Acres Letting Guide
ACRES adopt the same professional approach to Lettings as they do for the remainder of their business. It is run in a fair and diligent manner by an experienced team and the Manager with a good staffing level to deal with the many facets of work required to let a property. We are members of ARLA - Association of Residential Letting Agents which set high standards of professional conduct in the Lettings business.
The dedicated office in Four Oaks covers the whole of Sutton Coldfield, North Birmingham and Staffordshire. The four sales offices offer additional opportunities for marketing and convenience for contact. We have representation on the websites that matter. ACRES is privately owned by Partners with many years of experience of both the Estate Agency and Lettings business and the expectations of its clients. ACRES Lettings Operation is professional, efficient and geared to produce a quick and stress free experience.
Our Marketing Package Includes
- With our extensive full colour advertising in the local press.
- On all major property web sites, including Rightmove, Zoopla, prime location and acres.co.uk interactive web site with full internal photographs.
- Our 4 Offices have prominent locations in Four Oaks, Great Barr, Wylde Green and Sutton Coldfield.
- Distinctive TO-LET boards.
- A database of tenants and relocation agents actively seeking properties.
- Text and email service to register applicants
- ACRES App for property searches
- ACRES Facebook page & Twitter pages
- Mail shots to local business and hospitals.
- Accompanied viewings with experienced professional sales staff.
- Energy Performance Certificates (Carried out in house to enable you to market your property quickly. (Charges apply)
- Project managed property refurbishments
- Advice on rental investment and assistance in finding rental properties
- Expert legal advice
Once we have established with you the criteria for the sort of person you wish to occupy your property we will match this against the applicants to ensure you get a suitable Tenant.
- Anyone over the age of 18 will be referenced.
- Confirmation of Identity.
- Confirmation of residency.
- Credit checks on all tenants.
- Search of public records.
- Search of previous/associated addresses.
- Search of known associates.
- Previous/Current landlord reference.
- Previous/Current employer’s reference.
- We can arrange rent guarantee and legal expenses insurance for your peace of mind
In some cases it may be necessary that we request a suitable guarantor, and if so the same referencing procedure will be carried out to safe guard your investment.
Preparing you property for Occupation:
- Completing a full detailed photographic inventory for you to sign and agree.
- Inform all the utilities of the change of occupant and meter readings.
- Organise Gas and Electric Safety Certificates
- Ensure your property complies with up to date Heath and Safety Regulations.
- Check that all smoke alarms are working.
- Project manage property refurbishments
- Pre Tenancy Clean
- Ensure the garden is tidy and ready for your tenants
Our free valuation service is based on the current market conditions. We will not over value your home just to get your instructions because if we overprice your property it will take much longer to let and if it takes just one month to let because it is overpriced it could take you over a year to recover the income you lost in that time. For this reason our valuations are honest and achievable.
There are no hidden charges and you pay nothing until we have secured your first tenant. We offer you the complete property management service, combining modern technology for efficiency with the traditional values of service and integrity. You can rest assured that your home will be in the hands of our experienced and dedicated staff, who will give you the care and commitment you deserve.
We offer three levels of service and the percentage you pay us depends on which level you choose. However, we are happy to customise this for you should you require.
1. Let Only
Letting fee - half a months rent with a minimum of £395 + VAT, £474 inc VAT
Letting fee £300 + VAT, £360 inc VAT
Management fee -5% + VAT, 6% inc VAT
Letting fee £285 + VAT, £342 inc VAT
Management fee -10% + VAT, 12% inc VAT
1.Energy Performance Certificate £85 + VAT, £102 inc VAT
2.Full photographic inventory (included in Managed Service) £100 + VAT, £120 inc VAT
3.Check out inspections (included in Managed Service) £100 + VAT, £120 inc VAT
4.Renewal fees (included in Managed Service and Rent Collection Service) £75 + VAT, £90 inc VAT
5.To protect tenants deposit £35 + VAT, £42 inc VAT
6.Landlord Gas Safety Certificate £75 + VAT, £90 inc VAT
7.Annual Electrical Safety Report £75 + VAT, £90 inc VAT
8.Mark up cost of any repairs 15%
9.Full periodic electrical inspection £140 + VAT, £168 inc VAT
10.Legionnaires Risk Assessment £140 + VAT, £168 inc VAT
11.BACS set up £10 + VAT, £12 inc VAT
Our fees may be negotiable, and we offer incentive deals to our Landlords, please call the office to discuss your requirements.
Deposits are held against any damages to the property and Acres normally request the equivalent to one and half months rent.
Legislation arrived in the Housing Act in 2004. For Assured Shortholds (with rents below £25,000 per annum, £2083 pcm) created after 6th April 2007 it is a requirement under the Act that landlords protect the tenant’s deposit in an authorised Tenancy Deposit Protection Scheme.
There are three schemes and it is the duty of whoever takes the deposit to ensure that the deposit is registered with one of the schemes within 14 days.
- My Deposit (previously Tenancy Deposit Solutions Ltd) www.mydeposits.co.uk
- The Dispute Service (TDS) www.thedisputeservice.co.uk
- The Deposit Protection Service (DPS) www.depositprotection.com
Acres are a Member of Mydeposits where the deposit can be registered. At the end of the Tenancy a final check out inspection will be carried out on all Fully managed properties. If it is agreed that there are no damages, then the deposit will be returned to the Tenants in full. However any damages to the property will be rectified using the Tenants deposit. If a dispute should arise, Acres will provide the paper work to Mydeposits for arbitration. Their decision is final.
Points to remember:
Keep all invoices for works carried out including any cleaning and receipts for proof of purchase of anything which is brought for the property at the beginning of the tenancy in the event of any damage. Receipts may be used to show the original value and purchase date.
Your mortgage lender should be informed that you intend to let the property. This should be done before a tenant moves into the property. If your lender requests to see a copy of the Tenancy Agreement, we will happily provide them with this. We off advice on investment for buy to let purchasers.
If you require a mortgage, or any advice on Mortgages, Acres Financial Services will be happy to help.
As landlord you are still responsible for the building and accordingly the buildings insurance. It is advised that you inform your insurance company of your intentions to let.
The Landlord is responsible for items left and Acres recommend that you have accidental and malicious damage cover, with your contents insurance. Tenant’s personal items will be covered by their own insurance.
Written permission will be required from the Managing Agents. Please note that it is the Landlords responsibility for payment of service charges and ground rent.
Income received from renting any property is subject to tax. We strongly recommend that you take advice from your accountant.
Acres can provide an exemption certificate from the Inland Revenue. If you are awarded exemption, a copy of the exemption certificate must be held by Acres.
Repairs and General Management of your property.
Every property at some point will need some work doing to it. If things go wrong in a managed property the tenant will contact us, we then contact you and then instruct an agreed contractor to carry out the repair. We will agree with you a minimum limit for maintenance work. This is usually equivalent to half a months rent.
Our Tenancy Agreement will set out repairing responsibilities of the landlord and tenant. It is normal for residential tenants to be responsible for internal decorative repair only, with contractual obligations for restrictions on redecorating.
The Housing Acts sets requirements for residential landlords to repair and keep in good order the following:
- The structure and the exterior of the building
- Common corridors, staircases, lifts, etc
- Plumbing fitting – Bath, toilets, etc
- Heating and hot water appliances
- Gas, electric and water supplies
- Any electric appliances
The Landlord is responsible for ensuring that all electrical installations and appliances are safe for use. The best way of avoiding prosecution is ensure that they are checked and serviced regularly.
The smoke detectors Act 1991 requires detectors to be fitted in all new dwellings (tenanted or owner occupied) built in or after 1992.
However, it is our recommendation that all properties should be fitted with at least two smoke alarms. Tenants are then required to maintain the Smoke alarms whilst occupying the property. However, on our regular property inspections on the fully managed service, we will check these for you.
There are no specific regulations about the provision of smoke or carbon monoxide (co) detectors in tenanted dwellings.
If any furniture is left in a property, as a landlord you have a duty to ensure it is maintained and any electrical or mechanical equipment is repaired should it become faulty.
Any soft furnishings (beds, sofas, padded seats on chairs etc.) that are left in the property must comply with fire regulations. These regulations aim to improve safety by requiring all furniture to pass the ‘cigarette test’. Any furniture or furnishing that does not carry the required label must be removed from the property.
The furniture and furnishings (fire safety) Regulations 1993 require that a landlord must ensure that any furniture and furnishings (e.g curtains and carpets) meet fire resistance requirements. Most furniture will be labelled accordingly.
Old furniture, defined as pre 1950, is exempt from the regulations. Outdoor furniture with upholstered cushions is included as it may be used indoors. Bedding and table linen is excluded.
All managed properties will require a set of keys for each tenant and one set for Acres, to be retained in our office for emergencies and inspections. These keys should be clearly labelled in order for the tenants to sign the keys out at the beginning of the tenancy and back in at the end of the tenancy. Unfortunately if this is not done, ACRES cannot take responsibility for the return of your keys.
We do strongly advise that locks are changed between each tenancy for your tenants security.
Tenant Administration fee £75 +VAT, £90 inc VAT
Guarantors Administration fee £75 +VAT, £90 inc VAT
Missed inspection fee £25 + VAT, £30 inc VAT
Check in fee £100 + VAT, £120 inc VAT
Renewal fee £75 +VAT, £90 inc VAT
Check out fee £75 +VAT, £90 inc VAT