Why Choose Us?
Whether you are letting a property for the first time, or already work with an existing property portfolio, we are able to provide unrivalled expertise in our market place, aiming to maximise returns on investment whilst exceeding your expectations on all levels of service.
We provide
A friendly and professional service
Excellent communication and free professional advice
A fully managed service and an Introduction only service
Efficient collection and forwarding of rental payments
Extensive property marketing to attract suitable tenants quickly
Experts in our field and specialise solely in lettings
Services
Let only
With the let only service, the landlord would become solely responsible for any issues that arise following the commencement date of the tenancy.
The let only service will provide you with the following benefits:
A rental valuation of your property.
Local and national marketing, including a professional “To Let” board where appropriate.
Carrying out an accompanied viewing with prospective tenants.
Free advice on the presentation and preparation of your property.
Considering applications from prospective tenants and (if required) guarantors, in order to assess suitability.
Preparing and signing, as agent on your behalf, a suitable tenancy agreement in accordance with current law.
Ensuring that service suppliers details are given to the tenant (i.e. gas, electricity, water rates and telephone services, where applicable).
We provide information on insurance i.e. rental guarantee, fire, contents, landlords
Full management
In addition to the let only service the full management also includes:
An inventory detailing the general condition and contents, which will be checked at the termination, prior to any deposit being repaid to the tenant.
Collection of ongoing rental payments and forwarding them by bank transfer to your chosen account and forwarding monthly statements (deposits retained by a government approved deposit scheme)
Inspection of the property at agreed intervals to ensure that the tenant/s are fulfilling their obligations under the terms of their tenancy agreement, as well as providing a written report of the property.
Action against the tenant in the event of rental arrears or any other breach of condition within the tenancy agreement.
Organisation of repair or maintenance, instructing a tradesman to attend the property, obtain estimates where necessary, supervise works and settle accounts. This shall be subject to the agreed cost limit. However in an emergency, the right is reserved to proceed without prior authorisation.
Arranging service contracts if requested by the landlord.
Carrying out a full property inspection and inventory check at the end of each tenancy and dealing with matters relating to unfair wear and tear, before releasing the tenant's deposit.
Re-letting the property unless otherwise instructed by the landlord.
First Stages of Renting Your Property
Valuation
We will view the property initially to assess its rental value. At this point, we will answer any questions you may have and determine the most suitable service to meet your requirements. Also we will be able to make recommendations where necessary that could potentially increase the rental value of your property. Our advice at this point is completely free and aimed at making sure you have a firm understanding of all your obligations before proceeding to let your property.
Marketing your property
Once you have decided to appoint us as your agent, one of our representatives will visit the property in order to take some internal and external photographs. We shall use the photographs and the information we have collected to create an attractive advert, which we shall display whilst marketing your property.
In order to maximise property exposure, our website is updated daily and our properties are listed on market leading property portals.
Our highly trained and efficient staff will make sure that the best service is delivered to both the landlord and tenant.
Presenting the property
As the lettings market becomes more and more competitive, it is important that the property is presented in the best way possible. Without this, the property could remain empty for longer as well as affect its rental value.
To help a rental property appeal to a wider market, we would suggest the following:
Keep the colours in the property neutral.
Gardens must be kept maintained (when a tenant occupies the property, the maintenance of the garden becomes their responsibility).
Keep the equipment provided and furnishings as contemporary as possible (can still basic).
Check for any grouting issues in places such as the bathroom. Any mould issues here can really effect a prospective tenant's decision to rent the property.
If the property is a flat with a communal entrance and hallway, make sure that for the benefit of all tenants that this area is kept tidy and clear of debris at all times.
Double glazing and gas central heating is another popular feature amongst prospective tenants.
In general, try to find and rectify any damages around the property that can be seen easily or experienced.
Obtaining the tenants and referencing
Arguably, the most important factor when letting the property is the prospective tenant. The whole success of letting depends on finding the right tenant. If an applicant wishes to proceed with a tenancy, we will assess their suitability.
The references aim to check that each tenant is creditworthy by for example checking for CCJ’s and arrears and obtaining employer, landlord and character references. Once references have been received, we will contact you to confirm the results of this and advise of the proposed checking in date.
All necessary legal paperwork, including an inventory, will be prepared and signed and any outstanding balances settled by the tenant before the tenancy commences.
Important Safety & Legal Requirements
The way we rent in Wales will become simpler under the Renting Homes Act 2016 and be more transparent.
The Act has some key changes that are law from December 2022. Some of the main changes brought in by the Act include:
A landlord under an occupation contract is obliged to ensure a dwelling is both in repair and fit for human habitation (FFHH). There are 29 matters and circumstances a landlord must consider. (Copy below).
Whilst the 29 points provide guidance, the requirement is for a dwelling to be FFHH, it is important landlords also understand their complementary obligations regarding repair.
Part 4 of the Renting Homes (Wales) Act 2016 (The Act) sets outs the obligations placed on a landlord with regard to the condition of a dwelling.
In addition, the FFHH Regulations place specific requirements on landlords to help prevent certain matters and circumstances arising. Where a landlord fails to comply with these requirements, the dwelling is to be treated as if it were unfit for human habitation. There are four main requirements imposed on a landlord:
Smoke Alarms & Carbon Monoxide Detectors.
All rented properties must have interlinked mains-connected smoke detectors/alarms on each floor of the property. Smoke alarms must be checked regularly to ensure that they are in full working order. A carbon monoxide detector should also be supplied.
The Lacors housing fire safety document can give you detailed guidance on this. Please ask if you’d like a copy. The document helps manage the relationship between the Housing Act 2004 and the Fire Safety Order by offering advice and assistance to enforcers, landlords, managing agents and tenants, amongst others, on ways to make residential buildings safe from fire, regardless of which piece of legislation is relevant. When it comes to fire safety, everyone involved has an interest.
Electrical Safety.
There is a legal obligation in Wales from December 2022 on landlords to have professional checks carried out on the electrical appliances. Potential hazards include shock and burns resulting from exposure to electricity but not risks associated with fire caused by deficiencies to the electrical installations, e.g. ignition caused by a short circuit.
Actions a Landlord should consider:
There are two types of electrical certificate:
•Periodic Inspection Report
•Portable Appliance Testing (PAT)
Gas Safety.
The Gas Safety (Installation and Use) Regulations 1998 state landlords must ensure that gas appliances, fittings and flues are safe for the tenant’s use and that installation, maintenance and annual safety checks are carried out by a technician registered with the Gas Safety Register (which superseded CORGI on 1st April 2009). The landlord must keep a record of the safety check for two years. They must issue a copy to each existing tenant within 28 days of the check being completed and issue a copy to any new tenants before they move in.
Energy Performance Certificate.
With effect from 1st October 2008, all new tenancies require an Energy Performance Certificate. Their purpose is to determine how energy efficient homes are on a scale of A-G. The most efficient homes - which should have the lowest fuel bills - are in band A. The certificate uses the same scale to define the impact a home has on the environment. Better-rated homes should have less impact through carbon dioxide (CO2) emissions. The average property in the UK is in bands D-E for both ratings.
The certificate includes recommendations on ways to improve the home's energy efficiency to save money and help the environment.
You can ONLY rent out a property in Wales unless it has a higher EPC rating of a F. (A-E).
The Tenancy Deposit Protection Scheme.
Under the provisions of the Housing Act 2004 every landlord or letting agent that takes a deposit for an Assured Short-hold Tenancy in England and Wales must join a Tenancy Deposit Scheme. The new regulations came into effect from April 6, 2007. The purpose of this regulation is to ensure good practice. The secondary purpose of the new regulations is to try and keep disputes between landlords and tenants out of the courts by encouraging Alternative Dispute Resolution. In November 2006, three companies were awarded contracts by The Government to run Tenancy Deposit Schemes: We use an Insurance backed scheme called The Deposit Protection Service (DPS).
Houses in Multiple Occupancy.
If the landlord wishes to rent their property to multiple occupants, it may mean that a licence is required before the property can be legally rented. Houses in Multiple Occupation are also referred to as “HMOs” and the purpose of the licensing scheme is to improve management and safety standards in this area of the rental sector.
It is now a mandatory duty for:
•All Local Authorities to have a licensing scheme
•Owners of certain types of HMOs to have a licence
For further information on houses in multiple occupation and how this may affect you as a landlord, please speak to one of our representatives
Fit for human habitation points.
1 Damp and mould growth.
Includes: house dust mites and mould or fungal growth. Both are caused by dampness and/or high humidity.
2 Cold.
This covers the threats to health when temperatures fall below the minimum satisfactory levels for relatively long periods.
3 Heat.
This category includes threats from excessively high indoor air temperatures.
4 Asbestos and Manufactured Mineral Fibres.
Includes the presence of and exposure to asbestos fibres and Manufactured Mineral Fibres (MMF, which includes rockwool and glass fibre blankets) in dwellings. (White, blue and brown forms of asbestos fibres are included, that is chrysotile and both forms of amphibole.)
5 Biocides.
These are chemicals used to treat timber and/or mould growth in dwellings.
6 Lead.
There are two main sources around dwellings – paint and water pipes.
7 Carbon monoxide and fuel combustion products (nitrogen dioxide, sulphur dioxide and smoke).
These are all linked to the (partial) combustion of gas, oil, solid fuels for heating and cooking in dwellings.
8 Radiation.
The main source of harmful radiation in dwellings is from radon gas. Radon is colourless and odourless formed by the radioactive decay of the small amounts of uranium that occur naturally in all rocks and soils.
9 Uncombusted fuel gas.
This hazard includes the threat of asphyxiation resulting from the escape of fuel gas into the atmosphere of a dwelling.
10 Volatile organic compounds (VOCs).
Are a range of organic chemicals that are gaseous at room temperature and found in a wide variety of materials in the home.
11 Crowding and space.
This includes all the hazards associated with lack of space and crowding. It takes into account the psychological needs for both social interaction/privacy.
12 Entry by intruders.
This hazard is concerned with keeping a dwelling secure against unauthorised entry and maintaining its safety.
13 Lighting.
Includes threats to physical and mental health associated with inadequate natural/artificial light.
14 Noise.
This includes threats to physical and mental health from exposure to noise in the home caused by a lack of sufficient sound insulation. It does not cover unreasonable noisy behaviour of neighbours (domestic or commercial).
15 Domestic hygiene, pests and refuse.
This is concerned with protection against infection.
16 Food safety.
Includes the threat of infection resulting from inadequate facilities for storage, preparation and cooking of food.
17 Personal hygiene, sanitation and drainage.
Includes threats of infection/threats to mental health associated with the above, including personal washing and clothes washing facilities.
18 Water supply.
This is limited to the supply after delivery to the dwelling and concerned with water for drinking, cooking, washing, cleaning and sanitation.
19 Falls associate with baths etc.
Includes any fall associated with bath, shower or similar facility, whether that fall is on the same level or from one level to another.
20 Falling on surfaces.
Includes falls on any level surface such as floors, yards and paths. Also trip steps / thresholds / ramps where the change in level is less than 300mm.
21 Falling on stairs etc.
Covers any fall associated with a change in level greater than 300mm.
22 Falling between levels.
Includes falls between two levels within and outside a dwelling or building where the change in level is more than 300mm. Includes falls from out of dwellings.
23 Electrical hazards.
Include hazards from shock and burns resulting from exposure to electricity but not risks associated with fire caused by deficiencies to the electrical installations, e.g. ignition caused by a short circuit.
24 Fire.
Includes threats from accidental (as opposed to arson) uncontrolled fire and any associated smoke.
25 Flames, hot surfaces etc.
This is concerned with injuries from: burns which are caused by contact with a controlled fire or hot flame or hot objects or hot non-water based liquids. It also includes burns and scalds from spills during cooking or preparing hot drinks. It does not include burns from an uncontrolled fire at the dwelling.
26 Collision and entrapment.
Includes threat of trapping body parts such as fingers of limbs in architectural features e.g. doors or windows. Also includes striking (colliding with) features such as glazing, windows, doors, low ceilings or walls.
27 Explosions.
Includes the threat from debris created by a blast and the partial or total collapse of the building as a result of the explosion.
28 Position and operability of amenities etc.
Includes threats of physical strain associated with functional space and other features at the dwelling.
29 Structural collapse and falling elements.
Includes threats of whole dwelling collapse and/or an element or a part of the fabric being displaced or failing because of inadequate fixing, disrepair or adverse weather conditions.
Custodial scheme
The Deposit Protection Service (The DPS)
Insurance backed schemes
Tenancy Deposit Solutions Ltd (TDSL), now trading as My Deposits.
The Tenancy Deposit Scheme (TDS)
Our Charges - click here
Our pro-active approach to sourcing tenants will accelerate the time it takes to rent out your property and reduce potential void periods. As a result of high tenant demand, you will benefit from being able to hand-pick the tenants who wish to live in your property.
We will assist in helping you to build your investment portfolio if required, detailing areas which are predicted to experience the highest increases in capital growth and assessing rental values so that we can ensure that investments made are fully secure.
Our team is fully trained to manage matters during the tenancy, including but not limited to ongoing maintenance issues, processing rents, accounts management, inspections and the return of tenancy bonds. Your time is valuable, therefore let us take the reins, giving you more time to focus on other key areas of life.
We focus on the quality of our inventory reporting system, accurately evidencing the condition of your property at the start of the tenancy. This allows us to track the condition of the property throughout the tenancy. It also reassures all parties that any potential proposed deduction from a bond is fair and will more likely be backed up by a tenancy deposit adjudicator should any dispute arise.
We thoroughly reference each tenant by carrying out a credit check, right to rent check, assess their financial suitability and request a reference from their Landlord.
We regularly inspect properties and monitor how well the property is being maintained, providing detailed inspection reports and informing you of the condition of the property. Should the tenant need to improve on their tenancy obligations, we will visit more often until issues are resolved
We realise the importance of dealing with reliable and trustworthy suppliers in connection with any work carried out on your property. We ensure that all the suppliers we work with are correctly insured before instruction. We ensure that legal compliance is adhered to at all times giving you additional peace of mind and security.
