Here at No Letting Go, we’re always looking to expand and strengthen our national coverage. This is why we’re excited to announce the opening of four new franchisee offices. Let us introduce you to the new members of our team.
Sam Wilkinson Open a No Letting Go Office in Preston
With a strong background in property sales, Sam Wilkinson has previously worked with an established estate agency. Originally from Kent, Sam relocated to the North West a number of years ago due to family work commitments.
With her property experience, Sam saw an opportunity for setting up her own inventory business. On her hunt for the perfect inventory software to support her business, she found us. “I came across No Letting Go while looking into their Kaptur software, I was so impressed with their business processes that I decided to join the company”. We couldn’t be happier to have Sam on board in the North West.
John Farrell Open a No Letting Go Office in Uxbridge
John Farrell, from Ealing, enjoyed a long and fruitful career in teaching. John developed a strong interest in property investment. Already a hands-on landlord, he began his search for business opportunities in the property market. This is where he encountered No Letting Go.
“The rental market is such a strong market, I really wanted to find a business opportunity that serviced this industry. No Letting Go has a proven track record as a national brand. It was an easy decision for me to build a business with the No Letting Go team.”
Claire and Martin Parfitt Open a No Letting Go Office in Southampton
Claire and Martin Parfitt, current owners of the Portsmouth office have expanded into neighbouring Southampton. Claire has worked as an inventory professional with large agents and No Letting Go for the last 13 years.
Martin has recently moved from his position as a Facilities Manager to aide Claire in establishing the business. “We are really excited about our expansion plans into Southampton, there are many excellent letting agents in the area in addition to a high level of student lets”.
Tammy and Peter Edwards Open a No Letting Go Office in Peterborough
This month, Tammy and Peter Edwards will be opening an office in Peterborough. After searching for a service business opportunity in the property sector, the couple opted to work with No Letting Go. Extensive research into property inventory businesses led them to us.
“We were really impressed with No Letting Go’s technology, marketing and the Head Office team have been very supportive too. We are really looking forward to working with Lettings Agents and Landlords in the Peterborough area”.
If you’re looking for a lucrative, independent and flexible career in the booming UK property sector, we want to hear from you. Find out how to become a No Letting Go franchisee here.
We are very proud to announce yet another success in franchisee Rachel Farr’s career with No Letting Go. Rachel has been handpicked as a finalist for the Woman Franchisee 2017 EWIF Awards. Being shortlisted for this prestigious award comes only months after she won the NLG franchisee awards for Best Regional Office, Busiest Office, Customer Service and Franchisee of the Year. Here’s her story so far.
The Beginnings
Rachel initially purchased the Bath franchise in 2014. Originally attracted to the reporting technology, Rachel saw an NLG franchise as an opportunity to step into a management role and quickly grow her business.
By 2016 Rachel was running the top performing office for No Letting Go, delivering over 200 property reports every month. She quickly saw the growth she was craving as her team soon grew to five members. Rachel developed her own mentoring and quality checking programme on top of that already provided by Head Office. This reiterated the core values of No Letting Go, and delivered a service that’s consistent, reliable and accountable.
A Motivated Team
Rachel’s ongoing care and attention to the service her team provides has led to a consistent and motivated team. Something which isn’t easy for solo workers to achieve. Each individual working for Rachel knows exactly what’s expected from them and are confident in her ability to guide them through any issues they encounter.
Each of Rachel’s team is self-employed. This adds an additional responsibility to her position. She must ensure each member has a consistent workload to support themselves. Rachel understands these needs and as a result ensures everyone supplies the very best level of customer service.
Business Development
Rachel takes an impressive approach to business development. In 2016, she completed a database of every letting agent within a 50 mile radius. She also maintains regular contact with all members of this database. This not only boosts NLG brand awareness massively but has led to an impressive reputation in the area. Being widely acknowledged for her reliability and quality, Rachel’s business development actions have led to a 39% increase in active clients in a year. The majority of which came from letting agent recommendations.
No Letting Go Development
Rachel’s key approach to business development doesn’t only stop with her personal ventures. She has also been a key player in regional improvements. She works closely with her three neighbouring franchises to support each other, share ideas and attend regional conferences. She has also worked with NLG Head Office to aid in the ongoing development of our technology. Rachel not only invests her time to understand her customers but does the same with her team and business too.
Family Life
All this is made even more impressive when hearing that Rachel welcomed her second baby into the world last year. Working through her pregnancy, Rachel continued to strive for building her business, reputation and team. Moreover, four members of her team also have to juggle their work with young families making their achievements even more remarkable.
The EWIF Awards
The EWIF Award ceremony will be held on Tuesday 16th May 2017. We will be sure to notify you if Rachel wins the Woman Franchisee Award. Everyone at No Letting Go wishes her the very best of luck.
If you’re interested in mirroring Rachel’s success and getting involved in a No Letting Go franchise, we want to hear from you. You can find out more about becoming a franchisee here.
It’s the three words landlords despise: wear and tear. But what does it actually mean? Is wear and tear an excuse for carelessness or can it be measured? Where does wear and tear end and damage begin?
We understand exactly how confusing the issue can be. We also understand how it can reflect upon a landlord or tenant. That’s why we’re bringing you our guide to fair wear and tear to offer some answers and solutions.
What is Wear and Tear?
This question is certainly a tricky one. The truth is, wear and tear differs from situation to situation and there are many grey areas.
Having said this, common sense must always be placed at the forefront. If you fit fresh white carpet in a bedroom, you can’t expect it to remain fresh and white a year later. If that same carpet is burnt and stained with red wine marks, it can be considered damaged.
There are a few key points that affect the definition of fair wear and tear:
- Length of tenancy – the longer the tenancy, the more wear and tear you’ll see.
- Number of occupants – the more occupants in a property, the more likely there’ll be wear and tear.
- Age of occupants – when there’s children in a property, there’s a higher chance of wear and tear.
- Quality of the property – if you’ve got a newly refurbished property, there should be little wear and tear. Having said this, wear and tear in new properties is far more apparent.
Negligence and Recklessness
If something requires repairing or replacing, intensive cleaning or the care of a specialist, it’s most likely been damaged. Holes in walls, burn marks and broken furniture are all examples of damage. It’s worth asking whether the issue has come about due to negligent or reckless behaviour.
How to Prevent Wear and Tear?
One of the best ways to deal with this problem is to prevent it from happening in the first place. If you want to maintain the original condition of the rental property, there are a few handy tips to keep any issues to an absolute minimum:
Decorate Appropriately
Don’t create a showroom house which looks perfect but will never be used. Furnish your rental appropriately for the property you have. This means opting for the durable fixtures and fittings which will stand the test of time. Buying cheap is tempting as a landlord but you’ll forever be replacing items.
Keep the Property Clean and Well Maintained
It sounds so simple but this really does go a long way. You set the acceptable standard for your tenant. If the property is immaculate when they move in, they’ll want to keep it that way, minimising cleaning costs at the end of the tenancy. Regular property maintenance will also help to avoid any nasty surprises at the end of the tenancy.
Be a Good Landlord
Again, this is pretty much as basic as it comes. If you keep the tenant happy and show your professionalism, especially in the event of a dispute, they’re more likely to treat the property with respect. Be prompt in addressing repairs and maintenance issues.
Make yourself easily available. If you show that you care, they will too.
Look for Long Term Tenants
This can be a little tricky but it’s worth it in the long run. Look for tenants that will actually stay at your property for an extended period of time. These long-term tenants are more likely to take pride and ownership of your property.
Regular Inspections
There are some very clear rules on how you must approach a landlord inspection – you can’t just turn up and take a look around.
Schedule in a quarterly inspection and make note of any wear and tear or damage before it gets too far. Address the issue there and then if needed. Inspections are a great way of quelling problems before they get too far.
Set Your Expectations
There’s no harm in outlining your expectations in the tenancy agreement from the very beginning. Explain to your tenant that the property will require regular cleaning and maintenance to ensure it stays in a good condition. Wear and tear in your property is just as important as any other property-related issue (such as unpaid rent) and should be treated as such.
One way to set your expectations is to provide tenants with a pre-check out service that gives them a better picture of the tasks they need to complete before giving back the keys. This can minimise wear and tear, prevent disputes and result in a smoother transition period.
What Constitutes Wear & Tear?
Here are a few issues you may encounter which should be labelled as general wear and tear:
- Small marks/stains on carpets
- Small scuffs/marks on walls
- Naturally worn down carpets
- Loose hinges/handles on doors
- Faded/cracked paint
- Frayed fabric
- Small tears/cracks on furniture
- Faded curtains
- Dirty windows
- Loose/tight tap handles
Examples of Damage
Like the above list, here are a few examples of what can be considered damage:
- Broken locks
- Broken doors
- Tears, large stains or burns on carpet
- Large scratches on wooden floors
- Burnt/split kitchen worktops
- Holes in walls
- Poorly painted surfaces
- Torn curtains
- Broken windows
- Broken toilet seat
An Inventory Check In & Check Out
One of the biggest issues surrounding wear and tear is the tenancy deposit disputes that occur when a landlord and tenant disagrees.
With No Letting Go’s inventory services, you’ll receive the peace of mind which comes with an impartial, fully documented check in and check out procedure. Our service is reliable and consistent producing reports which stand up to scrutiny during any dispute.
A thorough inventory report will provide evidence of the property and its contents at the start of the tenancy and at the end to help landlords and agents cover the cost of any damage made on the premises by the tenant.
Discover our property inventory services today.
The Franchise Show
No Letting Go is pleased to announce that we’ll be exhibiting at The Franchise Show on Friday 17th and Saturday 18th February. The event takes place at the Excel in London, and it’s one of the biggest shows of its kind in the UK. You can come and see us between 10am-5pm, where we’ll be talking about the lucrative opportunities that await in property inventory. The Franchise Show is completely free to attend and there are lots of useful seminars, workshops and even an advice zone for those who are considering buying a franchise.
This is the largest Franchise Show in the UK, and visitors will find plenty of useful information, no matter what stage of franchising they’re currently at. Come and say hello to the No Letting Go team to find out about the growth of the inventory market and whether this is the right industry for you. We’re always looking for the right people who we can work with who will be successful. Becoming a franchisee with No Letting Go could be the opportunity you’ve been waiting for!
If you’re interested then make sure you read up on our information about building a business in property services, and make sure you come and say hello during The Franchise Show 2017.
Kaptur is the latest mobile software released by No Letting Go. It provides quick, easy and compliant software for residential letting agents to complete compliance reporting in house. The system is unique in that it also gives the client the ability to outsource to a network of professionals as and when they wish. The software can provide different report formats for different uses, is workflow driven saving time and cost for clients and has a comprehensive editing and management suite to ensure reports are managed effectively.
The software is currently used by all No Letting Go offices, some external inventory clerks and residential letting agents throughout the UK. The system is also integrated into key suppliers such as Fixflo.
The opportunity for Kaptur is in the residential lettings market, residential sales market, block management and commercial property markets. No Letting Go see Kaptur as a partner to help save costs and develop efficiencies and as a tool to help generate stronger relationships with the market that will help grow all sides of the business. It is also an entry point tool for new markets and is by its very nature, very scalable.
This is an excellent opportunity to be part of a great new product that you can make your own.
Scope of the Role
The role is to initially establish Kaptur as one of the key mobile compliance/inventory software providers by selling the solution to potential agency clients. Using existing contacts, the No Letting Go franchise network and your own existing or developed relationships, you will sell the service to meet your targets. This will initially involve following up on leads, completing online demos, setting and managing trials, carrying out face to face client meetings but you will be expected to carry out industry presentations, source and develop partnerships and manage these to a profitable outcome.
Whilst the software is already being used by the market, January 2017 sees the release of the IOS version of the software with several new enhancements for the android versions. Your role is to build on the successful launch of the software by developing existing and new accounts and developing long term relationships, building a strong pipeline.
You will be required to deliver projected revenue and deliver on other key performance indicators related to the ongoing growth of the business. The role will require you to work closely with the CEO, Marketing Manager, Customer Support Teams and the No Letting Go franchisee network.
Target Markets: Business-to-Business Residential and Commercial Property Management Market, PRS, Student Market.
Key Accountabilities
Key Performance Indicators:
- Monthly Revenue
- Client Retention
- Franchisee Kaptur revenue
- Activity (demos, trials)
- Number of new clients
- Growth of existing accounts
- Source and develop new partners
- Marketing Manage costs of service delivery
As the key sales person, you will also play an active role in the development of the brand. This will involve business development including:
- Developing and rolling out national marketing campaigns for your target markets working with the marketing department.
- Identifying opportunities for campaigns, services, and distribution channels that will lead to an increase in sales.
- Working with nominated franchisees to deliver on budgeted growth targets, maintain communication and increase profitability for all parties
- Set up meetings between client decision maker and key franchisees and/or management team.
- Managing and nurturing the client relationship team to ensure the highest productivity whilst keeping motivation levels high.
- Submitting monthly progress reports and ensure accuracy of all data (pricing, invoicing etc.).
- Attend all shows/seminars/conferences.
- Attend some regional franchise meetings.
- Monitor daily and weekly deliverables.
Personal Attributes
This person needs to be a self-starter, disciplined and very driven to meet targets, someone that can work well with people and get the best from them.
The key initial requirements of this role will be for a person with an excellent telephone manner, who can quickly build rapport with a prospect quickly and be viewed as knowledgeable and trustworthy. In addition, it is essential that they are organised and administratively competent.
The successful applicant will be required to learn the fundamentals of the inventory business with respects to SaaS.
Requirements
The candidate is likely to come from either a property, property services or software services/licensing background with a good understanding of SaaS. Will have a proven sales track record at all levels, excellent communicator both internally and externally, excellent telephone skills and able to represent the company at the highest levels.
The successful candidate will be one who can show that they can work from the bottom up, make sales and develop new business accounts for the long term. We are looking for the candidate to be passionate and enthusiastic, wanting the service to be a success.
Induction and Training
A detailed induction programme will be compiled involving all parties involved. This will include IT support, Marketing and Management.
Reporting Line
Initially to CEO and Marketing Manager.
Salary: £25k + commission, OTE £35k + company package.
Offices are based in Swanley (National travel will be required)
Office hours are 09.00-17.30 Mon-Fri
How to Apply
To apply, email your CV to [email protected].
Being a landlord isn’t easy. There can be some great highs to the job but some real lows too. Landlords are often hit with unnecessary and avoidable costs. It doesn’t have to be this way. We’ve put together a few insightful tips to help you save money and keep costs down.
Choose Carefully
This is critical to landlords. In this line of work, there’ll be many important choices to make. If you make the right decision, you’ll keep costs down. If your judgement isn’t spot on, you could face financial burden. The two most important decisions to make concern your property and your tenant.
If you haven’t bought your property yet, consider the location carefully. Do as much research as you can. A few metres in the right direction and you’ll be quids-in! Think about amenities too. Where’s the local school? How far is the nearest supermarket? Put yourself in the shoes of the prospective tenant and ask the questions they would.
Now think about the tenant. You should only take on great tenants. This sounds simple but the reality is quite the opposite. As a landlord you never fully know who you’re dealing with. It doesn’t matter where you find your tenants, there’s always a risk. Ideally your tenant will pay on time, be respectful and keep the property in good shape. Be sure to properly check and reference your tenants. Keep an eye out for suspicious behaviour or circumstances.
If you have issues with tenants speak to Landlord Action they deal with problem tenants, landlord and tenants disputes, squatters, rental debt collection and other housing matters in England and Wales.
Shop Around for Your Agency
Don’t be tempted to take the easy option. Shop around and find the right agency for you. Do you need property management services? Think about this carefully. Some landlords prefer the agent to deal with everything whereas others just use them to find new tenants. Alternatively, you could opt to do it all yourself. This option is growing in popularity. If you choose this, make sure you understand the correct procedures for tenant referencing.
Insurance
Alike your agency, shop around for insurance. Ensure you know what each plan covers as well as what you’ll pay. Never let your building insurance run out. If there’s a fire or incident and your property’s uninhabitable, you may still be liable to pay the mortgage. Consider taking out a Landlord Rent Guarantee insurance too. This is especially important if dealing with new tenants. This policy is relatively cheap and will safeguard your rent if a tenant falls into arrears.
Cut Void Periods
As a landlord, you should avoid lengthy void periods at all costs. These pose a serious financial risk and could lead to a few sleepless nights. If you find yourself approaching a void period, think about how you’re marketing the property. Consider the price of rent, its visibility online, how it’s presented and your availability for viewings.
Maintenance: Tradespeople Vs DIY
So you need some maintenance done? When bringing in tradespeople, it’s important to think about costs as well as reviews. Don’t go for the first you find and don’t necessarily go for the cheapest. You need the job to be done properly, as well as cheaply. If you’re considering a DIY fix, make sure you do a good job. You don’t want to be revisiting the same issue again in a few months. Sometimes the cost of bringing in a tradesperson is better than the time expenditure of doing it yourself.
Furnishings
Furnishing your property is a great way of adding value. Check out all options for this. Sometimes bulk buying furniture from retailers will get you a better deal. Why not look for second hand options? This can add a unique character to your property but also save you money. Take a look at auctions as well as sites like Freecycle, Gumtree, Ebay and Amazon.
Review Your Mortgage and Hire an Accountant
A landlord’s main expense is their mortgage. It’s good practice to regularly review this and ensure you’re getting the best deal. This can mean saving money immediately. Search around and see if there’s a better deal out there. If you’ve got extra money hanging around, consider making an additional payment on your mortgage. This can seriously lower your interest rates.
It’s said that a good accountant will save you more than their fee. For a landlord, hiring an accountant should be a serious consideration. There are plenty of legal tax exemptions and breaks that you could qualify for. Speak to an accountant, see how they can help. Ask them about the possibility of off-setting your expenses against your tax bill.
Get Your Inventory Right
Your property is your livelihood. As a landlord you have the right to deduct money from a tenant’s deposit if your property is damaged. With recent changes to the law, it can be more difficult than ever to do this – even if you’re in the right. If you haven’t got your inventory spot on, you’ve got no chance of recuperating any costs. By using an impartial and unbiased service like ours, the decision is taken out of your hands. We’ll undertake a comprehensive report of your property in a fair and unbiased way. If you’re sick of deposit disputes with tenants or simply want peace of mind, get in touch with us here.
This week Paul Shamplina, founder of Landlord Action and celebrity in the field of property, took to the Direct Line for Business blog to discuss the importance of getting your property inventory right. In this piece Paul discusses the need for property inventory services and recommends No Letting Go, explaining that the cost of the package is easily outweighed by savings and benefits. Paul also shed some light on the need for quality inventories and outlines what a landlord really ought to know. We’ve put together a few of his key points here for you.
Paul Shamplina’s Views on Property Inventory Services
Paul Shamplina writes about how landlords can ‘save a great deal of time and hassle’ by using property inventory services like No Letting Go. The benefits put forward by Paul centre upon the professional expertise and advice as well as the protection that comes with the impartiality of our service. Paul does rightly highlight the need for landlords to be selective in their choice of services, only opting for companies that are a member of The Association of Independent Inventory Clerks or The Association of Professional Inventory Providers. Paul ends his discussion of the topic with a strong recommendation for No Letting Go (a member of The Association of Professional Inventory Providers).
65% of Landlords Do Their Own Inventories
In the video accompanying Paul’s blog, he becomes animated at the mentioning of this statistic. As a landlord carrying out your own inventory you are ‘exposed to more risk of a deposit dispute’. Paul attributes this to most landlords not putting detailed, correct or required information on the inventory. With an impartial service, this is not a problem that would be encountered.
Additionally, Paul underscores the importance of landlord insurance as a critical safeguard, which, when coupled with a professional inventory service, further reduces the likelihood of financial losses arising from property damage, legal disputes, or unpaid rent, thereby securing the landlord’s investment with an added layer of protection.
Property Inventories on Unfurnished Properties
Paul’s article highlights a topic that we’ve encountered many times. Some landlords are led to believe that an inventory is only needed for furnished properties. Paul reiterates that this is not the right view to take. Decoration and condition of the floors, walls and garden should all be noted in the inventory. Mould and discolouration can appear very quickly if your property isn’t being maintained properly, the inventory will detail this clearly. If you do not include an inventory with your property, irrelevant of furnishings, you are opening yourself up to the potential of losing any deposit costs that you may wish to hold back.
Mid-Term Inspection
Paul Shamplina goes on to highlight the importance of a mid-term property inspection. This visit is the ideal opportunity for you, as a landlord, to check that the property is being looked after in the correct way. The best time to do this is after at least three months of the tenant being in the property, though this is at your discretion. Don’t forget that by law you are required to give 24 hours written notice of any inspection. We highly recommend that you are flexible with your approach to inspections, this will help take the intimidation factor away from the process.
If you need help with difficult tenants visit Landlord Action.
Are you looking to take away the stress and hassle of writing your own inventory? Get in touch to find out more about our property inventory services.
Rachel Farr is already on the path to growing her franchise business in Bath. Having joined the No Letting Go team just a few months ago, Rachel is already expanding her business with the help of two inventory clerks.
Rachel originally ran her own inventory company in Bristol and came across No Letting Go whilst on a Property Inventory Management training course. Here she explains why she decided to switch from working independently to being part of the No Letting Go franchise network: “In short it was No Letting Go’s systems that impressed me so much” she recalls.
Online Inventory Tools to Make Life More Manageable
“Whilst I was still running my own business I started to do some work with No Letting Go as an affiliate working on some of the company’s national contracts in the Bristol area where I was based at the time. Letting Agents want easy access to their inventories and online systems are the obvious solution. I was using a simple online inventory tool to generate inventory reports and log photography which worked okay but once I’d started to work with No Letting Go’s system I knew I had found a superior system; I found the software so user-friendly I knew it would make my life more manageable, that I would be able work more efficiently freeing up valuable time to grow my business. In the end it was an easy decision really.”
Rachel and her family took the opportunity to relocate to Bath, “I am loving being my own boss and with the additional backing and support of the No Letting Go team I have the best of both worlds,” she added. “I enjoy the variety, every day is different and the freedom to manage my own time and the flexibility that I have as a result is wonderful.”
Become a No Letting Go Franchisee
If you feel inspired by Rachel’s story then don’t hesitate to get in touch with a friendly member of our team on 01322 555 128. We can provide you with all the information you need regarding franchise packages and how you can become a successful ‘No Letting Go’ franchisee just like Rachel. Take the first steps and contact No Letting Go today.
We are very pleased to announce that we have been accredited with the Bronze award for Supplier of the Year in The Times and Sunday Times Lettings Agency of the Year 2016 Awards. This is an honour as we were not only competing with inventory businesses but with all types of suppliers including compliance, maintenance and software companies.
This award is the only one of its kind which focuses solely on Lettings. We have been commended in this category for offering an exceptional standard of inventories and reports to both agents and property management companies alike. Those who carry out our reports have been hailed as ‘highly qualified and reliable’ while the reports themselves are praised for their capability of being able to endure extensive inspection.
Stopping Disputes at Their Source
The rate of disputes over our reports is virtually non-existent. This is a direct result of our training academy which has also been applauded for its proactive approach to dismantling the opportunity for disputes at their source. Our training academy offers residential courses on inventory management and a mentoring scheme which has been set up by our highly experienced Training Director.
Don’t just take our word for it
Client feedback has proven that the vast majority of our clients agree with all statements. We have scored exceptionally well on referrals and our ability to understand what our clients want to achieve for their landlords and tenants.
If you want to find out for yourself why our service is so highly revered, don’t hesitate to get into contact with us here.
The subject of lodger deposits has always been one of a great many grey areas for both landlords and tenants.
Given the fact that every penny of the deposit money technically belongs to the tenant or lodger, and that deposit disputes can take time and money, it is in everyone’s best interest to ensure both sides fully understand their rights and obligations.
From carrying out a comprehensive check-in inventory at move in, to knowing your rights as a landlord, letting agent or lodger – we explore how to negotiate the return of the lodger deposit.
What is the Difference Between a Lodger and a Tenant?
The difference between a lodger and a tenant is:
- A tenant pays rent and lives in a property you own but do not live in
- A lodger lives in the same property as you and pays rent
Negotiating the return of a deposit if you are a lodger, living in student halls or living at the same property as your landlord is a slightly different process to that of the standard rental property tenant.
The most important difference in regard to rights, is that landlords and letting agents are not required to place a lodger deposit into a deposit protection scheme.
In comparison, lodger agreements are called licenses rather than tenancy agreements and landlords are legally permitted to give a reasonable notice period anywhere from 14 days to 28 days. The time period should be set out in the original license and agreed upon by both landlord and lodger.
How Much Is A Deposit?
A standard lodger’s deposit tends to be one month’s rent. However, this isn’t fixed and some landlords and letting agents demand up to 6 weeks.
Negotiating the Return of a Lodger Deposit: First Steps
When the time comes to begin negotiating the return of a deposit, the first step is for the lodger to request the return in writing. Lodgers should write directly to the landlord and ask them to return the deposit, being sure to keep copies of all correspondence in both directions. You may be required to produce evidence of such requests at a later time, so it’s a good idea to hold onto them.
The best time to return the deposit to a former lodger is after they have moved out with their possessions and you have checked the room thoroughly for any damage.
Lodger Deposit Protection
What’s different about this particular scenario is the way in which lodgers are not considered short-hold tenants, which means the landlord is not under any legal requirement to protect deposits using an appropriate tenancy deposit scheme. This doesn’t necessarily affect lodger’s actual rights when it comes to the deposit in general but can affect the negotiation and deposit return processes.
Establish a Deadline
Most professional landlord inventory services in the UK agree that problems generally occur when lodgers are not direct and/or demanding enough when it comes to requesting what is rightfully theirs. If the deposit should have been returned but has not, the best course of action is to begin with a written request for its immediate return with a specified deadline – something like two weeks.
Lodgers can also take the opportunity to ask in the letter why the deposit has not yet been refunded, along with whether or not they can expect any deductions to be made and the respective reasons.
If unsure how to go about this, there are plenty of useful templates available online.
Lodger Deposit Disputes and Deductions
As a lodger landlord, you are required to clearly list and explain any deductions to be taken from the deposit. If you fully agree with your lodger that the deductions are fair, you can confirm your agreement and arrange for the remaining deposit to be refunded.
If deductions are made, though no breakdown or explanation is provided, lodgers can request that this is done urgently. And if there are any deductions you do not agree with, you may need to dispute the deposit.
What are Reasonable Deductions?
Landlords and letting agents can deduct money from the lodger’s deposit if the lodger has any outstanding rent or if they have caused any damage to their rented living space. Damage above the level of fair wear and tear could include damage or stains on furniture or furnishings or missing items from the inventory.
Lodger Agreement Deposit Return: Court Action
From time to time, disputes cannot be resolved through talking alone and you may find that your lodger takes court action. Lodgers can also claim online through the Courts & Tribunals Service.
For a claim to be successful, it will need plenty of documented evidence of attempts to recover the deposit manually, as well as evidence in regard to the condition of the rented space at check-out.
Landlords do have the option of making an offer before the case proceeds any further.
Don’t Skip the Inventory Report
One way to ensure the return of the lodger deposit goes smoothly, without resorting to the courts is to have a detailed inventory report in place.
A professional inventory report can;
- Provide evidence of the condition of the room or property at the start and end of the lodging period
- Provide evidence of the condition of furniture and furnishings
- Provide lodgers with check-out information to minimise disputes
If you’re a resident landlord or a letting agent looking to take the stress out of the inventory process, find out how No Letting Go can help with our wide range of property inventory services.