Landlords Information
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Deposit
Rixon Independent Lettings Limited hold a deposit on behalf of the tenant, equivalent to one month's rent plus £100 cash deposit, this is retained in our Client Account. In cases where the Landlord and Tenant are in agreement for a pet to be kept at the property, the deposit is then increased to an extra £150 to ensure that the property is left in a good, clean and tidy condition.
References
We use a licensed credit-referencing agency to establish a potential tenant's financial worthiness. This usually checks details with their employers, previous Landlord (if applicable), and guarantor (if required).
Rent Guarantee
Our rent guarantee is recommended and is available subject to the tenant's status i.e. the information arising from the prospective tenants references as above.
Tenancy Agreement
Rixon Independent Lettings Limited prepare the Agreement, normally on an Assured Shorthold Tenancy. The Agreement is signed by the tenant.
Agency Agreement
An Agency Agreement, signed by all named owners of the property, must be signed and returned to Rixon Independent Lettings Limited, before marketing the property can commences.
Inventory
Your property needs to be prepared to ensure at the end of the tenancy, all wear and tear and the condition of the tenancy can be easily assessed.
Rixon Independent Lettings Limited can prepare the inventory for you (a charge is made if the property is not Fully Managed). If, however, you decide to produce the schedule of condition and inventory yourself, two copies are to be made, one for the tenant and the other for Rixon Independent Lettings Limited.
Check In
At the start of a tenancy, a member of our staff will accompany the new tenant to the property. This will be to go through the inventory, which will be signed by the tenant at the time of check in. This avoids any future disagreements. Meter readings will also be taken at this time and utilities will be notified accordingly.
Keys
We ask that 2 full sets of keys are provided, one for the tenant and the other for Rixon Independent Lettings Limited.
Rent
Rent is paid in advance to Rixon Independent Lettings Limited and then transferred to your own account.
Property Visits
We will carry out visits to assess the general condition of your property periodically (usually every three months). We will provide you with a report after the visit. All such visits will only identify visible problems and they are not surveys or detailed inventory checks. We will respond to any matters raised by the tenant and will pass on any comments relating to the repairs that may need to be done.
Notice
Rixon Independent Lettings Limited will issue the required notice as specified by the Housing Act of 1988, of 8 weeks prior to the time the tenancy will expire. If the tenant wishes to extend, Rixon Independent Lettings Limited will contact you to request acceptance to extend.
Check Out
Upon completion of the tenancy we will check the property against the inventory and the schedule of condition to see if or what part of the deposit should be withheld to cover outstanding repairs/redecoration. We do not release any part of the deposit to the tenant without the Landlord's approval. If you are dissatisfied it is most important that you should tell us immediately and obtain estimates yourself for the cost of carrying out the remedial work.
Insurance
It is the Landlord's responsibility to provide proof that the company who provide your Buildings Insurance is aware that the property is being let. It will not be possible to let the tenancy proceed unless this information has been provided and a copy kept with Rixon Independent Lettings Limited. Your insurance company may charge a small premium for this.
Mortgage Lender
It is the Landlord's responsibility to advise the lender of permission to let a property. Failure to do so could be a breach of one of the mortgage covenants and invalidate your insurance. A copy of the proof of agreement from the Mortgage Company must be supplied to Rixon Independent Lettings Limited.
Safety Regulations
Gas Safety Regulations
It is a legal requirement for a Gas Safety Certificate to be issued by a CORGI registered engineer, before a Tenancy Agreement can begin. The certificate is renewed on an annual basis. We can arrange for this to be carried out and you will be invoiced accordingly.
Electrical Equipment Regulations
The Landlord is seen to owe the duty of care to his/her tenant(s) with regards to the electricity supplied at the property. Therefore, as above, this needs to be checked prior to the tenancy beginning.
For 'Fully managed' and 'Rent Collection' services, will can arrange for this to be carried out and you will be invoiced for the safety check.
Fire and Furnishing (safety) Regulation 1988-1993
Soft furnishings must have a permanent attached label confirming that it complies with the Official Fire Resistance Standards. The regulations require that the furniture pass the 'match test' and the 'cigarette test'. This can include, mattresses, padded headboards, bed bases, pillows, scatter cushions, padded chairs, garden furniture etc.
Please note that any furniture, which does not comply with three regulations, cannot be stored within the boundaries of the property to let.
Certificates for these must be received by Rixon Independent Lettings Limited at least 5 working days prior to the commencement of the tenancy. Please advise if you wish for Rixon Independent Lettings Limited to arrange these for you or if you will be arranging this yourself.
Repairs
Landlords have a statutory responsibility for certain repairs under Section 11 of the Landlord and Tenant Act 1985 relating to:-
The structure and exterior of the dwelling, drains, gutters and external pipes.
Installations in the dwelling for the supply of gas, electricity and sanitation.
Space and water heating appliances.
It is your responsibility for the maintenance of the property and if the tenant notifies us of any problems, we will contact you immediately. You can then either contact your own qualified contractor or use one of our team of contractors that can carry out the work on your behalf. We need to have notification which one of these options you choose, as we do not wish to have any delays if any problems occur for both your sake and the tenants.
If you decide to use your own contractor, the telephone number must be given to the tenants and Rixon Independent Lettings Limited
If you decide to use our contractors, we will need to have a limit of costs.
The Tenancy Agreement will require the Tenant to keep the garden 'neat' and although it does not specify responsibility for walls and fences, you should accept that you are responsible for the repair, maintenance and renewal. Your insurance cover will only very rarely cover the costs of repair etc of the fences and garden walls, however, this should be checked with your insurance company.
In our lettings Details to Tenants, Rixon Independent Lettings Limited encourage them to resolve minor matters (such as dripping taps) themselves.
We would emphasise that any attempts to get round the statutory provision in Section 11 of the Landlord and Tenant Act 1985 are void.
Tax
You need to check with your accountant regarding any tax implications, as these will depend on several factors. In particular, if you intend to go abroad for more than six months, you are regarded as non-resident Landlord and special rules apply.