throughout at the commencement of the tenancy means that we have a benchmark by which to judge future tenancies. Similarily, if the garden is the responsibility of the Tenant, we must establish the standard at the start of the Tenancy. We cannot expect improvements, but we hope that the initial level of maintenance to be kept. Our experience leads us to believe that there are very few keen gardeners amoungst the rental world, so the simpler the garden the better. If you have a particular valued garden it may be advisable to include the services of a gardener by adjusting the rent to cover the costs. If your property has large trees or conifer hedges these should be maintained by the Landlord (we can arrange this for you).
Prior to the tenancy starting, the garden should be tended and left in the condition that you expect to have it returned (save for natural growth and wastage).
Gardening equipment must be provided for furnished or part-furnished lettings and, ideally, also in the case of unfurnished.
The Landlord remains responsible, in most cases, for the maintenance of the building, appliances, hot and cold water systems, drainage and septic tanks, garden fences and such items as door locks etc. where repairs are the result of normal usage.
(This guide explains the implications and requirements of the various safety legislations that currently apply to rented residential property. It is intended for guidance only and is not an authoritive statement of the law. Should you require further clarification you are advised to contact the authorities direct.)
GAS & ELECTRICAL
(Gas Safety (Installation and Use) Regulations 1998 & The Electrical Equipment (Safety) Regulations 1994)
As the Landlord of a rented property you are obliged to ensure the safe working of all gas and electrical appliances supplied with the property for the use of the Tenant along with the visual check of the electrical installation. Whether these items are fixed or portable they must be safety tested and maintained in safe working order by the Landlord. Such annual tests and repairs can be arranged on your behalf by ABA. Oil, LPG and solid fuel stoves, portable heaters and boilers also require annual checks. Instructions for the use of all appliances must be supplied in order to pass the safety tests. Ideally annual servicing of heating equipment is strongly recommended. Regular checking of the electrical wiring of your property should also be carried out.
Inspection and safety testing should be undertaken before any letting. We will arrange these for you if so instructed, otherwise the onus is on the Landlord to ensure all relevant certification is in place prior to the letting.
Landlords providing furniture with the letting must ensure that all of the soft furnishings (sofas, beds, mattresses, padded seating etc) comply with prevailing regulations. ABA can advise on this matter and how they can comply with the law pertaining to furniture and furnishings (The Furniture and Furnishings (Fire)(Safety) Regulations 1998 (as amended)). The Landlord has the legal obligation to ensure the safety of his/her Tenants and all effort must be made to fulfil this obligation.
Servicing and Regular Maintenance
We strongly recommend that gas (including LPG), oil and solid fuel systems are serviced annually by an appropriately qualified tradesman, or that service contracts are taken out for maintenance cover. We can arrange for annual servicing to be carried out, but often a service contract can work out to be the better option as these include an insurance element for replacement parts and labour at times of breakdown. Similarly, you may wish to arrange maintenance contracts for any appliance provided with the property. It will be the Landlord's responsibility to continue any regular monthly or annual subcriptions to maintain cover.
Monthly rentals are usually exclusive of outgoings as the Tenant pays the utility bills. While the Tenant must insure his/her own personal belongings, the Landlord must arrange and pay for Building Insurance cover and insure those items provided with the letting. ABA has schemes in place to assist Landlord's and Tenant's alike. In the case of managed properties, ABA usually advises the electricity, gas and water companies, along with the local Council Tax department, ensuring that they are aware of who is responsible for the bills with effect from the date the Tenancy starts or ends. The telephone companies require that their customer advises them of the changed to their account. If the Landlord is moving out please make any arrangements for retaining a telephone number with the service provider. The Tenant may have their own number or may wish to change the telephone number at the property. The Landlord must make his/her own arrangements for the forwarding of post sent to the property. The Tenant cannot be made responsible (or relied upon) for the forwarding of mail, nor can ABA unless specific arrangements are made prior to the start of the Tenancy.
HMO's (Houses in Multiple Occupation)
Ceredigion County Council operate a registered scheme for properties which are deemed to be HMO's. This scheme is not simply for bedsit properties, but any building made up of more than one dwelling or household. Further details available on request.