Letting a Property with Premium Homes

Letting a Property with Premium HomesAs leading independent estate agents in Hertfordshire and London, Premium Homes residential lettings team are professional, motivated and possess excellent local knowledge.

Our principle aim is to help you keep your residential properties rented in the quickest possible time at the best possible rent to the best available tenants.  Our proven letting and management services have been perfected over time with landlords enjoying peace of mind through consistent results.

At Premium Homes we offer you, the Landlord, flexibility by offering three different levels of service to suit your needs.

Our Landlord Services

Landlord Introductory Service

This service is ideally suited to those landlords in Hertfordshire and London who wish to have the flexibility to manage their own properties and simply want professional help from experienced residential letting agents in finding appropriate tenants.

This service provides the following for an all-inclusive fee:

  • free initial inspection
  • advice on property presentation
  • advice on rental levels
  • obtain financial and personal references
  • collect the deposit
  • draw up Tenancy Agreement
  • arrange for signatures from both parties
  • collect first month's rent
  • set up Standard Order payable to Landlord

With a long list of prospective tenants registered with us at any one time, we are usually in a position to fill the property quickly, thus minimising the time in which the property remains vacant.

Effective Advertising
Once instructed to find tenants, we act fast to ensure the best possible return on your investment. In addition to our existing list of potential applicants we promote your property via a planned, and targeted advertising programme in the local press and through prominent window displays in our offices as well as full promotion through our own web site which is also linked to Rightmove, Prime Location and a host of other property portals. With a broad range of resources available we are confident of reaching the widest possible market at the earliest opportunity.

Expert Advice
In addition to advising on the best rental value we can offer assistance on how to present the property effectively to make it as appealing as possible.

Referencing Tenants
All the necessary background research, including personal and financial references, on prospective tenants is completed on your behalf by our experienced team to ensure that the tenants are in a position to fulfill their obligations under the terms of the tenancy agreement.  Once all checks are completed we arrange for the collection of the deposit, the first month’s rent and the setting up of the standing order mandate.

Rent Collection Service

This service is suited to those landlords who wish to manage their properties on a day to day basis, but who wish to leave the financial management of rent collection to the Agent.
This service provides the following:

  • Tenant find in accordance with our Introductory Service
  • Set up Standing Order payable to ourselves
  • Collect rent and account on a monthly basis to the Landlord
  • Collect and hold the deposit during the term of the tenancy
  • Review rents annually.
Lettings Management Service

This service is ideal for those landlords who wish to have the tenancy entirely handled by our residential lettings team at Premium Homes.  The services cover every aspect relating to finding tenants and a full range of on-going management services to provide you with complete peace of mind throughout the tenancy period. 
As part of Premium Homes’s lettings management service we can provide the following:

  • Rental guidance
  • Marketing
  • Finding the right tenant
  • Preparation of tenancy agreements
  • Notify service companies of user change
  • Notify local authority of user change
  • Prepare inventory and schedule of condition
  • Collect monthly rent for Landlord’s account
  • Inspect property on regular basis
  • Provide report of that inspection to Landlord
  • Arrange repairs and maintenance on instruction
  • Undertake a termination check at the end of the tenancy
  • Arrange deposit release
  • Management of vacant property
  • Rent reviews and lease renewals
  • Professional referencing
  • Legal advice and guidance

A full Inventory of contents and Schedule of condition of the property is undertaken prior to the start of every tenancy along with regular periodic visits.

Energy Performance Certificates
We have qualified Energy Assessors who are able to produce Energy Performance Certificates on your behalf as now required to be made available to prospective tenants upon commencement of marketing.

Accompanied Viewings
We provide accompanied viewings by prospective tenants on your behalf, giving you more time to concentrate on your core activities.

User Changes
Whenever a tenancy changes the new tenants’ contact details are issued to the local authority and utility providers. This ensures the correct communication and accountability for bills throughout the tenancy.

Tenancy Agreement
Our experienced residential lettings staff is able to advise landlords about the different types of tenancy and the legal aspects of a typical tenancy agreement.

Deposit
A deposit (usually equivalent to 6 weeks rent) is taken from the tenant prior to the start of a tenancy. This is to cover breakages, missing items and any damage over and above normal wear and tear. We hold the deposit as stakeholders throughout the term of the tenancy and refund it to the Tenant (less any deductions) after the end of the Tenancy. All deposits taken on an Assured Shorthold Tenancy are held according to the terms of the Tenant Deposit Scheme.

References
We apply for references on all prospective tenants.

Rent Collection
We arrange collection of the rent on behalf of the landlord and disburse any necessary costs accordingly. Our computer based accounts system ensures our clients receive their income in an efficient and accurate manner with regular statements of all transactions.

Inventory
We will instruct an independent inventory company to draw up an inventory, conduct a check-in of the tenant at the start of a tenancy as well as a check-out at the end. The landlord pays for the drawing up of the inventory document and the check-in while the tenant pays for the check-out (usually this is taken from the deposit). Without a proper inventory it is very difficult to make any kind of claim against the deposit for damages, breakages or missing items.

Maintenance and Repair
If and when repairs and on-going maintenance are required Premium Homes have a wide portfolio of contacts that can be called upon to undertake the work. As well as being available at short notice, our preferred suppliers provide the levels of quality and reliable service that we demand.

Vacating Tenants
At the end of the tenancy we undertake a termination check to ensure the property is left in good order before organising the return of the deposit to the tenants.

Tax
Income tax is payable on rental income arising from a property in the UK. It is the responsibility of a landlord to declare their income when completing their annual tax return. Non-resident landlords should apply to the HM Revenue & Customs for an exemption certificate in order for us to make payments of rent without withholding any against possible tax due. Further information is available by speaking to one of our members of staff or by contacting the HMRC directly here www.hmrc.gov.uk/cnr/nr_landlords.htm

Insurance
It is the landlord’s responsibility to insure their property and the contents during a tenancy. A landlord should always inform their insurers that the property is to be let, as this may affect the cover and/or premium. Contents insurance for let properties is obtainable from specialist insurers. Leasehold properties usually include the buildings insurance as part of the service charge, but we would advise all landlords to check with the freeholder/superior landlord or block management company.

The Fire and Furnishings (Fire) (Safety) Regulations 1988 and (Fire Safety Amendments 1993 Regulations
This legislation stipulates it is an offence to furnish a let property with furniture and furnishings which do not comply with these regulations.

The Gas Safety (Installation and Use) Regulations 1994 and as amended 1998
It is the landlord’s responsibility to maintain the gas appliances (if any) at a property. It is also a requirement that a safety check is carried out prior to any tenancy and annually thereafter for as long as the property remains let. We will not let a property until we are in receipt of a copy of a current landlord’s Gas Safety Record. A copy of this should be left in the property as well.

Call Premium Homes, leading independent estate agents in Hertfordshire and London, for all your property management and residential lettings needs.

For a free, no-obligation market appraisal of your property or to contact one of our lettings team please call 020 8859 1700  or register with us