Do I need permission before I rent out my home?

If you have a mortgage you will require consent from the lender. If the property is a freehold and you are not the freeholder, you will require their consent. This will need to be resolved before the letting process can begin.

Do I need to pay income tax?

Your eligibility to pay income tax will depend upon your circumstances, but regardless income generated through property in the UK needs to be declared to the Inland Revenue. If the Landlord is located overseas we will be able to advise you on how to receive the rent without Let-Me having to pay tax on your behalf. It is also possibly to claim personal allowances against income from your property, and also possible that co-owners can opt for separate taxation. Expenditure incurred in regards to letting can be offset against income and a wear and tear allowance may be granted in the case of furnished properties. We advise that it might be wise to seek independent financial advice in relation to tax affairs.

How long should I let for?

Tenancy lengths can vary significantly, but are normally for a minimum of six months.

Do I need to furnish the property?

You do not necessarily have to furnish a property, but it is often advantageous to be flexible regarding furniture in order to make the property more attractive. Regardless, all soft furnishings must comply with current fire safety regulations as per The Furniture and Furnishings Fire Safety Regulations 1988 (as amended 1993) which require all furniture meets the standards outlined. Furniture made before 150 is exempt, but all other soft furnishings such as bedding of upholstered furniture should carry the appropriate labelling. The main concern is furniture manufactured between 1950 and 1988, which are not covered by the regulations.

Do I need to insure the building and contents?

We recommend that landlords insure their contents, as it is normally a landlord’s responsibility to insure their property. Let-Me can arrange a policy tailored specifically to rent rented properties.

Who is responsible for repairs?

In accordance with The Landlord and Tenant Act 1985 section 11 (as amended by section 116 of the Housing Act 1988), the landlord must keep the structure and exterior of the building in good condition, along with water, gas, electricity and sanitation installations. It is also their responsibility to keep installations for space and water heating in working order. We can provide a rapid maintenance response team 24/7, 365 days a year that can be relied on to provide cost effective, efficient works as required.

Are there any other safety issues?

It is a Landlords duty to ensure that all appliances, fixtures and fittings, and the premises itself is safe. Let-Me recommend that all fossil-fuel burning appliances (gas, coal, oil) be services at regular intervals; The Gas Safety - Installation & Use Regulations 1994 (as amended) also requires landlords to ensure that all gas appliances and pipe work are maintained and inspected on an annual basis by an approved contractor. There are also requirements regarding keeping records and distributing documentation, which can be found in page “your obligations as a landlord”. All tenants must receive a copy of documentation prior to the start of tenancy.

Similar obligations exist regarding electrical equipment. There are several pieces of legislation affecting the safety of electrical equipment, including the Low Voltage Electrical Equipment Regulations 1989, the Electrical Equipment (Safety) Regulations 1994, the General Product Safety Regulations 1994 and the Plugs and Sockets (Safety Regulations) 1994. To our knowledge a landlord does not need to have an electrical safety certificate pertaining to all electrical items but must maintain electrical systems and appliances to ensure that they are safe. Let-Me does recommend that a qualified professional should inspect all electrical fittings at regular intervals to ensure that the standard of safety is maintained.

We also recommend smoke detectors and fire blankets etc.

For a full information pack and friendly advice please contact Let-Me directly.

How does Let- Me assess rental value?

It is our desire to ensure that we offer a fair appraisal of properties. We will confirm our valuations in writing soon after giving a verbal appraisal of a property. Factors involved will include the circumstances of the landlord coupled with the status of the market and current demand for property. Our valuation will be supported and correlated with information on properties similar to the one in question.

How does Let-Me select a tenant?  

 We always accompany prospective tenants to viewings of properties, interview them and check their credit record. We also require character references and in the event that they have one reference from a previous landlord and en employer. All tenants are vetted using an independent reference company.

How often will I hear from Let-Me?

It is out desire to endeavour to keep landlords well informed at all stages of the letting process. In the interests of complying with this pledge we will keep in regular contact with landlords, informing them of feedback after every viewing. From this feedback we may advise landlords of any common issues that tenants have with the property, and ways it may be improved upon.

When will I receive rent?

An initial months rent will be received from the tenant prior to the beginning of the tenancy, along with a security deposit. Until this deposit money has been received the tenant will not be allowed to move into the property.  Rent will be collected monthly in accordance with the tenancy agreement and passed onto the landlord as promptly as possible.

What Is the Tenancy Deposit Scheme? 

We insist upon collecting a deposit at the beginning of all tenancies, equal to six weeks rent, which will be held in the event of breakages or damage to the property. In accordance with the Housing Act 2004, Landlords are no longer permitted to retain a Tenant’s deposit and must a relevant agent to handle the money.

Let-Me can provide this service by holding onto deposits in an insurance based scheme and will retain the deposit on behalf of the tenants. It is then held until the property is vacated and checked for damages.

What happens if there is a dispute about the deposit?

If a dispute occurs over the return of the deposit Let-Me will attempt to resolve the matter. If the matter cannot be resolved then the matter will be forwarded to the Dispute Service for third-party arbitration.

Who organises repair work?

If the property is managed by Let-Me then our efficient, reliable, maintenance team are on hand to deal with any repairs that the property may need, by request of the landlord.

What legal obligations apply to Gas?

Under the Gas Safety Installation and Use Regulations 1998 all landlord of residential properties must ensure all gas appliances are maintained and serviced regularly. You are legally obligated to annually test the safety of all gas appliances and obtain a certificate from a CORGI registered engineer. If you require any assistance we will be happy to arrange for a professional operative to carry out the inspection.

What legal obligations apply to furniture and fittings?

The landlord of residential properties legally has to ensure that upholstered furniture meets fire resistance regulations under The Furniture and Furnishings (Fire) (Safety) Regulations 1988 as amended. This applies to beds, mattresses and other soft furniture, which must carry a relevant label to show it is fire resistance. Furniture that doesn’t meet these standards should be removed from a property before letting begins.

What legal obligations apply to electrical safety?

Electrical products also require safety checks in line with certain regulations. Landlords are legally required to ensure all appliances are safe, including brand new ones. Fixtures such as lights must be checked periodically as well. In regards to your obligations regarding electrical equipment we would advise you to contact us for full details on what is required.

What is the procedure for Let-Me employees to become a tenant?

If an employee becomes a tenant in a property, we will take handle the matter professionally and in an unbiased manner. Our strict guidelines will ensure that any and all transactions will be handled by another employee and the tenant will have no dealings as an agent in regards to the property.

What can I do if I have any complaints?

Our professional staff are dedicated in their commitment to providing all our clients with the utmost customer service. As such if you find yourself displeased with our service, or feel we can improve it in any way please contact our staff as soon as possible. We will attempt to do anything in our power to resolve any issues you may have as quickly and efficiently as possible.