As a landlord, you can choose to manage your own property, or contract a letting agent to manage it for you. Landlords who own several properties often have their own dedicated management team. But, if you only own one property, or if this is your first investment property, you may just want a letting agent help you to let your property.
Letting agents offer a variety of services. If
this is your first time renting out a home, it is best to choice a letting
agent offering a variety of services. This will take all of the headache out of
the situation and make life easier for you. As a matter of fact, most landlords
soon realise that there is rather a steep learning curve.
Rent and Dealing With Problems
It is easy to assume that you will not have
any problems when renting out a property. However, there are many day-to-day
problems that may occur even when you are renting out a brand new investment
Dealing with run of the mill problems such as contracts and collecting rent, are just two of the things a professional letting agent can help you with as a landlord. If you find yourself asking what does your letting agent do for you, it is likely you may not have picked the right one.
Finding A Tenant For Your Property
Is it always easy to find a tenant? We have all heard about the UK housing crisis and most landlords presume it is easy to find tenants. Yes, there are a lot of potential tenants out there, but are they the right ones for your property?
When it all comes down to it, there is a lot more to renting out a property and finding the right tenant than meets the eye. For instance, do you have credit checking facilities with companies such as Equifax or Experian? A professional letting agent will always check if a potential tenant has a good credit score and can afford the rental cost.
All of this takes time and you need to have
the experience to assess a tenant.
A Client Base
How are you going to find your tenant? Of course, you can list your houses for rent in Seaforth on the web or in the local paper. That is a great idea, but you may find yourself inundated with inquiries. How are you going to be able to handle that?
Dealing with a lot of people in one go is not
easy. You may already have a daytime job and find it hard to allocate your time
to viewings and checking potential tenants out.
Most professional letting agents Waterloo or other parts of Liverpool will have a client base with pre-qualified tenants.
Often using a letting agent is quicker when it
comes to finding a tenant and cuts down on the hassle factor. Instead of
waiting for weeks for the right tenant to contact you, he or she may instead be
waiting for a home in your area to become available.
Who Is Going To Do The Paperwork?
When you rent out a home or any other kind of property, paperwork that needs to be done correctly.
The first piece of paperwork you need to tackle as a landlord is the tenancy agreement. Getting the tenancy agreement right is not easy when you are a first-time landlord. Many landlords use a local solicitor, but that often ends up costing a lot of money.
Using a letting agent to do all of the
paperwork for you will, in the long run, save you money and make your life
You also need to have landlord insurance.
Finding the right one is not straightforward as terms and conditions vary a
great deal. Instead of contacting all of the insurance companies you find
online, it is probably easier to find a quality letting agent to help you with
all of the necessary elements you need to have in place as a landlord.
A Fully Managed Service
When you really want to make life less
difficult for yourself, and enjoy all of the benefits of being a landlord
without any of the hassle, it is always best to use a fully managed service.
What does this mean? That means a letting
agent will look after your legal obligations as well as all over the other
obligations that come with renting out a property.
When you become a landlord, you will find yourself dealing with everything from inventory lists to water leaks. You may not think that is going to take up a lot of time, but it certainly does.
Most landlords also have jobs and fitting in
their legal obligations is the biggest challenge any landlord faces. Often you
need to have a list of tradesmen you can contact when you have a problem in the
property you own. It is a bit like having your own emergency response team.
All professional letting agents have a list of
other professionals they work with on an ongoing basis. Finding and setting up
your own network of plumbers, electricians and decorators is not for the
Rent collection and disputes are not easy to
handle. If not handled correctly from the start, they can quickly go on to cost
you a lot of money.
This is why the majority of landlords opt for
a fully managed property service. It takes all of the stress out of the
situation and you will find that you will have less to worry about at the end
of the day.
So, whether you have houses to rent in Seaforth, houses to let in Bootle or looking for letting agents Waterloo, it is best to go for a fully managed service. It means that you can go on holiday in peace without having to worry about the mobile phone ringing all of the time with the tenant’s problems or other issues that come up when you are a landlord.
Are you thinking about letting your home out? Finding houses to rent in Walton or finding houses to rent in Orell Park is not necessarily difficult, however, matching the right tenant with a home is often a challenge.
Should you try to find a tenant on your own? It is easy to think that finding the right tenant for your property on your own is going to be easy. At first it may seem so, but in fact, finding the right tenant is often much more of a challenge than meets the eye. For instance, you need to have the know-how to put together a legally binding tenancy agreement.
One of the first things we do is to make sure that we match the right tenant with the right property for him and her. Placing a single person in a 3-bedroom home may not be such a good idea unless there is a particular reason for doing so.
We would ask ourselves if that person would have the time to look after the property, and also if he or she can afford to pay the rent and bills on an ongoing basis. Checking that someone can afford to pay for the rent is something that we always do.
Credit Checking A Tenant
Once we have matched a tenant with the right property, we always credit check a potential tenant. We use professional credit agencies such as Experian or Equifax to make sure that rental costs and bills will be paid on time and the tenant can afford to pay them.
We may even ask tenants to provide references from an employer or a previous landlord to make sure that we supply you with a successful long-term tenant.
The Quality Of Your Property
Does the quality of your property matter? Yes, it does.
As professional Liverpool letting agents we don’t list all properties that we are asked to list. We will always visit the property before we decided to list it and make sure that it is up to our high standards.
In general, better quality property attracts the right type of tenant. It is certainly worth making sure that your home is “up to scratch” before you decide to rent it out. If you need any advice on how to make sure your home is ready to rent out, please do not hesitate to contact us.
Are there any particular areas you should focus on? The most important rooms in the house are the bathrooms and the kitchen. However, the rest of the home should be in good condition as well and this includes the garden.
Should I List My Rental On Gumtree?
There are many free listing sites such as Gumtree on which you can list your house or other property. But, it means that you will be responsible for all of the work associated with the rental including credit checks and contracts.
It is easy to think that listing the property yourself is going to save you money, but that is not the case. In fact, ending up with the “wrong” tenant in your house could indeed cost you money.
Best Advice For Renting Out Your Home
There are many factors that you should take into consideration before you rent your property out. We will be more than happy to talk you through all of the best advice you need to rent out your property at no risk to you.
A good example is Landlord Insurance. This will ensure that if there are problems during the rental agreement, the insurance company will deal with any issues such as non-payment of rent. Going through the courts is expensive so this kind of insurance is a cost-effective option.
As rental property now needs to meet certain standards, it is not easy for homeowners to keep up with the standards. We will make sure you are aware of everything that is expected of you as a landlord.
Promoting Your Rental Property
When you sell a home, you expect your contracted estate agent to promote it for you in a professional way. The same goes for rental property. Unlike many other letting agents, we take a personal interest in your property and do all of the hard work for you.
The emphasis will be on you to make sure that your property is of a good standard and that you will be able to fulfill your part of the legal agreement. We will take care of the rest including tenant’s checks such as the credit check, viewings and contracts.
How Long Does It Take To Find A Tenant?
Often it will take a local letting agent less time to find a suitable tenant for your property. Most quality letting agents will have potential tenants waiting for the right property for them to become available.
If you are a developer of houses to rent in Walton, or houses to rent in Bootle, it is a good idea to contact us as soon as you know you will have properties for rent available. We will start the process of finding the right tenants for your properties and help you to set up everything you need to make the rental a complete success.
Our professional team is more than happy to answer all of your questions. Making sure that we find the right tenant for your rental property is just as important to us as it is to you.
Please feel free to get in touch with us via email. Alternatively to ensure a fast response, just pick up the phone and give us a call. We will make all of the necessary arrangements and make sure that we find the right tenant for your house as soon as possible.
This time of the year, whether you are looking for houses to rent in Bootle or letting agents in Waterloo to help you rent out your home, Christmas is probably on your mind. After all, the Christmas season is one of the busiest times of the year for all of us.
Let’s be honest, even if you have just moved into a new home in Bootle or Waterloo, you are more than likely trying to get ready for Christmas. You have Christmas presents to buy and you need to plan your Christmas dinner as well.
The Christmas season is the busiest time of the year in the UK and we often try to fit in all sorts of things that we would not normally do.
But, it is not the only the average hard-working person, who is rushed off their feet. During Christmas 2018 UK home burglaries soared and according to the police, the trend is set to continue.
Soaring Christmas Burglaries
Sadly, Christmas burglaries are on the increase nationwide. That includes areas such as Bootle and Waterloo on Merseyside.
There are many reasons why burglaries around Christmas time are on the increase. We are buying more expensive Christmas presents than ever before, and that has made Christmas the opportune time for burglars.
So, what precautions can you take to minimise the risk of a burglary occurring in your home?
How To Minimalise The Risks Of A Christmas Burglary In Your Home
The best way to minimise the risk of burglars coming down your chimney at Christmas, is to combine both low and high tech methods.
Yes, it would be nice to think that no one is going to break into your home this Christmas, but with rising crime statistics, it is always best to take precautions.
Here a couple of tips on how you can make your home safer in and around Christmas time:
Invest In A Burglar Alarm
A burglar alarm is one of the best ways to stop a burglar at any time of the year. Thanks to modern technology, it is now easier to protect and monitor your home than ever before. Most of the time, you don’t need to get one of the top home security companies involved.
Popular websites such as Amazon offer an endless amount of easy to install home safety systems. Many modern alarm systems are easy to set up and come with add-on technology which allows you to monitor them from your Smartphone. An app on your phone quickly alerts you to any problems in your home.
Both adults and kids do love leaving Christmas presents lying about the home. The living room is a particularly critical area. Ask any burglar, and he will tell you that leaving stuff out is basically an open invitation.
Most home burglaries do not happen by chance. Burglars are likely to scout an area before they go about their “business”. During the day when you are out taking the dog for a walk, they may even peep in through your windows or letterbox.
They quickly assess what you have in your home, and when they spot some that they like the look of, they will return later.
A good idea is to put away all Christmas presents when you are not in the home. Also, don’t forget to check locks on doors and windows. It is easy to leave a window or back door open unintentionally.
Christmas Wrapping Paper and Card Boxes
It is hard to resist all of those special offers which are available before Christmas. If you find yourself returning home with a new Smart TV, or top of the range games console, in the weeks leading up to Christmas, it is best to dispose of any packaging safely.
That does not mean putting the box it came in out by your wheelie bin. Instead, take any packaging down to the tip right away, or store it away somewhere in your home where it can’t be seen.
Burglaries lookout for everything including large card boxes and accidentally dropped credit card receipts. The small details matter as much as the bigger ones. Don’t only put away your card boxes, make sure you keep your receipts in a safe place.
The jury is out on if drawing the curtains is a good idea. However, one thing that can make is a difference, is making your home looks occupied.
Once again, thanks to smart technology, you can now buy systems that allow you to switch on the lights at random intervals. They are not expensive to invest in and are a mix of a low-tech and high-tech way of keeping your home safe.
The idea behind them is to stop a burglary from occurring. The idea is simple, a potential burglar will not be sure if you are home or not.
Another low-tech way of ensuring your home stays that little bit safer over Christmas, is to get your neighbour on your side. Ask your neighbours to take in any deliveries that you may be expecting.
Better still, make sure you don’t have any deliveries to worry about if you are planning on taking a Christmas family holiday.
Updating Your Social Media Status
A surprising number of burglaries monitor social media. Don’t kid yourself that this only applies to high profile celebs, the same is true for the average person as well. The average British home is just as much at risk of being broken into as a celeb’s home.
Try to limit your social media activity in the time leading up to Christmas and during Christmas time.
Yes, you may be excited about that discounted Christmas family break in the Dominican Republic you picked up on Wowcher, but you may not be the only one counting the days until it is time to go. The golden rule is to never post your holiday dates on social media.
And here is another thing you should never do – don’t post images of your expensive Christmas presents. That is just asking for trouble.
It pays for landlords to be aware of how they can become more knowledgeable about not only handling property rentals, but also about handling tenant relationships to ensure longer-term commitments and full client satisfaction.
In this article, we provide ten points that landlords should be mindful of, especially those who are in the early stages of their careers, and who are still picking up tips of the trade.
To begin with, a landlord should make sure that the agency that they work with are credible, trustworthy and have a strong track record, as well as seeing what industry bodies they are members of.
If a landlord wants to make sure of good management, they should pair up with a letting agent that also acts with the highest levels of professionalism and customer care. Fortunately for those landlords reading, James Kristian are perfectly suited to tick all these boxes and many others in proving to be a leading letting agent in Liverpool.
The second thing is to understand the market trends, as well as being proactive in attempting to identify other potential trends before they become a reality.
On a similar note, the third tip is very important, and that is to be aware of the rules and regulations within the property world, which includes being acquiescent with tax legislation and any other laws which have to be adhered to for landlord compliance.
Sometimes, landlords might overlook the sudden implementation of certain guidelines which can prove to have a major impact in the subsequent years, but when it comes to the law, ignorance or obliviousness is not an excuse for non-compliance.
Conducting thorough research and always keeping an eye on what is and isn’t legal is not only a recommendation, but a necessity.
Number four on our list concerns other parties that a landlord might establish a connection with in order to prepare properties to the highest possible standard in terms of quality and safety. We’re talking about gas and electricity experts, and this ties into our fifth tip, which is about taking out related policies that cover both the future renter and the landlord.
British Gas’ Homecare Policy is highly recommended, which will really help the client in the winter months, but landlord insurance is also essential, as it includes rent protection and legal protection, which covers the landlord in the event of some unusual circumstances that would otherwise place him or her in a problematic position.
Next, a landlord should think about the areas that they wish to prioritise. For instance, there are plenty of great houses to rent in Bootle, and it is also very much a localised community, which might help landlords to target clients who wish to remain within the area.
Litherland also has some fantastic properties, as well as having shopping districts and green parks nearby. Waterloo, meanwhile, has a plethora of homes surrounded by entertainment and service options.
By identifying specific areas and focusing increased attention on those districts, it becomes easier for a landlord to not only build up a property portfolio, but to expound the benefits of each site for would-be clients.
Speaking of which, we now come to four major points relating directly to the future tenants. We strongly encourage landlords to keep in close contact with customers whenever possible.
This includes having a good level of regular communication, because it builds trust from their end and also gives the landlord increased confidence that they will remain at the property beyond the initial tenancy agreement.
A key aspect of this is to be listening at all times, as a client may raise an issue that may seem minor to the landlord, but could ultimately be impactful to the customer.
On a related note, a landlord should be quick to respond whenever any queries are brought up, because clients can recognise when the landlord seeks to eliminate any causes of concern at the earliest possible stage.
Finally, emphasise to a would-be tenant that the first-class customer service offered by the landlord is part of the package that comes with the property and the letting agent like James Kristian.
This will make the tenant less inclined to move elsewhere, since they wouldn’t just be changing houses, but also changing landlords, which could make their experience at an alternative property less enjoyable.
Here at James Kristian, we always strive to provide maximum quality services when it comes to property sales and lettings. We work very closely with landlords, and we have a great understanding of property management in Liverpool, as we are landlords ourselves.
We realise the importance of a speedy turnaround on tenant changes and achieving the highest possible income that can be earned from renting out your property.
This is where we specialise, in particular through our first-class Let Only and Full Management services for landlords.
Let Only is the more simplified of the two options, this involves us finding you suitable tenants for your property, as well as carrying out referencing and completing the tenancy agreement.
Full Management takes things further, we create an inventory for the house and all of its belongings, collect rent payments, handle any tenant queries, cover any required maintenance work, and provide appropriately timed inspections of the property to ensure that it remains in an excellent condition.
Simply put, Let Only allows us to handle the most important tasks of any rental agreement, while Full Management essentially takes on all of the tenancy and rental tasks, so you don’t have to.
Both options include services, which saves time for landlords trying to find suitable tenants, which can then be allocated towards other pressing things.
James Kristian specialises in both online and offline marketing, designed to promote your property in the best manner possible for a fast rental.
We work on matching tenants with suitable homes based on their bespoke requirements. We maintain tenant relationships beyond the moving-in date, ensuring your property is well maintained for the duration of the tenancy.
We supply visible and proactive reporting on all of our managed properties, with the added benefit for landlords, we have a ready and waiting corporate and qualified tenant waiting list.
James Kristian will provide all of these as well as any other duties that are required by landlords, but key to all of this are the specific qualities that James Kristian brings to service delivery as a whole.
Landlords can be assured James Kristian adheres to the top industry standards, being a member of The Property Ombudsman. We expect the highest levels of service from our team at all times, with those employees bringing many years of experience, substantial local knowledge and expertise.
This means that they have incredible knowledge of how to handle any and every situation that may arise with a property and/or a tenant.
We remain professional throughout and pride ourselves on our customer-friendly approach, because these are qualities that we would wish to receive from any companies providing us with a service.
In addition, you can fully trust James Kristian when it comes to rental guarantees and client money protection, both of which are extremely important for any landlord.
We have extended our opening hours from 9am to 6pm throughout the week, though we can be contacted 24/7 by tenants who have any questions to ask us about the property and/or their rental agreement.
Our pricing structure is competitive and fair to all parties, meaning that you are not only getting the utmost professionalism from us, but you will also be making a significant saving on money and time.
For Liverpool landlords, we are fully aware of the property market within the city and bring a particularly home grown perspective to all of our services.
Knowledge of the area and of industry trends within the city combine with a family-run operation which makes us more than just a faceless organisation.
we are out and about, we can be seen visiting properties and meeting with landlords with a bright smile and a local knowledge, and as members of The Property Ombudsman, we are fully qualified to find the best properties possible for tenants.
Selling your home is a big decision to make and often coming to the point of putting it on the market could have taken months of deliberation. So you speak to your agent and place your home up for sale and wait for the offers to come in.
You are full of excitement and anticipation as the viewings start, and you hope you are going to make the sale quickly and move on to the next chapter in your life.
What happens when you have had some viewings but no offers come in, or not the offer you want, and after some time on the market the interest fades and the time between viewings becomes less and less.
It’s easy to become dispirited when this happens, but if a house has been on the market for too long without selling there is generally a reason, and it may be time to reassess the situation and be objective as to why it hasn’t sold.
Is The Price Right
It’s an all too common occurrence unfortunately that houses are priced too highly by agents when they talk to prospective sellers to win the business, luring them into a false hope of the price they may achieve for their property.
This is not a practice James Kristian encourages at all, as it leads the seller to believe they may achieve more for their property than they actually will.
Before you agree to place your house for sale in Litherland with an estate agent do some research online to find out how much houses in your road, or the local area has sold for recently.
This will give you a realistic price for what you should achieve for your property, indeed it will tell you if your house is over valued and the reason why you may not be getting the viewings you anticipated.
If you feel your property may not be valued at the correct price to achieve your sale then discuss this with your estate agent, you can also get a second opinion from other agents in your area to make sure you have the correct valuation to get people viewing your property.
Presentation Is Key
Making sure your house is presented in the best manner is essential to achieving a sale, first impressions count, especially when a potential buyer enters your home.
They have a vision in their mind on how the house will look, and if they enter and find clutter untidiness this can put them off from making an offer.
Despite all the property programs you see on TV, most people don’t want to carry out big renovation jobs on a house they are going to buy.
Most people want to move in, redecorate and live in it, so if you present to them a messy cluttered house it will give a bad impression and make it seem there is a lot of work to do to make the house liveable to their standard.
If you want the house to sell quickly and not sit on the market for months then make sure you get rid of all clutter before viewings, its best to depersonalise the property from you to make it easier for the viewer to visualise how they would like it.
It’s worth investing in some paint and give the house a makeover before it goes onto the market, this doesn’t have to be too expensive, but freshening up the rooms and creating space will make a massive difference when it comes to achieving the sale.
When you put your property up for sale you are effectively competing with other sellers in the same price bracket. So make your property stand out from the crowd by presenting it in the best fashion.
If you haven’t done this and your property has been sitting on the market for a while then it’s time to invest some time and effort into clearing the clutter and giving your property a make over to get those offers coming in.
How’s The Maintenance
Apart from clutter, which is fairly easy to remedy, how is the general condition of the house, are there any prominent cracks in the walls? Is the gate hanging off its hinges? Do the windows leak?
These are all issues that would cost the buyer money to remedy, and they may not have the time or the budget to fix any major structural issues. If there are these kinds of issues it will deter a sale, or attract an offer well below your asking price.
Do all you can to ensure these kinds of issues are repaired ahead of any viewings to make the sale move forward without any untoward delays.
Its even a better idea to get a friend round and ask them to view the property as if they where a potential buyer, and draw up a list of the negative points they find that would prevent them from making an offer.
This will give you a realistic idea of the issues that will prevent a sale and leave your house sitting on the market for an unnecessary length of time.
If you would like an objective opinion on what your house is worth, and any issues that may prevent it from selling give us a call at James Kristian estate agents in Waterloo, and we can have a discussion on the state of the market and how you need to stage your home to make the sale.
Or feel free to call into our office and one of our friendly team will be happy to chat with you on the best options available for you to sell your property as quickly as possible and for the best price for you.
At James Kristian we have been helping homeowners sell their homes now for over 10 years, and we have learnt that no two sales are the same, and there is often unexpected twists and turns that occur during the sales process.
There are multiple people involved when you sell your house, and this means not everything is in your control, which can be frustrating. Having the right team in place is essential to making the sale go through smoothly and quickly.
Your Property Team
Having the right team to assist your house sale is very important, your estate agent, solicitor and surveyors all need to work together to ensure completion comes around quickly. But where do you start when it comes to putting your team together?
Word of mouth is often the best way, if you know someone who has recently sold their house quickly, then why not give them a call and ask who they used through the process. How was their experience? And can they make any recommendations, like one of our recent clients did who had houses for sale in Litherland.
Aside from recommendations you can also do your own research on the internet, people leave reviews on sites like Trust Pilot so you can get a gage on how good the services you may want to hire are by reading their reviews.
Take time to do your research before you take action on the sale, good preparation is key to a quick property sale.
Who Is Your Buyer
Once you have selected your property team and the house is on the market, the next stage of the process is to get viewings on your property, and then offers for your asking price, and indeed you may get offers for higher than the valuation.
But is the highest bid the best bid? If your buyer has a house to sell before they can buy yours, this can seriously delay the process, and if you are looking for a quick sale to move on then it may not be the best idea to take the highest bid.
If you have a buyer who offers a lower offer, but can move quickly to buy then this may actually be the best way for you to sell your house quickly and move on.
When the offers come in you need to be speaking with your estate agent to make sure any offers on your house are credible, does the buyer have their team and more importantly their finances in place. And how quickly can they action the sale to completion from their end.
So due diligence is key, when the offers come in make sure you take the time to find the right buyer to complete your house sale quickly.
Is Your Paperwork In Place
When it comes to exchanging contracts the last thing you want to happen is to not have all your paperwork in place to delay the sale. Ensure this doesn’t happen by doing your research beforehand, proof of identity and property title deeds to name a couple.
If you need advice on what you need in place to complete the sale speak to your estate agent and they will be able to advise you on everything you need.
Keep In Contact
Once you have accepted an offer on your property your team will kick into action to make the sale, and this is when keeping in contact becomes essential, if your solicitor is trying to call you and you don’t pick up this will inevitably delay the sale.
Name and store all your important numbers in your phone, often people will ignore strange numbers when they appear on the screen of your phone. If this is your estate agent with important information about the sale you need to make yourself accessible to assist the process.
Check your emails regularly to keep up to date with any developments, and if you receive documents through the post that need signing make sure you sign and return them as quickly as possible and keep the sale moving quickly.
Through To Completion
Whether you are selling or you are buying no one likes delays, and once you have found the right buyer for your house then it pays to make sure you do everything you can to make the process run smooth and quickly through to completion.
Having the right property team in place at the start of the process will go a long way to ensuring your quick property sale.
If you need any help or advice on how to assemble your team then James Kristian are more than happy to help, we have been helping people to sell their homes for over 10 years, and we have the experience and the contacts to help support you in making your sale.
For a no obligation chat just give us a call or call into our office in Waterloo and we can help you on the way to selling your home.
Are you looking for help with finding and screening
suitable tenants? Perhaps you want the peace of mind and convenience of a
comprehensive round-the-clock letting and property management service that
takes care of everything?
We have more than 20 years
experience in letting properties in the North West. Our clients range from
private landlords with one small rental property to buy-to-let investment
landlords with a property portfolio.
As standard we have 4 different levels of service:
Marketing only service
Perfect for landlords that have their own experienced
staff to conduct viewings and manage their investment. The property will be
marketed extensively including all the major property portals, our website and
24hr touchscreen window display.
Tenant find service
Perfect for landlords who have the time and experience
to manage their own investment, but want assistance with finding a suitable
tenant and accompanying the viewings.
Let only service
Perfect for landlords who want to manage the tenancy
themselves but want to ensure all the paperwork (tenancy agreement, inventory
and statement of condition) is completed professionally.
Fully managed Letting service
Perfect for landlords who have limited time, or are
travelling / living overseas, and want to outsource the entire day to day
tenancy management and upkeep of their property investment to a professional
property management agent.
services can be tailored to suit your individual needs and we will provide a
written quote with absolutely no obligation.
understand that becoming a Landlord can be a daunting experience. So we have
provided you this step-by-step guide to what’s involved in letting your
included information on some of your legal obligations and practical matters as
well as an overview of all the services we offer.
So whether you are thinking of letting your property for the first time or you’re an experienced landlord looking for a new letting agent service, please get in touch to discuss your requirements.
knowledge of the local rental market coupled with a tailored approach to
advertising will help you set an achievable rent and find the right tenant.
free of charge and with absolutely no obligation.
visit your property and advise you of any work required to meet regulatory
also offer advice on any other actions you need to take before you let the
property including necessary repairs or refurbishments.
important that you set a rent that is competitively priced, fair and
achievable. Using our extensive knowledge of the local rental market, we will
assess how much your property could fetch in the current climate.
rental valuation will take into consideration the location, size, standard and
condition of the property and whether it will be let furnished, part furnished
the assessment we will be happy to discuss the lettings process with you and
answer your questions.
are first time landlord you will have plenty of opportunity to find out more
about what is involved in letting a residential property.
Effective advertising and marketing
James Kristian we use the very latest technology and proven marketing
techniques to advertise our rental properties.
Our own website www.james-kristian.co.uk is responsive, which means it automatically optimises the display to work and look good on smartphones and tablets.
gives your rental property the highest possible online exposure, whichever
device your potential tenant uses.
Our online marketing activity includes social media through our Facebook pages and Twitter account. We supplement this with press advertising, email marketing campaigns and our distinctive ‘To Let’ boards.
tailor our marketing approach to the type of tenant you are looking for to
attract genuine interest.
instructed, one of the first things we do is to match a property with our list
of waiting tenants and send them your property particulars by email with alerts
via SMS text message.
quality photography and floor plans are fundamental to presenting your rental
property in the best possible way.
Kristian takes the time to capture the best picture of each room and show off
its best features, ensuring every picture looks professional.
is a primary factor for people when choosing somewhere to rent and our online
property particulars include information on transport links, schools, shopping
and leisure facilities and other local amenities with useful maps of the area
Securing the most suitable tenant
landlord, you need peace of mind that the right tenants will be living in your
property. All potential tenants on our rental database are pre-qualified by us
before we carry out viewings to ensure they are suitable.
property viewings are accompanied and conducted by a fully trained member of
our team and we provide prompt and honest feedback.
keep you up-to-date on progress and will let you know as soon as someone
applies to rent your property.
up tenant references and credit checks on your behalf using a specialist
vetting process is a critical step in securing a reliable tenant for you.
Preparing you property to let – the legal essentials
experienced lettings team will provide the latest information and guidance to
ensure you meet all your legal obligations as a Landlord.
All properties for rent must have an Energy Performance Certificate (EPC) before any marketing or viewings can take place. An EPC rates energy efficiency and its environmental impact and is valid for ten years for rental properties.
of the EPC must be made available to tenants before entering into a tenancy
agreement. If you do not have an EPC for your property, James Kristian can
arrange an inspection for you.
the Gas Safety (Installation and Use) Regulations 1998, landlords have a legal
obligation to make sure all gas pipework, appliances, fittings and flues are
safe to use and maintained in a safe condition.
gas appliance and flue must be tested for gas safety every 12 months.
A Gas Safety record must be provided to existing tenants within 28 days of the annual safety check, or to new tenants before they move in, and you must keep copies yourself for two years.
installation, maintenance and safety checks must be carried out by a Gas Safe
registered engineer. We can arrange this for you.
and Furnishings (Fire Safety Amendment) Regulations 2010
furniture and soft furnishings supplied in a rented property must comply with
includes, but is not limited to, bed frames, mattresses, headboards, sofa beds,
pillows, cushions, seat pads and any garden furniture that may be used indoors.
which comply, will have a suitable permanent label attached. All non-compliant
items must be removed before a tenant moves in.
Bedding, carpets, curtains and any furniture made before 1950 are exempt.
are required to ensure that the electrical installation in a rented property is
safe when tenants move in and maintained in a safe condition.
Although not a legal requirement, it is strongly recommended that you have the property inspected and tested by a registered electrician every five years and arrange Portable Appliance Testing (PAT test) once a year, to ensure electrical appliances are safe and fit for purpose.
Smoke and carbon monoxide detectors
regulations introduced in October 2015 require landlords to install smoke
alarms on every floor of their rental property and test them at the start of
every tenancy, and to install carbon monoxide alarms in high risk rooms such as
those where a solid fuel heating system is installed.
Health and Safety Rating System (HHSRS)
own a property and rent it our, your local council may decide to do an HHSRS
inspection. Inspectors look at 29 health and safety areas.
Consent to Let
property is mortgaged, you must obtain written consent to let from your
mortgage lender. If it is leasehold, your lease may require written consent
from your landlord before you can sub-let.
Houses in Multiple
If your property is let to at least three tenants who
share toilet, bathroom or kitchen facilities but are not from one household or
family – sometimes called a ‘house share’ – it is a House in Multiple
Depending on the size of the property, the number of
tenants and the area, you are likely to need an HMO licence from your local council
plus an HHSRS inspection. We can advise you on this.
Landlords are required by law to take out buildings
insurance for rental properties. We advise our clients to also consider
contents insurance and policies to cover rent guarantee and legal expenses.
Letting your property – moving your tenant in
experienced lettings service ensures everything is in place for a smooth and
trouble-free start to renting out your property.
a legally binding agreement, setting out the rights and obligations of both
Landlord and Tenant.
residential properties are let on an Assured Shorthold tenancy (AST) for an
initial fixed term of 6 or 12 months. We will prepare all the paperwork and
draw up a comprehensive legal document for signing.
are fully managing your tenancy and rental property for you, then the tenancy
agreement will include those activities we will be responsible for on your
Inventory / Schedule
the inventories produced for James Kristian clients contain a full written
description of the property, it’s contents and schedule of condition inside and
out, including the walls, flooring and all fixtures, fittings and furnishings.
offer market leading 360° photographs to protect our landlords, this provides a
crucial legal reference in case of any discrepancy or claim against a tenant’s
deposit at the end of a tenancy.
it is the tenants’ responsibility to pay utility bills and council tax. We can
organise all meter readings and arrange the transfer of water rates, gas,
electricity and Council Tax accounts to the tenant.
deposit is paid by the tenant at the start of a tenancy to safeguard against
If we were
not providing our Fully Managed Letting Service to you, then you would need to
register the deposit with a TDP scheme yourself.
should be aware that there are significant penalties for failing to comply with
deposit protection requirements.
Right to rent check
of properties throughout England must check that the prospective tenant has the
right to rent before letting them a property.
government legislation was introduced, if not completed correctly large fines
can be imposed for none compliance.
licensing requires landlords who privately rent out properties in the
designated area to obtain a licence from the Council.
& Sefton councils have already introduced this and Landlords are required
to meet a range of licence conditions, and show that they have appropriate
management arrangements in place.
Day to Day Management
you tenant has moved in we can take care of your property, tenancy arrangements
and your landlord duties throughout the tenancy and beyond
should provide at least one set of keys for each tenant. Where we will be
managing the property for you, we will also require a full set, which will be
coded for security purposes. We can arrange to have duplicates cut.
Occasionally, tenants may experience financial
difficulties and our rent collection service includes chasing any late
We will notify you at the earliest opportunity of any
rent arrears. You can protect against loss of rental income with an insurance
policy; we can suggest one if you wish.
pay the rent to landlords monthly by BACS (net of our fees and any
disbursements, bills and income tax if appropriate) and provide monthly income
and expenditure records.
Rental income and
landlord, you are responsible for assess your own tax for rent received. Below
is some basic guidance on taxation matters relevant to landlords; however we
would always recommend you seek independent financial advice from an accountant
on tax matters.
income is liable to tax, although a number of expenditure items can be offset
against rental profit. You also need to pay Class 2 National Insurance if the
work you do counts as running a property business.
the Non-Resident Landlord (NRL) Scheme, your lettings agent will need to deduct
tax from the rental income and pay the tax directly to HM Revenue &
choose not to use a lettings agent to collect rent, then your tenant will be
legally responsible for collecting and paying the tax to HMRC.
landlords living overseas can apply for approval to receive rental income with
no tax deducted. Full details of NRL Scheme are available from HMRC.
Inspections, maintenance and repairs
practicalities of being a landlord can be very time-consuming. With our Fully
Managed Letting Service we take care of all the day-to-day management and
upkeep of your rental property so you don’t need to worry about it.
carry out regular routine inspections – usually quarterly – at a mutually
convenient time agreed with the tenant.
identify any problems we will advise you and, depending on our agreement with
you, we can arrange for repairs and any work to be done on the property and pay
for this out of the rent received.
an in house team of trades people as well as a network of reliable and
trustworthy contractors we can call on to deal with routine repairs or
emergencies at very competitive rates.
Tenancy Renewals, reviews and notices
handle all tenancy renewals, including rental reviews, for you. If you decide
to increase the rent we will issue the relevant notice informing your tenants.
wish to end a tenancy, we will serve notice to your tenants in line with all legal
process and timing requirements and manage all the end of tenancy
End of tenancy checks and deposit returns
end of a tenancy the landlord should ensure the property is in a good, clean
condition before the tenant checks out, take back the keys and formerly take
possession of the property.
there are no issues and all paperwork is completed, utility companies notified
and you have a forwarding address for the tenant, the landlord should return
the tenant’s deposit.
all included as part of our Fully managed Letting Service.
landlord wants a vacant property. If a tenancy is not renewed, we offer
landlords who take our Fully Managed Letting Service an automatic property
appraisal, rental valuation and remarketing service until we find a new tenant.
Piece of mind for busy landlords
our Fully Managed Letting Service and all you have to do is sit back and enjoy
the rent. Your dedicated Property Manager will take care of everything and keep
Once your property is let the work doesn’t stop there.
Today’s tenants can be quite demanding, expecting maximum value for their
Whether it is fridge failure or a leaking shower, you
can be sure any tenant will want a swift repair, however inconvenient the
timing may be for you.
is why our clients value our full property management service where we look
after any repairs and tenancy issues for you.
for your peace of mind, we also visit the property regularly and organise any
maintenance and safety compliance checks, assuring you that your property
remains in sound condition and your legal obligations are met.
will have your own Property Manager who will look after every aspect of the let
and your property throughout the life of the tenancy. Our landlord clients tell
us they appreciate the continuity and accountability of a single point of
Pop in for a chat
If you are
looking to rent out a property or you already do and may be looking for
management, then why not pop into our office in Waterloo for a chat to see how
James Kristian can help you.
One of our
friendly staff is on hand to give you the best advice on how to let out your
property with minimal fuss.
important to speak to a mortgage advisor at the start of your process, as this
will give you a realistic figure for you to work with, then you can start
looking for properties that fall within your budget.
Time To Do Your Research
Now you have
a figure in place, and a mortgage in principle its time to research properties
in your price range.
Do you want
to buy a house or an apartment? Do you have a specific area in mind?
You may want
to stay close to work, or have good transport links, these are all important
things to consider when looking for place to buy.
research is a vital part of the process as you consider what you can afford,
what type of property you want, and where you want to live.
Get Your Ducks In A Row
Now you are
actively looking for your first home its important to make sure you have all
the correct items for the purchase.
considered for a mortgage you will have to provide proof of income, utility
bills and bank statements.
So make sure
you can have easy access to all the essential paperwork, it is best to plan in
advance and know where they are.
If you start
the process and the provider asks you for your financial details, you can delay
the process for yourself if you don’t have everything to hand.
ahead and get your paperwork in order before you start making offers.
Start Your Search
Now you have everything in place its time to start looking for your new home. You can search online at your local estate agents, or use Right Move to look for properties.
You can use
filters to set your location and price range, and this will return a range of
properties that fit your requirements.
This is an
excellent way to start the viewing process, once you have a list of properties
you’re interested in, you can then contact the estate agent to arrange
Its best to
view during daylight hours as this will help give you the full perspective on
the property and the surrounding area.
If you plan
on doing multiple viewings in a day, then allow enough time to make the journey
you will find your dream home on your first viewing so be patient in the
process and you will find success, it’s important not to rush.
Make Your Offer
have found a property you would like to buy, its time to make your offer.
Working with your estate agent to liaise between you and the seller to make the
tempting to want to under offer on the price and make a bit of a saving, but
its important to not offend the seller and scupper the deal.
your estate agent before you make your offer and see if there is any wiggle
room on price, then once you have established what a sensible offer is, your
estate agent can make the offer to the seller.
you have your offer accepted you are well on the way to owning your first home.
Take Care Of The Paperwork
Now you are
good to go its time to get the ball rolling with the legal side of the buying
process, you can instruct your solicitor to take care of the conveyance for the
another area where patience is required as depending on the speed of both
solicitors for seller and buyer, it can sometimes be a drawn out process.
It pays to
keep in touch with your estate agent as they can help liaise with both parties
to help the process move quickly to completion.
Collect Your Keys
everything has moved along and contracts have been exchanged, its time to pick
up the keys. You are at the end of the process and the owner of your first
agent will have the keys waiting for you to collect and you are on your way.
Before you even start looking at properties
you should seek advice from an independent mortgage broker. They will be able to look at your details and
run the best deals for you from a range of mortgage providers.
If everything checks out they will be able to
get you a mortgage offer in principle.
Then you will know how much you can lend, and
start your search for a house.
Part of being accepted for a mortgage is
credit checks, so its vital you speak to a broker to get you a mortgage, if
your credit history isn’t great, then this will be highlighted as part of the
This can be a real blow if you are expecting
to move forward seamlessly, so take the time to put your ducks in a row, and if
you haven’t yet spoken with a broker and are wondering about your credit
status, you can use this free
credit checker to make your own investigations.
Then once you have your mortgage in place you
are ready to start viewings.
Appointments are made to be met
When you book an appointment to view a property
you put the owner on alert to make the house look great prior to your arrival.
They may have spent a considerable amount of
time getting the place ready the day before, and went to some expense buying
What also happens is in the back of their
mind they are thinking is your visit may lead to a sale for them, so they start
getting their hopes up in anticipation.
So once you have made a booking to view a
property, make it a priority to attend, and at the arranged time.
If for some reason you are going to be late,
then call ahead and let the estate agent know, and they will inform the seller.
If for some reason you can’t make the viewing,
again inform your estate agent at the earliest convenience so they can
rearrange for you.
You can imagine yourself if you were the
seller and the viewer didn’t show without any warning, I’m sure you would be
disappointed after making the effort to get the place ready for you.
So all we ask is for as estate agents is a
little consideration if you can’t make a viewing, and we can rearrange another
time that suits you best.
Not every home is suitable for you
One of the things estate agents rely on is
feedback from viewings, and quite often if a viewing doesn’t go as planned for
the viewer; they can be a bit coy on the reasons that put them off making an
Some people just feel uneasy about giving
negative feedback, but its ok because it helps the estate agent to speak to the
seller and relay the issues that prevented an offer.
The estate agent can then feed back to the
seller and hopefully improve issues that may be preventing the sale.
So feedback is great, even if its negative as
this help us make improvements for the next viewing and help the seller to gain
Is your offer credible
Everyone likes a bargain, and if you want to
be taken seriously as a buyer then your offer must be based on facts.
It never ceases to amaze agents how low
people can go from the asking price and expect a sale.
There may well be room for some negotiation
on price depending on the sellers position, however you can quickly sour that
position and offend the seller if your offer is ridiculously low.
So be realistic when you bid, take some time
to look at the prices of houses in the same street, or nearby.
This will give you an idea of what you can
offer realistically, especially if you have viewed a house and really liked it,
if you offend the seller with your offer it may be something you regret in the