Why choose Aqua?
Aqua Lettings understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you, the Landlord, with the best possible service and the right tenant for your property.
With over 20 years’ experience in Property Management, we never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agents your asset will be in professional and caring hands.
As a small firm, we can offer you a personal service, with attention to detail and a high standard of competence and professionalism.
We’ve been landlords ourselves for over 10 years and have been working in Housing Management for over 20 years. We understand your concerns and have dealt with and resolved many issues.
Our fees are competitive and may be open to negotiation dependent on the level of Service required.
We are particularly committed to investment Landlords and savings can be made on the smallest of portfolios
Carefully Selected Tenants
Drawn from a continually updated register, all our prospective Tenants are thoroughly referenced and credit checked. In some cases, we will also require a guarantor.
Our Letting Only Service includes marketing of the property, carrying out viewings, leading to the introduction and vetting of a prospective Tenant. Once approved, we will prepare the tenancy agreement, and if required carry out an inventory.
Following this, the first month’s rent and usually a tenancy deposit is collected and credited to the Landlord less our agreed fee. Managing the tenancy, including the maintenance and rent collection, will then be the responsibility of the Landlord.
This is our Inclusive Service, which provides for the marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. Once approved, we will prepare the tenancy agreement, and if required carry out an inventory. The Tenant will then be checked in against the inventory.
The monitoring, collecting, and processing of rental payments is also an important part of our Full Management Service. Rental balances will be credited automatically to the Landlord’s nominated bank account, less our agreed monthly fee.
During the tenancy, we carry out periodic inspection visits. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) arrange or recommend any necessary repairs up to an agreed amount.
Towards the end of the tenancy, we liaise with the Tenant, with a view to renewing the tenancy agreement, or arranging to check them out and re-advertising the property to let. This Service is suitable for Landlords who are not residing locally or would rather not deal with the Tenants directly, preferring all aspects to be handled by an Agent.
We offer a competitive fee structure and can offer reductions on our standard charges for multiple property portfolios. (Please see sheet). Please telephone or email us to discuss your requirements.
PREPARING THE PROPERTY
We believe that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property, in good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
Electrical, gas plumbing, waste, central heating, and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords responsibility unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum, you will need to provide decent quality carpets, curtains, and light fittings. Remember that there will be wear and tear on the property and any items provided.
Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner’s risk. All cupboards and shelf space should be left clear for the Tenant’s own use.
Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard. However, few Tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by our regular gardener.
At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy, it is the Tenants’ responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
INFORMATION FOR THE TENANT
It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.
You should provide one set of keys for each Tenant. Where we will be managing we will arrange to have duplicates cut as required.
Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly, and compliant with current legislation. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us.
If your property is mortgaged, you should obtain your mortgagee’s written consent to the letting, or have a specialist ‘Buy To Let’ mortgage.
If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.
You should ensure that you are suitably covered for letting under both your buildings and, if necessary, contents insurance. Failure to inform your insurers will invalidate your policies. We can provide information on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.
BILLS AND REGULAR OUTGOINGS
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However, where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.
COUNCIL TAX AND UTILITY ACCOUNTS
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however, British Telecom will require instructions directly from both the Landlord and the Tenant.
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete Service, we will if required to arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.
WHAT IS AN ASSURED SHORTHOLD TENANCY?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property providing two months written notice is given to the tenant.
HEALTH, SAFETY & OTHER LEGAL REQUIREMENTS
The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.
Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998, all gas appliances and flues in rented accommodation must be checked for safety at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.
There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are ‘supplying in the course of business’. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation – ‘Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your ‘duty of care’, is to arrange such an inspection and certificate.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950 and certain other items. Non-compliant items must be removed before a tenancy commences.
During any period beginning on or after 1st October 2015 while the premises are occupied under a tenancy (or license) the landlord must ensure that a smoke alarm is equipped on each storey of the premises. As regards individual flats located on one floor then there will have to be at least one alarm within the flat itself or alternatively are provided outside the flat on the same floor of the building, i.e. a communal alarm. Likewise, for flats comprising more than one storey, there will need to be a smoke alarm on each floor. It is paramount that smoke alarms are tested on occupancy and that the tenant is informed that it is their responsibility to test them on a monthly basis throughout the tenancy.
IS YOUR PROPERTY A HOUSE IN MULTIPLE OCCUPATION (HMO)?
If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants, not all related in any property, it is still likely to be an HMO, and special Management rules will apply.
THE HOUSING HEALTH AND SAFETY RATING SYSTEM (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.
THE DISABILITY DISCRIMINATION ACT 2005
The DDA 2005 addresses the limitations of current legislation by extending disabled people’s rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people.
RIGHT TO RENT
The Immigration Act 2014 introduced the concept of ‘right to rent’ to the private rented sector. This requires landlords and agents check the immigration status of their prospective tenants at the outset of the tenancy. Landlords must not authorise an adult to occupy a property as their only or main home unless they can establish the adult has a right to reside in the UK. This means landlords are now required to check the identification of everyone who is over 18 and expected to occupy the property. We can advise and check tenants’ immigration statuses.
ENERGY PERFORMANCE CERTIFICATES (EPCS)
EPCs are required for all tenanted property in England & Wales, Scotland, and Northern Ireland. Landlords offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPC is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.
If you are a letting agent or landlord you will have a responsibility under health and safety law to carry out risk assessments on your rental properties for Legionnaire’s disease, and if necessary, take action. We can arrange this for you.
OVERSEAS LANDLORDS AND INCOME TAX
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such an exemption.
TENANCY DEPOSIT PROTECTION
All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales, Scotland, and Northern Ireland must now be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes. More information on request.