Getting your property ready to rent out

So, your property is empty and you are getting it ready to re-let or to let it for the first time. What things do you need to consider to attract the right tenants.

Firstly, is the property safe? If it has a gas supply you must have a valid gas safety certificate, this must be renewed every 12 months and it is illegal to let out a property without one. You must also make sure you have a working smoke detector on every floor of the property and a carbon monoxide detector if there is a solid fuel (coal, wood etc) burning appliance in the property. Make sure the electrics are safe, its recommended that you have an electrical certificate carried out every 10 years.

Does everything work? The last thing you want is a tenant moving in and finding things don't work as they should. Check the boiler works, that they can get hot water and heating and that the thermostat and timer work as they should. If you have provided white goods, check that they work, the oven gets hot and the washing machine is plumbed in correctly. Check the little things too, do all the taps work without leaking, the kitchen drawers open and close and the toilet flushes.

What about cleaning? Moving is a stressful time and the last thing tenants want is to move in to a dirty home. The kitchen should be thoroughly cleaned, this includes the oven and hob, inside the kitchen cupboards and floors and surfaces. The bathroom should also be spotless, if the seal around the bath or shower is black or mouldy consider having it re-sealed. The whole property should be dusted and hoovered and ready for someone to move in to.

Those extra touches...Think about having the instruction manuals available for the new tenants so they know how to work everything. Make a note of what day is bin collection day or where the bins are kept. You could even leave them a card to welcome them to their new home.

Make sure you have an inventory! You've worked hard to make the property safe, clean and tidy and have tenants ready to move in. Now is the time to make a detailed account of everything in the property and its condition. That's everything from the walls - newly painted magnolia walls - excellent condition, no marks or walls painted magnolia, good condition, two scuff marks next to plug socket, to the carpets - grey carpet, good condition, small burn mark under window etc. This is your protection so that if the tenants vacate and have damaged something you have proof of the original condition to enable you to deduct the money from their deposit.

Its hard work but by putting the work in now, you will have happy tenants who are more likely to look after the property,  you shouldn't have any unexpected repair bills when they move in and you have the peace of mind of knowing you are adhering to all of the relevant landlord legislation.

Arranging access to your rental property

When a tenant rents a property, most landlords want them to treat it as their home, this means respecting their right to have notice for inspections or repairs and not turning up unannounced. While you may own the bricks and mortar as soon as your rent it to a tenant, they have the right to refuse access if they see fit.

Some tenants are very easy going and laid back about access and you may fall in to the trap of presuming they wont mind you popping round or giving the contractor the door key. However by doing this you could find yourself in hot water. If you enter a property without permission or without notice you could be sued from trespass and for breaching the tenants right to quiet enjoyment.

The Housing Act 1988 states that a tenant must give 'reasonable access for repairs to be carried out', despite this, the landlord or agent still cannot access the property is the tenant refuses. Most tenants who refuse access mention their right to 'quiet enjoyment' which allows a tenant the right to uninterrupted use of the property and gives protection from interruptions or harassment.

To prevent problems gaining access to your property when repairs are required or for annual inspections, it is worth getting to know the tenants and what their reasons may be for refusing access.

• Security - tenants may have been burgled in the past or may be generally fearful of security. They could be fleeing domestic violence.
• Illness - people who are ill generally don't wish to be disturbed. This may be an issue if the illness is long term. 
• Mental Health Issues - they may have paranoid fears or be reclusive or hoarders.
• Young Families - People with babies may not want to disturb their routine or be unavailable during school runs.
• Issues with a member of staff - this may be because of their gender or a previous disagreement

Once you have ascertained why the tenant doesn't want to allow access, you can work with them to find a solution. This may be visiting in pairs, changing the time of a visit or working with the tenants support network to make them feel more at ease.

While it can be frustrating, by working with your tenant to make them feel comfortable about visits and allowing access, you will build a better relationship with them and ensure that you can access your property to carry out repairs and check the condition of the property.

Landlords - is your property fit for human habitation?

In the first part of 2018 there was a lot of talk around the HOMES (fitness for human habitation) Bill. It had originally be rejected by the government but in the wake of the Grenfell disaster and the way in which the tenants safety had been compromised, the bill has been brought back up for discussion.

It will be discussed in the house of commons on 26th October and it is likely to be passed.

If it becomes law it will ensure:

• That all landlords (both social and private sector) are required to ensure their property is fit for human habitation at the beginning of the tenancy and throughout the duration of the tenancy.
• That if this is not done, the tenant will have the right to take legal action in the courts for breach of contract on the grounds that the property is unfit for human habitation.

The main point to note here is the wording "throughout the duration of the tenancy" this means even if the property was in good condition when it was rented out, if issues occur during the period of the tenancy a landlord must be able to show they responded in a timely manner.

This would include a clear (ideally photo-based) check-in inventory, evidence of swift and effective repairs when something such as the breakage of a sole toilet in a property occurs, regular inspection reports, noting any issues and what is being done to resolve them and a clear (ideally photo-based) check-out inventory.

If your property is managed by an agent, they should arrange regular inspections and respond quickly to reports of any repair issues. If you manage the property yourself you must ensure you are contactable and that you respond quickly to any reports your tenants make. You should also carry out regular inspections to ensure the property is in good condition.

Do you feel like managing your own property is taking up too much of your time? Unsure if you are adhering to all the new legislation coming in at the moment? Call us today on 01424 731731 and we will be happy to go over the management options with you.

Are you happy managing your own property but would like someone to go in and do an inspection every six months? We can carry out a one off inspection visit and report for £54 including VAT.