Brochure

Brochure
www.clydeproperty.co.uk
LandLord
Guide
2. SeLectinG an aGent
Points to consider when choosing your agent:
• are they regulated by the association of residential
Letting agents (arLa), the association of Professional
inventory Providers (aPiP), the national association of
estate agents (naea) and the Property ombudsman?
Protecting your interests and investment is important.
• do they appear to be a professional organisation?
• do they conduct hundreds of valuations every week?
this is important to ensure accurate valuations.
(clyde carry out hundreds of valuations every week
giving us intimate knowledge of property prices in your
area).
1. accurate VaLuation
cLYde LettinG
LandLord Guide
this “Step by Step” guide will guide you through the
letting process from start to finish.
the first stage to letting your property is to
arrange for an agent to carry out a valuation
of your property. Your aim should be to let your
property for the best possible price in the shortest
possible time so be sure to choose an agent that
understands the local rental market, has a strong
brand presence and can guarantee you that they
are service led.
• do they have a database of tenants looking to move
immediately?
• do they have a prominent high street presence? office
location is important and will maximise your property’s
exposure to tenants.
• are they open 7 days a week and outside normal
office hours in order to maximise viewing potential?
(all clyde offices are open from Monday – Friday
8.30am – 6pm, Saturday & Sunday 10am – 4pm. in
addition our phones are answered until 8pm, 7 days
a week).
• do they have a network of offices throughout central
Scotland?
• do they use email marketing to promote properties
and services?
• do they have a highly trained team of Property Valuers
who are equipped with the best photography equipment
in order to maximise your property’s appearance and
produce floorplans for every rental property?
• can they offer a Professional Service to attract
corporate clients and tenants?
• do they have an experienced and reliable Property
Management department to look after your property?
to establish an agent’s level of expertise it may be
useful to ask the following questions:
1.
How many properties do they manage?
(clyde look after 2600 properties).
2.
How many years has their Property Management
department been in operation? (clyde’s
dedicated Property Management department
started in 2000).
3. ProPertY ManaGeMent oPtionS
Property Management can be the key to maximising the rental
returns on your property. Whilst some landlords have the time and
expertise to manage their own properties here are some factors to
consider before your make your decision.
• tenants frequently insist on fully managed properties to benefit
from a 24/7 service and are often prepared to pay a premium for
this.
• top businesses seeking accommodation for their staff prefer to
liaise with a professional Property Manager.
• Managed tenancies tend to last longer than non-managed tenancies
(on average, managed tenancies with clyde last for 2 years).
• our dedicated Letting accounts team are responsible for
collecting your rent, which we understand is vital to ensure you
meet your monthly financial needs.
• Pre-tenancy preparation, general day-to-day management and
more complex issues such as emergency repairs should all be
handled by a property professional.
• our team of aPiP qualified Property inspectors conduct
inspections every two months to highlight any remedial repairs
ensuring your property is well maintained on a regular basis for
future tenancies.
• clyde have the ‘buying power’ to negotiate with the best
contractors at competitive prices on behalf of all of our Landlords.
Full Property Management should include the following:
• an arLa qualified designated Property Manager to handle day to
day responsibilities.
• transfer of council tax and utilities.
• rent collection.
• Monthly Statements of your account.
(clyde offer a unique online management system called Myclyde
that enables you to view your statements and account at the touch
of a button).
• 24 Hour emergency call out system for tenant repairs.
• added security that works will only be carried out by fully qualified,
approved and insured contractors.
• Property inspections every 2 months to highlight any remedial
repairs ensuring your property is well maintained on a regular
basis for future tenancies.
• co-ordination of legally required safety checks to ensure you and
your property comply with relevant legislation.
• Legal advice and support where necessary and access to legal
housing specialists at a preferred rate.
6. MarketinG Your ProPertY
4. PreSentinG Your ProPertY
First impressions are crucial. the presentation of your property
is essential to ensure a fast and successful let. to make sure
your property is presented in the best possible light, you should
consider the following:
• ensure the front of your property is presentable as this will
create an immediate impact.
• a fresh coat of paint where necessary can make a huge
difference.
• try not to allow mail to pile up inside the front door.
• a well lit home is bright, inviting and more spacious.
• Less is more! rooms with less clutter appear larger.
• Professionally cleaned carpets can be extremely beneficial.
• Well aired properties with pleasant aromas create that desired
welcoming feel.
• Get those odd jobs done! Fixing broken door handles, stiff
wardrobe runners, loose cistern flushes, broken skirting etc…
it all makes a difference.
• Gardens are an important selling feature, so make sure yours
is tidy and well presented.
Make a note of when our Valuer will be attending to photograph
your property so you can have it presented at its best. the
photographs taken that day will be the public’s first glimpse of
your property and will determine if they want to see more!
5. PreParinG Your ProPertY For tenancY
clear out that clutter! remember your property will be your new
tenant’s home so it is important that all unnecessary items such
as ornaments, candles, spare bedding, books etc are removed
from the property prior to the tenancy.
inhouse team of aPiP qalified inventory specialists who will carry
out a professional inventory on your behalf, accompanied by full
photographic documentation.
Storage cupboards should also be left free of unnecessary and
surplus items.
each time the property is let the new tenant is checked in against
a new inventory and checked out against the same. this allows for
a comparison to be made of the property’s condition.
Before you let your property for the first time you must obtain a
professional and comprehensive inventory. this will set out the
condition and contents of the property. clyde Property have an
Should you wish to make any deposit deductions at the end of
the tenancy, supporting documentation is required, without which
tenants have the right to make a legal challenge.
to find your perfect tenant you need to give your property maximum
exposure across a wide range of media.
When you instruct clyde Property you will automatically benefit from
our unrivalled, comprehensive marketing package, including:
• Full colour property details, including a floorplan.
• Professional sign boards at the property (or posters if boards are
not permitted).
• exposure on our award winning website that attracts over 42,000
unique visitors every day, showcasing your property to its full
potential i.e. professional photographs, detailed floorplans, location
maps and local information.
• Further exposure on the top property websites.
• Property Pr opportunities in local and national press.
• inclusion into our paper based Property Listings.
• email alerts to pre-registered ready to move tenenats
7. tHe keY to SucceSSFuL VieWinGS
our longer opening hours are essential to maximise viewing
opportunities for your property - in fact over 70% of our viewings are
carried out after work and at weekends.
Some points to consider…
• does your agent have a policy of offering accompanied viewings so
they can use their expertise to let your property?
• does your agent have all of the information relevant to accessing the
property such as alarm codes, double locks or notes on pets?
• Provide your agent with a set of keys to your property to facilitate
viewings when you are out or at short notice.
8. receiVinG an oFFer to Let
We will contact you to communicate full details of any offer from
a potential tenant along with any special conditions to help you
decide whether or not to accept.
9. oFFer aGreed
it takes skill and expertise to negotiate a tenancy
successfully through to completion and still achieve the
best possible price. once you accept an offer we will do the
following:
• collect references from the tenants. Successful
references are vital before moving forward with any
tenancy.
• carry out an inventory. this sets out the condition
and contents of your property, allowing for the swift
changeover of tenants. the inventory is essential and a
good inventory should minimise the risk of any deposit
disputes at the end of a tenancy.
• collect the moving-in balance (rent + deposit). Where
applicable we will hold the deposit as a Managing agent
and register it with an approved tenancy deposit Scheme
ensuring you as a Landlord remain legally compliant as
well as providing a faster and more professional deposit
release at the end of a tenancy.
• arrange signing of tenancy agreement. all parties must
read and understand the tenancy agreement prior to
signing.
10. coMPLetion
upon the successful completion of the tenancy agreement,
the keys will be released to the tenants. For managed
properties, we will provide the tenant with a tenant
information Pack which includes a Letting Service Manual
for the tenants, contact details of their dedicated Property
Manager and details their bi-monthly inspection dates.
LEGAL AND FINANCIAL ASPECTS
Whilst the legality of letting might seem somewhat daunting, Clyde Property
will be able to fully assist you throughout as it is essential you take care of your
responsibilities as a landlord from the outset. Not only will it give you a better
chance of inding tenants but keeping a safe and properly maintained property
will also ensure that you remain free from potential legal problems should an
accident happen. However, providing all the safety measures are met and you
maintain your property well, both inside and out, you should ind your property in
demand from tenants.
MORTGAGES
If you have a mortgage you must obtain consent from your mortgage lender
prior to letting your property. If your interest in the property is leasehold your
lease may require you to obtain consent from your landlord prior to sub-letting.
INSURANCE
Standard homeowner insurance may well be void when you let out your property
so it is important to contact your insurer and keep them informed. However, our
branches can put you in touch with specialist recommended landlord insurers
offering comprehensive landlord insurance if your own insurer is unable to
accommodate you fully.
LANDLORD REGISTRATION
From 30 April 2006 all private landlords letting properties in Scotland must apply
for and gain registration in the register of landlords. This statutory requirement
for landlords to register with the local authority is in terms of Part 8 of the
Anti-Social Behaviour etc (Scotland) Act 2004. The aim of landlord registration
is to ensure that all private landlords in Scotland are ‘it and proper’ to be
letting residential property. The requirement helps local authorities to remove
disreputable landlords from the market and protect tenants and their neighbours
from the impact of anti-social behaviour and mismanaged property on the wider
community. You can apply online at www.landlordregistrationscotland. gov.uk to
register as a landlord.
• Any furnishings provided by the landlord under the tenancy are capable of
being used safely for the purpose for which they are designed
• The house has satisfactory provision for detecting ires and for giving warning
in the event of a ire or suspected ire (i.e. smoke alarms are itted where
necessary)
Tenants will be able to apply to the Private Rented Housing Panel if they believe
their landlord has failed to meet the above standards. If the panel decides your
property doesn’t meet the repairing standard, they will order you to carry out the
necessary work. If you don’t, you could face a ine of up to £1,500.00
THE FURNITURE AND FURNISHINGS (FIRE) (SAFETY) (AMENDMENT)
REGULATIONS 1993
The above regulations were amended in 1993 and set a new and more stringent
level of ire resistance for domestic upholstered furniture and furnishings. It is
now an offence to ‘supply’ in the course of business, including the supply of
furniture for a residential property to be let, any furniture which does not comply
with the regulations. The regulations apply to: beds, bed-heads, sofas, children’s
furniture, garden furniture suitable for use in a dwelling, cushions, pillows,
stretch or loose covers for furniture and other similar items. The regulations do
not apply to: carpets, curtains and bedclothes (including duvets and mattress
covers).
Furniture manufactured after March 1990 is likely to comply, but if the
appropriate labels are not on the furniture or furnishings, compliance is doubtful
and checks should be made with the manufacturer or replaced with the
compliant equivalent.
Fig. 1.1 - Example of a permanent label on furniture and furnishings.
• The house is wind and water tight and in all other respects reasonably it for
human habitation
• The structure and exterior of the house (including drains, gutters and external
pipes) are in a reasonable state of repair and in proper working order
• Installations in the house for the supply of water, gas and electricity and for
sanitation, space heating and heating water are in a reasonable state of repair
and in proper working order
• Any ixtures, ittings and appliances provided by the landlord under the tenancy
are in a reasonable state of repair and are in proper working order
• The installations in the house for the supply of water, gas and electricity and
for sanitation, space heating and heating water, are in a reasonable state of
repair and in proper working order (subsection (1)(c))
• Any ixtures, ittings and appliances provided by the landlord under the
tenancy are in a reasonable state of repair and in proper working order
(subsection (1)(d))
The Electrical Equipment (Safety) Regulations 1994, also impose an obligation on a landlord to ensure that all electrical appliances left as part of a let
property are safe and are made in line with safety measures, meeting safety
objectives.
More recently however, the Housing (Scotland) Act 2014, which received
Royal Assent on the 1st of August 2014 is set to increase landlord obligations
in respect of electrical safety inspections with the addition of a new requirement after Section 19 of the Housing (Scotland) Act 2006, Section 19A - Duty
to ensure regular electrical safety inspections - will state that the landlord must
ensure that regular inspections are carried out for the purpose of identifying
any work which relates to installations for the supply of electricity and electrical ixtures, ittings and appliances (subsection (1)(a)) and is necessary to
ensure that the house meets the repairing standard (subsection (1)(b)).
In line with the Electrical Safety Council a landlord will have complied with
the duty if the electrical inspections are carried out at no less than ive yearly
intervals (subsection (2)(a) and (b).
Any tenant under a new tenancy commencing on or after 1 December 2015
must be provided with a copy of an Electrical Installation Condition Report
(EICR) before the tenancy commences.
Any tenant under an existing tenancy at 30 November 2015 must be provided
with a copy of an EICR by 1 December 2016 unless their tenancy ends before
that date.
Please note that Clyde Property will supply landlords who are letting property
through us with Clyde Property’s Agent Number speciic to your property’s local
authority area for the purpose of registering with the Landlord Register.
REPAIRS
Landlords are generally responsible for the maintenance and major repairs to
a property. This includes repairs to the exterior and structure of the property
as well as internal heating and hot water installations, basins, sinks, baths and
other sanitary installations. Private landlords have a duty to ensure that the
property they rent to tenants meets the Repairing Standard as laid out in the
Housing (Scotland) Act 2006 S13 (1)
Repairing Standard. A house or lat meets the Repairing Standard if:
THE GAS SAFETY (INSTALLATION AND USE) REGULATIONS 1998
These regulations came into effect 31st October 1994 to ensure that gas
appliances are properly installed and maintained in a safe condition. It is the
responsibility of landlords to ensure that all gas appliances and gas installation
pipe work owned by them are checked for safety at least once a year by a Gas
Safe registered installer. Furthermore accurate records of safety inspections
and any work carried out must be kept and the current safety certiicate must be
issued to the occupier within 28 days of the annual check and a copy issued to
any new tenant prior to them taking occupation of a property. Faulty equipment
can be fatal and lead to the imposition of custodial sentences on the landlord
and signiicant ines. Under the regulations any appliance that does not conform
can be disconnected. For more detailed information on gas safety see the Heath
and Safety Executives (HSE) lealet on Landlords: A Guide to Landlords’ Duties
or consult the HSE Landlord’s Responsibility for Gas Safety webpage.
Clyde can arrange for a Gas Safety Inspection to be carried out on your behalf.
ELECTRICAL SAFETY
Landlords have a legal duty to ensure that their rental property and any electrical
equipment provided, is safe before a tenancy begins and throughout its duration.
The Housing (Scotland) Act 2006 details this requirement in Section 13 of the
An EICR completed on or after 1 January 2012 completed by a competent
person is acceptable, whether or not it in includes a description and location
for appliances inspected. However, to be acceptable all EICRs completed on
or after 1 December 2015 must have a Portable Appliance Test (PAT) record
attached to it that shows their description and location and a certiicate for any
remedial work that has been done.
Clyde can arrange for an EICR and PAT to be carried out on your behalf.
ENERGY PERFORMANCE OF BUILDINGS (SCOTLAND) REGULATIONS
2008
Since the 4th of January 2009, landlords in Scotland are now required to provide
an Energy Performance Certiicate (EPC) when letting a property. This is for
new tenancies only and landlords do not need to carry out an EPC inspection
for properties that are currently let out until the tenancy changes If you have
purchased your property after the 1st of December 2008, the seller will have
been legally required to have instructed and provided you with a Home Report
for marketing purposes which also contains an EPC you can then use for the
purpose of letting your property. The EPC for let properties has a life span of
10 years but can be updated if the landlord has implemented cost effective
improvements.
It is now a criminal offence to grant a lease without an EPC on any building
that requires one. Failure to supply an EPC could result in a ine £500.00 for a
domestic dwelling but Clyde Property have approved in house Domestic Energy
Assessors who can take care of your EPC needs. For further information on
EPCs please see the Guidance notes for Private Landlords on the Provision of
EPCs.
LEGIONELLA RISK ASSESSMENT
The Health and Safety Executive have produced technical guidance
Legionnaires disease, Part 2: The control of legionella bacteria in hot and
cold water systems (HSG274/PART 2) which gives practical advice on the
legal requirements of the Health and Safety at Work etc Act 1974, the Control
of Substances Hazardous to Health Regulations 2002 concerning the risk
fromexposure to Legionella and guidance on compliance with the relevant parts
of the Management of Health and Safety at Work Regulations 1999.
Landlords who provide residential accommodation, as the person in control of
the premises or responsible for the water systems in their premises, have a
legal duty to ensure that the risk of exposure of tenants to legionella is properly
assessed and controlled. All water systems require a risk assessment but not
all systems require elaborate control measures. A simple risk assessment may
show that there are no real risks from legionella, but if there are, implementing
appropriate measures will prevent or control these risks.
Clyde can arrange for a Legionella Risk Assessment to be carried out on your
behalf.
SMOKE ALARMS – FIRE SAFETY
Fire safety in let property in Scotland is covered by the Housing (Scotland) Act
2006. The repairing standard at Section 13(1)(f) requires a property to have
adequate provision for detecting ires and giving warning in the event of a ire or
suspected ire. As stated in Section 13(5) of the 2006 Act, in deciding whether
this standard is met, regard must be had to any building regulations and any
guidance on the subject issued by the Scottish Ministers.
The Scottish Government has produced revised statutory guidance on the
requirements for smoke alarms in line with the amended and revised technical
guidance that has been issued by Building Standards Division (Technical
Handbooks 2013 Domestic – Fire). The revised Domestic Technical Handbook
guidance states there should be at least:
• One functioning smoke alarm in the room which is frequently used by the
occupants for general daytime living purposes,
• One functioning smoke alarm in every circulation space, such as hallways and
landings,
• One heat alarm in every kitchen, and all alarms should be interlinked.
Clyde can arrange for your smoke/heat detectors to be upgraded on your behalf
if necessary.
CARBON MONOXIDE (CO) ALARMS
From 1st October 2013 Scottish building regulations require carbon monoxide
detectors to be itted when a new or replacement boiler or other ixed heating
appliance is installed in a dwelling. The need for carbon monoxide detection
applies to any ixed heating appliance powered by a carbon based fuel, that is,
gas (both mains and liquid petroleum gas), oil and solid fuel (coal, coke, wood,
wood pellets, etc).
In addition, the Housing (Scotland) Act 2014, which received Royal Assent on
the 1st of August 2014 is set to vary the Repairing Standard in Section 13 with
the addition of a new requirement on the subject of Carbon Monoxide alarms.
The Repairing Standard will require that a property has: “satisfactory provision
for giving warning if carbon monoxide is present in a concentration hazardous to
health.” As with smoke detectors, when considering compliance, reference will
be made to Scottish Government guidance and to any building regulations on
the matter.
Battery powered CO alarms are relatively inexpensive around £20.00 and can
be purchased from a variety of hardware retail outlets.
www.clydeproperty.co.uk
Ayr
Helensburgh
9 Beresford Terrace, Ayr KA7 2ER
Tel: 01292 262777 Fax: 01292 267781
E: [email protected]
22 West Princes Street, Helensburgh G84 8TD
Tel: 01436 670780 Fax: 01436 675548
E: [email protected]
Bearsden
Perth
68 Drymen Road, Bearsden, Glasgow G61 2RH
Tel: 0141 570 0777 Fax: 0141 570 0123
E: [email protected]
26 George Street, Perth, Perthshire, PH1 5JR
Tel: 01738 507070 Fax: 01738 629439
E: [email protected]
Clarkston
Shawlands
8 Busby Road, Clarkston, Glasgow G76 7XL
Tel: 0141 534 3777 Fax: 0141 535 3161
E: [email protected]
226 Kilmarnock Road, Shawlands G43 1TY
Tel: 0141 571 3777 Fax: 0141 571 0071
Email: [email protected]
Falkirk
Stirling
24 Newmarket Street, Falkirk FK1 1JQ
Tel: 01324 881777 Fax: 01324 898777
E: [email protected]
39 Allan Park, Stirling FK8 2LR
Tel: 01786 477111 Fax: 01786 478022
E: [email protected]
Hamilton
West End
40 Cadzow Street, Hamilton ML3 6DG
Tel: 01698 477111 Fax: 01698 477119
E: [email protected]
145 Byres Road, Glasgow G12 8TT
Tel: 0141 576 1777 Fax: 0141 576 0123
E: [email protected]
Accounts Department
Letting Management Centre
8 Busby Road, Clarkston, Glasgow G76 7XL
Tel: 0141 581 2608 Fax: 0141 535 3161
E: [email protected]
8 Busby Road, Clarkston, Glasgow G76 7XL
Tel: 0141 570 0111 Fax: 0141 535 3161
E: [email protected]
We are available 7 days a week, 363 days a year and by phone until 8pm every day
coming 26 January 2015
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