Landlords
If you want sound impartial advice from the experts then you have made the right choice. Contact us We aim to offer all our clients personal attention, a high quality service and the best advice based upon our extensive knowledge and experience of the property rental market.
As the biggest and best independent letting and professional property management agent in the East Yorkshire region we take pride in our reputation for reliability and results.
As a professional agent regulated by the Royal Institution of Chartered Surveyors (RICS) you can rest assured that your financial interests will be carefully handled.
How will Larards Lets Rent assess the rental value of my property?
At Larards Lets Rent we aim to give you the best market advice and not necessarily what we think you want to hear. We will assess rental value, taking into account the location and condition of your property, current market conditions, anticipated demand and any particular requirements that you may have. Our knowledge and direct experience of the rental market within Hull and East Yorkshire is unrivalled and our advice should be based on supporting evidence.
Why should I choose Larards Lets Rent to handle my business?
"Larards" is a brand synonymous with rented properties, established for over 100 years within Hull and East Yorkshire. We are often considered to be the region's biggest and best at what we do and it is our professionalism, performance and pride which has kept us at the forefront.
We are specialist letting agents with appropriately qualified and motivated employees, dedicated to maintaining close contact with the business community, local employers, accommodation agencies and other sources of potential tenants.
What guarantees do I have?
Genuine guarantees are hard to come by but unlike most letting agents, Larards Lets Rent is highly regulated by the leading professional property bodies. We hold Professional Indemnity Insurance and client money is safeguarded, being covered by the Clients Money Protection Scheme. All client money is placed in dedicated client accounts held separately from our office accounts.
Having regard to the substantial sums of money invested by property owners, it is amazing that many unwary landlords still place their trust with unregulated agents.
Rent guarantees are available subject to status and we shall be pleased to supply you with costs.
Do I need to advertise my property to rent?
We recommend press advertising. We can supply you with advertising rates, and we recommend that you authorise an initial advertising budget.
Our letting service usually includes free advertising of your property on the World Wide Web and in our prominent offices.
Do I need permission before I rent my home?
If the property is subject to a mortgage, consent is normally required from the lender. If you are not the freehold owner of the property permission is usually required from the freeholder. You should deal with this before you instruct Larards Lets Rent to let your property.
Do I need to pay income tax?
This will depend upon your circumstances but income from property in the UK must be declared to HM Revenue and Customs. If the Landlord is resident overseas, Larards Lets Rent may be taxed but we can advise you on how you can receive rent without us having to pay tax on your behalf. Landlords who claim personal allowances against income from property and also husband and wives may decide to be taxed separately. Expenditure incurred in connection with letting can usually be offset against income, and a wear and tear allowance may be granted in the case of furnished properties. We recommend that landlords take independent financial advise in connection with their residential investment and tax affairs.
How long should I let for?
This will depend upon personal circumstances. There are various types of tenancy but most lettings are for at least six months.
Will I be able to get my property back?
Yes, subject to the terms of the tenancy and assuming that the correct type of tenancy is entered into from the outset. There are strict notice periods to adhere to, usually at least two months for landlords and agreements cannot be terminated until the fixed term has expired.
What happens if it all goes wrong?
In the event that a tenant does not move willingly, the owner must obtain a Court Order before taking possession. Solicitors may need to be instructed to take the tenant to court in order to recover possession of the property, or to correct whatever breach of the contract the tenant has committed. Such action is rare but we will know when it becomes unavoidable. If you wish us to instruct a solicitor on your behalf, or if you wish us to serve your tenant with Notice, we shall require written confirmation of your instructions before doing so.
Do I need to furnish my property?
The property can be made more or less attractive by replacing or adding furniture. Nevertheless, you must ensure that any soft furnishings you supply comply with the current fire safety regulations. The Furniture and Furnishings Fire Safety Regulations 1988 as amended, require that all furniture in rented property must meet the standard. Of particular concern is foam filled or upholstered furniture manufactured between 1950 and 1988. Furniture manufactured before 1950 is exempt and may remain in the property but any other soft furnishings left on the premises should be appropriately labelled. To supply furniture which does not comply, is an offence which carries a punishment of imprisonment or a substantial fine or both, and Larards Lets Rent expect that all your soft furnishings are appropriately labelled.
Do I need to insure the building and contents?
Landlords are normally responsible for insuring the property and Larards Lets Rent recommend that Landlords also insure their contents. Check with your insurers and make sure you know what is not covered when the property is let or stood empty. Make sure that your insurance covers you for loss of rent in the event of the property being rendered uninhabitable. If you have difficulty with your house or contents insurance, we can put you in touch with insurers who will arrange a policy specifically designed for rented properties.
Who is responsible for repairs?
The Landlord and Tenant Act 1985 Section 11, as amended by Section 116 of the Housing Act 1988, requires the Landlord to keep in repair the structure and exterior of the property, together with installations for supply of water, gas, electricity and sanitation and to keep in proper working order installations for space and water heating.
Do I require an Energy Performance Certificate?
With effect from the 1st October 2008, an Energy Performance Certificate (EPC) is required whenever a building is let to a new tenant. Landlords must provide an EPC free of charge to prospective tenants and must provide a copy of the EPC to the person who takes up the tenancy. EPC’s will be valid for ten years and can be reused as many times as required within that period.
EPC’s must be produced by an accredited assessor. Each EPC shows the energy rating and the environmental impact rating of the dwelling. This rating is accompanied by recommendations about how to improve the dwelling’s energy efficiency. However, at this stage there is no statutory requirement to carry out any of the recommended energy efficiency measures stated in the recommendation report.
We shall be pleased to obtain the EPC for you as and when required, and we monitor the EPC in the same way as we oversee your Landlord’s Gas Safety Certificate.
What other safety issues are there?
Landlords have a duty to ensure that the premises, fixtures, fittings and appliances are safe. Larards Lets Rent recommend that appliances which burn fossil fuel, such as gas, coal or oil, should be serviced regularly.
The Gas Safety (Installation) and Use Regulations 1994 (as amended) require Landlords to ensure that all gas appliances or installation pipe work are maintained in safe condition, and that they are inspected annually by an approved contractor. There are requirements for keeping records and issuing certificates to tenants. All tenants must receive the gas safety inspection certificate before the start of a tenancy. This is required in addition to any servicing arrangement which you may make.
Landlords have a duty to ensure that electrical wiring and electrical equipment is safe. 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. With the exception of dwellings let in multiple occupation, there is no statutory obligation for a Landlord to obtain an electrical safety certificate prior to letting but Landlords must maintain electrical systems and electrical appliances under their control in safe condition. Larards Lets Rent recommend that an appropriately qualified electrician should inspect the property and electrical fittings before the start of the tenancy and at least every five years thereafter. Ask your electrician to produce a report certifying that everything is safe.
The Furniture and Furnishings (Fire) (Safety) Regulations have been mentioned above. In addition, we recommend the installation of smoke detectors and the provision of fire blankets etc.
Tenancy Deposit Protection
From 6th April 2007, Landlords must use one of the following schemes in order to protect their Tenant's deposits and to comply with Government legislation:
1. The Tenancy Deposit Scheme (TDS) – www.tds.gb.com
This is an insurance based scheme run by an organisation called The Dispute Service. It is backed by the three professional bodies for letting agents in the residential property sector, ARLA, NAEA and RICS, and it provides independent dispute resolution and complaints handling for the letting industry. Larards Lets Rent is a member and we pay an annual subscription / premium into the scheme.
2. The Deposit Protection Service (DPS)
3. Tenancy Deposit Solutions Ltd (TDSL)
Why is it important that I should employ a professional agent to deal with my affairs?
Chartered Surveyors are recognised as THE property professionals world wide. RICS members spend years studying and training to acquire their status and once elected to the Institution a member must comply with strict rules. The members’ accounts rules mean that your money is protected and our client account is externally audited to make sure that we comply with these regulations. We are also part of a client’s money protection scheme which is funded through membership of the RICS and we have to have professional indemnity insurance in place. If you wish to check whether Principals of the business are RICS members get in touch with the RICS Contact Centre Tel: 0870 3331600
Why is it important I should deal with an ARLA agent?
ARLA is the only professional and regulatory body solely concerned with residential lettings. ARLA keeps us up to date with changes in legislation and we adhere to ARLA’s strict code of practice. ARLA members are tested and interviewed and our business is regularly scrutinised to make sure that we adhere to the code.
