Letting Process


Should I Let My House?

If you have to move in the near future, for whatever reason, think carefully before selling your home. Letting is a very attractive option:


There are a number of important questions which need serious consideration before entering into any agreement:


However, these questions need not be a worry to you if you entrust the letting to a competent and caring manager. Our sole purpose at Crabb Curtis is to understand your needs and provide you as the Landlord with total peace of mind.

Valuation
One of our trained staff will meet you at the property and advise you on a suitable rental figure, allowing for its condition, location and prevalent market demands. We will discuss the legal implications of letting as well as dealing with any specific questions or concerns that you may have. It is always worth making notes of any potential questions prior to our visit!


Rent
We will be pleased to call to advise you on the market rent for your property. Rents are payable by the tenant monthly to our client account.


Deposit
We collect a deposit from the tenant to safeguard against damage. At the end of the tenancy we will inspect the property and the costs of any work attributed to the tenant will be deducted from the deposit.


Instructing Us
Following our valuation visit should you wish to instruct us to proceed with the Letting of your property, all that is required is your signed authorisation, and we will ask you to complete one or two forms to enable us to provide prospective tenants with all the relevant information on the property, as well as any specific requests you may have of us.


Locating a Tenant
Good quality, consistent and correctly targeted advertising attracts good quality tenants. In addition to this we prepare a regularly updated Residential Lettings list for circulation to prospective tenants, corporate clients and relocation agents.

All advertising is carried out at our expense unless specific 'one-off' national press advertisements or magazine entries are felt appropriate. In this instance we will consult you and come to some amicable and mutually acceptable arrangement.


Viewings
Any prospective tenants who wish to view your property will be vetted initially to ensure they are suitable in the first instance, this is intended to reduce the number of wasted viewings for both you and us. In any event all viewings are conducted by our trained staff.


Agreeing Terms
Once a suitable tenant has been located we shall take up appropriate references which will include employers and financial references at least, these will form the basis for the final agreement to Let.

We shall naturally advise you of any recommendations relating to the tenancy terms and please remember, we are employed by you, not the tenants, and we will obtain the best possible terms for your circumstances.


Agreement
We will prepare a legal agreement under current legislation to suit your particular circumstances. In general this will be for a period of not less than 6 months and then renewable on a month to month basis. This gives you the flexibility to re-occupy the house after giving the tenant two month's notice to quit. Similarly the tenant may terminate after the initial period by giving two month's notice.


Rates and Services
The payment of water rates, council tax, gas, electricity and telephone bills are generally the responsibility of the tenants.


Repairs and Maintenance
You are responsible for all repairs to the property with the exception of window glass or other breakages caused by the tenants. Prior to the letting commencement, we will establish any individual instructions or requirements you may have for the day to day management of the tenancy.

We would naturally prefer to use tradesmen nominated by yourself whom either know the property or you. However, in the absence of such contacts we will instruct tradesmen known to us whom we have previously vetted and found to be reliable - such repair costs will be debited to your monthly statement of account.

Building Society Mortgages
We can undertake all negotiations with your Building Society in order to obtain their permission to let the property. Some lenders might charge higher interest rates for let properties and raise a service charge.


Tax
From the total rent received in a tax year you can normally deduct, for tax purposes, the following:


It is important to note everyone's personal circumstances are different and professional advice should be sought from an accountant.


Insurance
We provide information and help on rent and legal protection insurance, house building insurance and home contents insurance, all of which are important considerations when letting your home.


Non-UK Landlords
Where a landlord is absent from the UK for a period of six months or more a form NRL must be completed. This will enable the Landlord to apply to the Inland Revenue to have rental income paid gross. Until authority is received from the Inland Revenue an agent must deduct basic tax from rental income.

Members of the Foreign and Commonwealth Office and Armed Forces will be regarded as non-residents. Appropriate forms are available on request.

UNDER SELF-ASSESSMENT ALL LANDLORDS MUST BE AWARE THAT IT IS THEIR RESPONSIBILITY TO ADVISE THE INLAND REVENUE OF ANY INCOME RECEIVED.

If you do not receive a Tax Return you must contact your local tax office


Legal Information

The Electrical Equipment (Safety) Regulations 1994

IMPORTANT NOTICE
Mandatory from January 1st 1997 these regulations state that all electrical appliances supplied with let accommodation are tested for earthing, insulation and leakage and must be safe. Cabling, fuses and plugs must also be inspected and replaced where necessary to the correct rating for that particular appliance. This applied to both new and second-hand appliances and covers all electrical items supplied for the intended use of the tenant. All new appliances must be CE marked and clear instruction booklets must be supplied. The only sure method of ensuring that these appliances are safe, is to have them tested by a trained qualified electrician (Crabb Curtis recommend an NICEIC registered electrician) using the appropriate calibrated Portable Appliance Testing equipment (PAT). These regulations also cover fixed appliances such as cookers, showers and immersion heaters which must also be safe. Tests and inspections should be made at reasonable and regular intervals, bearing in mind the rate of use of both fixed and portable appliances (annual testing is suggested as sufficient).

The Gas Safety (Installation and Use) Regulations 1994
These regulations came into effect on October 31St 1994 to ensure that all Gas Appliances are properly installed and maintained in a safe condition so as to avoid the risks of Carbon Monoxide poisoning. It is the responsibility of the Landlords of domestic properties that all "Gas Appliances" and "Gas installation Pipework" (includes valves, regulations and meters) are checked for safety at least once a year by a member of the Council for Registered Gas Installers (CORGI) and that accurate records are kept of those safety inspections and any work carried out. These records must be available for inspection by the tenant.



The Fire and Furnishings (Fire Safety Amendment) Regulations 1993

IMPORTANT NOTICE
These regulations came into force on March 1st 1993 for all property coming onto the rental market for the first time. All furniture that must comply with the regulations must have a label clearly showing that they are fire-resistant. Any new or additional furniture being put into the property already on the rental market from March 1st 1993 must also comply with the regulations.

As from January 1st 1997 all property available for rental "in the course of trade" must have furniture complying with the fire regulations.

All covers on upholstery, upholstered furnishings, loose fittings, permanent or loose covers, beds, headboards, mattresses, pillows, cushions etc. must all pass the fire resistant test. Fire resistant means that they must pass the "ignitability test", the "match test" and the cigarette test". These tests apply to all furniture "supplied in the course of business"; supply is defined as the hiring out of goods including hiring them out as part of a letting.

Furniture manufactured before 1950 is exempt as combustible materials were not used in manufacture at that time. Therefore, antique or period furniture need not comply.

Many companies are offering to spray furniture so that they will comply with the Regulations. This will not suffice as the upholstered fillings must also be fire resistant.

Any furniture purchased after March 1st 1990 will comply to the Regulations.