The Process

Repairs
In broad terms the landlord is responsible for repairs to the structure and exterior of the property (including drains, gutters and external pipes) and for maintaining and repairing the installations for supplying gas, water and electricity, the sanitation appliances and space and water heating appliances.

To comply with the Gas Safety (Installation & Use) Regulations 1994, landlords must service all gas burning appliances including fires, water heaters, central heating boilers and cookers on an annual basis and obtain an appropriate safety certificate.

Unless instructed to the contrary we will set up a service agreement with an approved C.O.R.G.I. contractor and the cost of such servicing will be debited to the landlords' rent statement. Apart from those matters which under the appropriate legislation are the landlords' responsibility, the tenant is obliged to maintain the landlords' fixtures and fittings, the garden (if any) and the internal decorations.

Payment of Rent
Rent is payable by the tenant monthly in advance and is due on the first day of each month.

Deposit
At the commencement of a tenancy the tenant will pay a deposit equivalent to either one or at the most two months' rent. This will be held by us for the duration of the tenancy and returned to the tenants at the end of their tenancy if the property is left in good order. The deposit may be used towards rent arrears or towards the cost of repairing damage to the property.

Insurance
The landlord is responsible for maintaining buildings and contents insurance and must advise his insurers of the fact that the property is being let. It is important to check on arrangements during void periods. The tenant is required to arrange accidental damage cover, so far as he is able, in respect of his liabilities under the terms of the tenancy agreement.

Rates/Taxes/Services
In addition to the rent and unless otherwise agreed, tenants will be responsible for the payment of Water Rates, Council Tax, gas, electricity and telephone bills, TV licence etc. These will be paid direct by the tenants to the appropriate authorities/companies and the landlord should therefore ensure that he has terminated his own account with each authority/company prior to letting.

Furniture & Furnishings
Under the Furniture & Furnishings (Fire) (Safety) Regulations 1988 it is unlawful to let a property with non complying furniture. If landlords wish to let on a furnishe d basis they must be absolutely sure that all beds and upholstered furniture etc comply with the regulations. Generally upholstered furniture manufactured after 1989 will comply.

Mortgaged/Leasehold Property
If there is a mortgage on the property landlords will need to obtain the written consent of the Mortgagor to any proposed letting. Similarly, if the property is leasehold and depending on the terms of the lease, landlords may require consent from the management company or the freeholders prior to letting.

Tax
If landlords become non-UK residents during the period of the Letting we are required under the Taxation of Income from Land (nonresidents) Regulations 1995, to deduct 25% tax from the rent (after taking deductible expenses paid out into account) and to pay the tax to the Inland Revenue each quarter.

Overseas landlords can apply to the Revenue for exemption from this requirement and providing their tax history is good and tax affairs are up to date, the Revenue will issue a certificate to us as managing agents authorising payment of rent without deduction of tax.

We strongly recommend that overseas landlords apply to the Revenue for exemption and we can provide the necessary application forms. If exemption is not obtained we reserve the right to make an additional charge for handling tax matters. UK residents should also take advice as to the benefits of either staying within MIRAS and claiming tax relief on the basis of the property being their main residence or treating the rental as income from let property.