Winter warnings for tenants
During the cold winter months tenants need to make sure they are aware of the responsibilities. Burst pipes and break ins can often be the Tenants responsiblity.
Check out why by reading my blog on Bristol 247
07th Dec2011
0 Comm
30th Nov2011
Students… keep the noise down or learn an expensive lesson
In Bristol on July 1, in time-honoured fashion, it’s the great student changeover day. Thousands of students career around the city, changing accommodation. As a Bristol letting agent and for letting agents all over the city, it’s a busy and often fun time for all – not just the students but agents alike – as we meet new faces and personalities, and have to say goodbye to the great and some not so great student tenants.
13th Oct2011
Are your tenants sitting comfortably – Choosing a sofa for a student house
One of the biggest expenses in any rented property is furniture.
Having been a letting agent in Bristol for numerous years, and having spent a good few years with one of the largest student providers of accommodation. I have seen the good and bad in all types of student houses.
One of the issues one had to constantly face is seeing a house full of furniture, that quite frankly, for the most part, was fit for the skip. The old adage ‘well their only students, so it doesn’t matter’. Quite frankly that is the opposite these days, with the boom in Buy-to-Let a lot of Landlords got onto the student band wagon, and now Landlord face much more stiff competition when it comes to letting out there property.
If you have a house of 4-5 students Sofa’s are one the things in a student property that get some of the hardest wear.
It’s all very well going out and getting a replacement from the local charity shop, but bearing in mind, people don’t always just get rid of things because they are tired of the style, they get rid of them because they are past their best.
So which ones to choose?
You need something that is a reasonable cost, hardwearing and is comfortable.
Independently I asked two Landlords on my twitter stream, who I know have reasonable sized portfolios of both student and room only shared properties, for their recommendations.
Something which came of no personal surprise to me at all, was they both recommended IKEA.
Now we have all heard of the horror stories of getting lost in IKEA and that the furniture falls apart just as quick as you look at it. But in my opinion, IKEA furniture assembled well does stand the test of time.
The Klippan range from IKEA has a basic style but comes in a range of colours at a reasonable cost and has interchangeable covers. Prices range from £180-409 depending on finish, one advantage
of this range is that they do come with removal covers, which can washed or changed for a newer style. My advice with this type of sofa is to buy a few sets of covers, so they can be washed on a regular basis, make sure you buy a practical colour which doesn’t show the dirt.
The other recommendation was again from IKEA and was the Ektorp which is a leather look alike sofa which can be purchased for as little as £359 for a two seater, this was recommended on the basis of durability and style, easy to clean, and the fact that after 3 years and 5 tenants using it still looks good as new.
It is always good to get a second practical opinion, and having seen both of these recommendations in situ and being used. I would have to say I agree each one is a good choice.
If you have found this article of interest, please feel free to leave a comment, I reply to them all, better still subscribe, or tweet it along.
16th Sep2011
Landlords are all a GAS t’ when it comes to safety
When it comes to letting out property, and I have let out 100’s over the last 30 years both as a Letting Agent and Landlord, it never ceases to amaze me that when you go to let out a property on a Let only basis, and ask for a current Gas certificate from the Landlord you either get a stony silence or the proverbial “AH!”
Putting aside all the other legislation that a professional agent has to remember, GAS SAFETY should come right at the top of the list.
Rent arrears can be often solved, along with damage. However, it is very difficult to resurrect a corpse!
According to the HSE, four people died and 117 fell ill as a result of carbon monoxide poisoning at home in the year to June 2010.
In real terms I guess you might not feel that is many. UNTIL, it happens in YOUR tenanted property, and the full weight of the law comes crashing down on you.
Ha! it will never happen…………..well it happened in 117 of cases.
Follow these simply rules to avoid it happening to you.
- Landlords need an annual Gas Safety Certificate each year by law for all gas appliances; this includes boilers, gas cookers and gas fires.
- Landlords need to use a Gas Safe registered engineer to fit, fix and check gas appliances in rental properties – it’s the law and will help keep tenants safe.
- Landlords and tenants are advised to see an engineer’s Gas Safe ID card and check the back of the card to ensure they are qualified to carry out the specific type of gas work.
- Find a Gas Safe registered engineer in your area or call the free helpline on 0800 408 5500
- Recognise the symptoms of carbon monoxide poisoning – headaches, dizziness, nausea, breathlessness, collapse and loss of consciousness.
- Check gas appliances for warning signs that they are not working properly e.g. lazy yellow flames instead of crisp blue ones, black marks or stains on or around the appliance and too much condensation in the room.
- Landlords are advise to install a carbon monoxide alarm and locate it near to any gas appliances in accordance with the manufacturer’s guidance. Carbon monoxide can leak from appliances and kill.
- Landlords and tenants should only use gas appliances for their intended purpose e.g. don’t use a gas oven to heat a room or use a gas barbeque inside the house.
- Landlords and tenants should always ensure there is enough ventilation for the gas appliances to allow them to burn correctly and make sure they are not blocking any air vents that provide an air supply to the gas appliance.
- Anybody working with gas has to be Gas Safe registered by law. Report someone working without registration or call Gas Safe Register on the free phone number 0800 408 5500
If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 18 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on 0845 652 1428 or contact me at www.igloolets.com
08th Sep2011
Dealing with tenants in arrears of rent
Unless you’re a really hardnosed Landlord, dealing with tenants in arrears in often not an easy position to be in. Often this is the reason a Landlord will appoint a letting agent, that should the situation arise they don’t have to communicate with the tenant on such matters.
What can make the situation extremely difficult is if in the past the tenant has been reliable. The main principle is to communicate and then communicate some more. Often Landlords and Lettings agents alike let the situation get out of hand and then, sadly that is when the acrimony sets in.
If the tenant has truly up to that point been reliable, I would always recommend giving some leeway you might even consider giving them a rent reduction for a couple of months on the basis that they make it up in the future. Truly good tenants are priceless. You need however, to get the proposal in writing and agreed a good payment plan helps.
When it comes to tenants who fail to communicate their situation and just stop paying rent
without explaining their situation you have to take a much firmer stance. They should be served with a possession notice (often a section 21 or section 8 ) if this does not amend the situation at least you these in place, and once these have been served the clock is ticking in the landlord favour.
I have always been recognized as both a fair Letting agent and Landlord, however, I have never been an advocate that Landlords should be expected to house tenants free of charge. I often say to the tenants if you go the grocery store and when at the checkout ask to pay in a month’s time for the groceries, I think we will all know the response.
It does not do your tenant any favours if you let the arrears build up, it is better for all concerned parties to take action fast.
If a tenant has money troubles, for some reason the first thing they stop paying is the rent! Few curtail their social activities. Rental arrears unless nipped in the bud will just escalate out of control. If a Landlord you remain silent hoping the tenant will sort it all out, the tenants will just pay their more vocal creditors and allow the arrears to rise.
However nice the tenant is, if they cannot rectify the arrears at the end of the following month, that is when you have to serve notices, even if you explain in a courtesy manner, the reasons for your actions. Because failure to act could mean that if all things turn sour and the arrears level continues not only will you have lost money but also time in getting back possession of the property.
If a landlord contacts the tenants immediately the rent falls into arrears, the tenant will no doubt make more of an effort to pay. Long term this will be to his advantage, as his problems will only be made worse if he is homeless.
If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 15 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on 0845 652 1428 or contact me at www.igloolets.com
06th Sep2011
Why deposits are importance
No doubt you have heard the old adage ‘Something is better than nothing’ having been called a fair letting agent and also Landlord. I have always been an advocate of the deposit scheme. However, I know that not all Landlords and lettings agents have been.
Occasionally I am told by landlords that they don’t take a deposit, it’s not worth the hassle. This
kind of comment always amazes me. Even if your only just renting out rooms, to replace a well soiled carpet would cost you £150-200 pounds. Whilst you have to prove that the tenant damaged the property, prior to any deduction being made, if adequate preparation is made at the commencement of the tenancy, most disputes can be avoided.
With many tenancies these days’ deposits can amount to thousands of pounds. Often a clean and rectification of damage might only require spending a few hundred pounds. If you have no deposit to even start with your on a looser before you start! I would like to think that you are by now realizing where I am coming from.
To set the benchmark with properties that we manage, it is important to check the property completely before new tenants move in. Making sure that little niggly things are rectified. If your property is presented right at the start of the tenancy, more often than not the property is returned in a reasonable condition.
In my previous post “Why do I need an Inventory?”, if at the end of the tenancy you have a disagreement with your outgoing tenant about the condition of the property or ‘that inevitable red wine stain’ there is little point in beating yourself up over the best course of action you might just as well have it settled through the arbitration service which was set up as part of the Deposit Protection Scheme(s)
In the Housing Act 2004, a new law was introduced that meant any monies received by Landlords as a deposit must be protected within 14 days with one of the aforementioned tenancy deposit schemes. There are plenty of options for Landlords when it comes to choosing one, and the process is fairly straightforward, with the deposit normally being protected by the scheme until the end of the tenancy where it is returned to the relevant party.
As a leading lettings and property management agent in Bristol, we include protecting deposits as standard with both our Fully Managed and Let Only Service. We believe in having our Landlords covered.
If you are looking for further FREE information or assistance on renting out your property in Bristol, I have over 15 years experience in Letting and Property Management in Bristol, letting all various properties from studios to Penthouses. Call me today on 0845 652 1428 or contact me via our site www.igloolets.com
01st Sep2011
Why Do I Need an Inventory?
One of the top ten questions I am asked by a prospective Landlord when I go to look at a property, is “If I am going to let out my property unfurnished Why do I need an inventory? Quite simply the answer is always yes.
Even when the property is going to be let unfurnished, you will still be providing some things that
can potentially be damaged such as a fitted kitchen, a bathroom, and even such things as walls and carpets.
An inventory or schedule of condition is increasingly fundamentally important, now that deposits are protected. When a tenancy comes to an end and there is a rather noticeable mark on the light cream carpet, no doubt as a landlord you will expect some form of compensation. Without an inventory, you chances of success are limited, as often the tenant will say “But it was like it when we moved in”
Statistics have read that over 80% of deposits are returned to tenants and not landlords because they fail to have a professional inventory prepared at the commencement of the tenancy. In the past a Landlord has been able to deduct money from a deposit and the tenants has to fight their case not to have deductions made, with the changes in the deposit rules, this has now changed and the onus is on the Landlord to prove a case for deposit deductions.
What was then is past what is now is the present, still often many landlords feel it is a false economy to have a professional inventory prepared., or simply they didn’t know how to do one. Sadly just making a list of items present without pictures or descriptions is no longer good enough.
Even if as a Landlord you still choose to do your own inventory, here are a few basic steps to consider
List the rooms in your property in a logical order
List the contents and everything you can see from top to bottom
Remember things such as curtains, curtain poles and alarm sensors
Make a note of any marks/stains as you go
Take a series of photographs of each room and any large or noticeable stains/marks
Photo the inside of ovens, toilets, baths and washing machines etc.
Have the tenant check and sign the inventory to say they agree with it, before they move in
These tips are not exhaustive, but taking them into consideration will certain benefit you in the longer term
At igloolets.com we are able to provide the full services of qualified and accredited inventory clerks as part of our Managed and Letting only services. So you can be assured and confident that this has been taken care of before the commencement of the tenancy.
For more information why not call us today on 0117 230 5056 or email us at admin@igloolets.com
25th Aug2011
Does your Landlord have a BIG one or small one – Why size does matter
Photographs which are no larger than thumbnails creates problems when it comes to damage disagreement at the end of the tenancies
According to Pat Barber, of the Association of Independent Inventory Clerks, inappropriate and often inadequate sized photographs are regularly used in both the inventory check-in and check-out.
The practice leaves the owners subject to potentially costly litigation and time consuming disputes over wear and tear, with tenants winning their case if it goes to arbitration, because of the use of thumbnail undated pictures, where it is extremely difficult to see the details of the alleged damages
It is not just a small low-resolution photos, which cause problems.
Recently a case was lost, because the Landlord felt that all that was needed was to take a few photographs (sadly all undated) and provide no other written evidence as to the condition of the property at the commencement of the tenancy. Unfortunately the landlord had to finance some expensive replacements
Barber, president of CNA, said: “The inventory reports must contain a complete description of a building and its contents, with details of each bit of damage and its exact location at the beginning of the lease. This can be supported by photographs – but they must be of high quality printing up to A4 or A3, so that damage can be clearly seen, or supplied on a disc
“The photographs can not replace an accurate statement and properly detailed inventory . A landlord has no evidence to prove that the property has been damaged in any way during the tenancy if he / she must rely on the thumbnail images of poor quality, and therefore may find it almost impossible to retain any of the deposit from tenants. ”
Barber points out that the evidence presented to the arbitrators to resolve disputes with damage must include both “before” and “after” pictures, with a clear narrative of what the image is displayed, for example, colour, description of ‘ object, marks on the surface.
Photographs must include something to show the scale of the image, and should clearly show the condition of the property at the time.
Although the images are to be included in the inventory as a further mark of reference, they should be a decent size.
The photographs must be dated, most modern camera can be set to automatically do this
If the photographs to be printed, the printer needs to be good quality. Too often, inexpensive printers distort the colours. Even good quality printers distort the colours when they are starting to run out
28th Jul2011
Renters don’t make good neighbours
In a recent survey carried out for HSBC, 2000 adults were interviewed regarding their neighbours, it was found that home owners were more likely to be friendly with their neighbours than people renting.
The survey revealed that twenty eight percent of people in rented property, have never introduced themselves to there neighbours, in comparison to just 12% of owner occupiers.
Sixty four percent of homeowners know their neighbours names, with only just 39% of renters who do.
Almost half of the home owners have been inside their neighbours homes, compared with just 28% of renters. Almost a third of owners have lent something to a neighbour with only 19% reciprocating from the renter’s point of view.
Interestingly only eight percent of renters offered to help neighbours with feeding pets, watering plants or clearing post, when their neighbours were away, compared to almost double that 19% of homeowners offering to help renters
05th Jul2011
Student tenants contents insurance
You’ll probably be watching the purse strings quite closely as a student, so the last thing you will want is to shell out for new possessions as a result of loss or theft. From your laptop, mobile and iPod to the communal Xbox, student houses are like an Aladdin’s Cave for thieves on the prowl. Avoid getting caught out by organising contents insurance, which is your responsibility and not your landlords.
Try not to be careless about leaving windows open and doors unlocked when you are out. Burglars are opportunistic and leaving a window or door open is like giving them an invitation to come in. Other precautions you can take include setting the radio and lights on a timer when you are out of the property for extended periods, to make it seem as if someone is at home.
Kevin Cox of Bristol’s Bespoke Letting Agency Igloolets.com said ” Today students face the challenges of taking care of everything from cooking and cleaning, and being responsible for their own finances, in addition to what they are at university for studying. ” which alone can be quite daunting. Having your house broken into not great for anyone, but having your valuables stolen especially laptops is a nightmare. Even worse when you haven’t got them insured. our insurance provider Endsleigh over some great rates for student insurance.
