In a rapidly changing world, the property management industry needs to keep up. With the widespread digitisation of products and services taking over almost every sector, estate agents, property professionals and landlords alike will need to stay on the pulse.
PropTech has become one of the latest buzzwords on everyone’s lips. However, this doesn’t look like a passing fad. Not only could property tech improve the property market, but it could completely transform it for the better.
With this year’s Future PropTech event coming up, we thought it was a good time to explain what PropTech is, and why as a landlord, you should embrace it.
What is PropTech?
Firstly, let’s try to define this much-used term.
PropTech, or property technology, refers to the digital transformation of the property industry. This includes innovative technology products to improve the real estate industry as a whole. From 3d printing and machine learning to big data and virtual reality, real estate technology is ramping up a gear.
So, how could PropTech benefit you as a landlord or real estate professional?
Simplifying Tenant Checks
There’s a lot that goes on behind the scenes for property professionals when letting a property. From tenant checks to inventory management, the list goes on.
New, smart technologies could help simplify and streamline some of these processes.
Moving potential tenant checks into the online space could be key in managing workloads. PropTech innovations can help this happen, by providing easy online systems or applications. These online systems can conduct credit checks, employment history checks and process references, all at a few clicks of a mouse.
Finding the Right Tenants
Artificial Intelligence (AI) is making waves in the private rental industry and could help landlords and tenants alike find the perfect match.
By providing accurate data, smart algorithms can pair landlords with the right tenants, eliminating unsuitable partnerships and saving time.
The Badi Platform, for example, helps novice landlords rent out spare rooms safely and securely.
Smart PropTech in the Home
Smart technologies using Internet of Things (IoT) technologies are becoming increasingly popular and widespread.
Smart meters, smart security and intelligent temperature control in the home, for example are all big attractions for potential renters. To stay ahead of the competition, getting excited about these advancements could benefit you as a landlord.
We’re not saying that every tenant now expects a smart fridge that monitors its contents, but high-speed broadband could be a game changer in today’s rental market.
Handy Mobile Applications for Landlords
Mobile apps are a great way of staying on top of your portfolio. There is now a growing number of mobile apps for landlords designed to save time and make your life easier.
From tracking rent to keeping important documents safe, there’s now an app for everything! There are apps for setting key reminders such as when to update your gas safety certificate, and apps to help advertise your property to the right tenants.
For busy landlords, these organisational miracles are worth getting excited about!
Collecting Rent on Time
It’s become so prevalent now that we can barely remember our lives without it but setting up online direct debits is all thanks to these new technologies!
By setting up regular, online payments with your tenants you can feel reassured that your rent will be delivered to your bank account on time, without having to chase it up.
This process has become even quicker and easier with the development of mobile banking, meaning you can access vital information and make emergency payment transfers on the go.
These technologies are evolving all the time, so who knows how convenient rent collection could be in a few years’ time!
Streamlining Maintenance Work
For landlords with several rental properties in their portfolio, dealing with routine maintenance can feel never ending.
New PropTech technologies can take the hassle out of maintenance by providing convenient apps and systems to make requesting and performing maintenance tasks easier than ever.
For example, a tenant could report a broken boiler on an app, which could then be assessed for level of urgency, then a message could be sent to both you, the landlord, and your chosen engineer or tradesperson. Uploading photos of the repair needed also cuts out the middle step of the landlord or letting agent visiting the property to assess the issue.
360 Virtual Reality Tours
Virtual reality is becoming more prevalent everywhere we look, including within the real estate market.
Virtual tours of properties allow buyers, sellers and renters to view buildings remotely. For example, if you’re a landlord living in a different country to your rental property, a virtual tour allows you to inspect your investment without the hassle and expense of travel.
It’s also a big draw for potential tenants who are often time-poor and can help your property stand out from the crowd in an increasingly saturated market.
No Letting Go provide a nation-wide 360 virtual tour service for all types of properties with a speedy 24-hour turn around. Our tours can be embedded into any compliance report or be used in commercial sales and marketing literature. A VR tour is a great way of providing a thorough inventory for tenants or for inspecting derelict or uninhabited buildings.
Future PropTech 2019
Future PropTech 2019 is described as the world’s number one PropTech event and is a great opportunity for landlords and property professionals to discuss challenges in the industry and collaborate to find solutions.
Through a series of talks, workshops and brand showcases, this event is an easy way of keeping track of current trends and gives you the chance to network with fellow property professionals.
Stay on the Pulse with No Letting Go
Here at No Letting Go, we are dedicated to staying ahead of the latest technology in the property industry.
For our reports and inventory services, we use Kaptur, the latest in property inventory software. It’s designed by property inventory professionals to provide the most efficient way to collect, prepare, report and manage information.
If you’re a landlord or property professional looking to get ahead of the PropTech curve, we could help. We have branches across the UK providing professional, comprehensive inventory services, unbiased compliance reports and property viewings.
Browse our full range of property services here to find out how we could help.
Ending a tenancy can be awkward for both tenants and property professionals. Dealing with tenancy deposit returns, outstanding rent and resolving disputes can take time and a lot of effort. So, how can tenants and landlords alike ensure the end of tenancy goes smoothly?
No Letting Go’s chief operations officer, Lisa Williamson recently joined Richard Blanco on his podcast ‘Inside Property’ to discuss the types of issues that can arise and how to resolve them through unbiased, end of tenancy services.
Lisa was joined by Suzy Hershman, head of dispute resolution at My Deposits, and Al McClenahan, the director of Justice4Tenants to get a full picture from all sides of the story.
Here is a roundup of the key insights that came out of the programme;
Start as You Mean to End
Lisa’s top tip on ending a tenancy well is to determine a clear position from the start. The way to do this is through a well thought out inventory including detailed but concise information, clear photographs and a comprehensive list of contents and condition.
Creating a tenancy format which is easy to read by both parties is essential for avoiding confusion at the end of the tenancy.
Another tip for landlords from Lisa is to ensure that tenants sign the inventory report to avoid deduction disputes during check out.
An Unbiased Outlook is Key
One question that arose in the podcast was whether landlords should create their own inventory reports.
While it’s completely fair for a landlord to perform their own survey, they run the risk of using emotional language which can be interpreted in different ways.
This is where an independent inventory service can resolve issues. No Letting Go inventory reports include a glossary of terms to determine the condition and cleanliness of items in the property. For example, rather than a landlord using the word ‘immaculate’ to describe a piece of furniture which could come across as biased or open to interpretation, instead ‘professionally clean’ is a clearly explained term in the NLG glossary.
Another benefit of using a professional, unbiased property inventory service is that in the case of a dispute over deposit returns, judicators can clearly understand the benchmarks.
Are Pre-Check Out Meetings A Good Idea?
As an active landlord himself, Richard highlighted the benefit of arranging pre-check out meetings with tenants to go over what is expected of them during the moving out process.
This all sounds well and good, but the question is, who will pay for it? Landlords and tenants may be reluctant to fork out this extra cost, but it could save money further down the line.
Alternatively, providing tenants with an end of tenancy letter detailing all the tasks that need to be completed before moving out is a great way to prevent confusion over where responsibilities lie. This can include the date and time of the key handover and what needs to be cleaned.
End of Tenancy Property Cleaning
As the head of dispute resolution at My Deposit, Suzie Hershman has a lot of experience dealing with the common issues affecting landlords and tenants during the checkout process.
According to Suzie, cleaning comes top of the list when it comes to end of tenancy disputes.
The resolution is simple. Start with an inventory report which plainly states the condition of the property and how it is expected to be maintained. For example, if the property has a garden, the inventory needs to clearly state that the grass needs to be cut or the paving de-weeded and power washed before leaving the property.
Other issues that can arise include whose responsibility it is for window cleaning and whether professional carpet cleaning needs to be undertaken.
The main rule of thumb for tenants, is that the property needs to be returned in the original state as at the start of the tenancy. This may involve hiring an end of tenancy cleaning service (make sure you keep the receipt as evidence) or giving the property a thorough clean yourself. Either way, ensure you leave on the last day of your tenancy confident everything looks the same as it did when you moved in!
Fair wear and tear can be a bit of a grey area when it comes to cleaning. Suzie recommends that landlords should think of the items in their property as having a lifespan. A carpet or decor has an average lifespan of 5 years, which needs to be taken into consideration during the checkout report.
Managing the Landlord-Tenant Relationship
According to Al from Justice4Tenants, the main reason for the breakdown of the landlord- tenant relationship at the end of a tenancy is disputes over deposit deductions.
Al attributed this to poor inventories which leave too much room for interpretation and miscommunication, which is more common when landlords create their own.
Another common reason for strained relationships is when tenants are in arrears at the end of the tenancy agreement. To minimise conflict, Al recommends that tenants are as open and communicative with their landlord about their financial difficulties to help landlords remain understanding until the issue can be resolved.
However, when landlords view their role purely from an investment perspective and ignore the human side of the relationship, this is when disputes are likely to arise. The lesson? Landlords who are more understanding and willing to negotiate are likely to have better relationships with their tenants, resulting in a smoother parting.
How Will the Letting Agency Fee Ban Effect End of Tenancy?
There has been much discussion over what changes the letting agency fee ban will bring to the industry. However, for now, Lisa doesn’t see much change to the way check out reports will be processed.
Currently, landlords usually pay for the inventory, and for either check-in or check-out services while the tenant pays for the other. This means there is only one cost that needs to be recuperated by landlords.
According to Lisa, most landlords and tenants can see the advantages of having these services managed by independent professionals.
Unbiased End of Tenancy Services from No Letting Go
To ensure the end of a tenancy goes as smoothly as possible and you retain a positive relationship throughout, using an independent property service can help resolve issues and disputes before they arise.
No Letting Go provides all the documentation needed at the start and end of a tenancy to determine how much money is deducted from the deposit. Using the latest technology, No Letting Go can advise against fair wear and tear and create reports to ensure you are fully compliant with regulations.
To see the full list of services on offer, head to the No Letting Go services page.
There tends to be a focus on the need for potential tenants to make a positive first impression to secure the best rental properties. But making a good impression is just as vital for landlords and letting agents.
To attract reliable and responsible tenants, property professionals need to demonstrate their value to establish trust and secure an agreement.
Creating a positive first impression can determine what kind of relationship you’ll have with your tenant moving forward, not to mention positioning your property as an attractive prospect for renters.
If you’re a letting agent, property professional, or landlord, we’ve got some friendly guidance on how to give a good first impression to tenants and establish trust from the get-go.
What are Tenants Looking for in a Landlord or Letting Agent?
To make the right impression, it’s helpful to think about what a tenant wants from the person or company managing their rental property.
Top of the list are reliability, honesty and being easily reachable. Whether it’s at the first viewing, at the lettings or estate agency office or the first meeting between tenant and landlord, follow these tips to make a great first impression:
Be on Time
An obvious point to start with. Tenants want to know the person managing their home is reliable and can be depended upon in an emergency. Being late to the first meeting already puts you on the back foot.
If the first meeting is an initial house viewing, it’s worth getting there a few minutes early to ensure everything is in place and the property is looking its best.
Dress Appropriately
Giving an overall impression of professionalism goes a long way in securing a tenancy agreement.
One simple way of achieving this is to dress in business-casual attire.
Know Your Stuff
As the main point of contact for tenants, you need to demonstrate knowledge about the property and local area to build trust. Before the first meeting, make sure you’ve got all the answers to potential questions to hand.
Common questions that might be asked by potential tenants include;
- Who are the current utility providers?
- What is the council tax band for this area?
- What day are the bins and recycling collected?
- Where is the fuse box?
- What are the neighbours like?
- What is the local area like?
Being able to answer these questions thoroughly and confidently will help to build a positive impression and demonstrate your experience and professionalism.
Friendly and Professional Body Language
Body language is key to making a good impression in any situation. From job interviews to meeting people for the first time, facial expressions and gestures really count.
Shake your prospective tenants’ hand while maintaining eye contact, smile, and try to display confident body language to really impress.
Stay in Contact with the Neighbours
Being in the position to introduce prospective tenants to the neighbours, or simply tell them who they will be living next door to, can go a long way in demonstrating your dedication to property management.
What are Tenants Looking for in a Property?
In addition to the way you present yourself, the way you present your rental property also has a huge impact on tenant’s initial impression. Here’s how to show your property in the best light:
Market Your Property Right
Most rental property marketing happens online these days. Be sure to regularly check and update any channels your property is advertised on to keep up a positive impression for renters.
A picture really can tell a thousand words and people expect to see clear, professional images when browsing for properties online. Any property with minimal or bad quality images will likely be dismissed instantly.
Include lots of pictures of all parts of the property and try to take them on a sunny day to show off your property in the best light.
If you’re a busy landlord or property professional, ensure your property looks the part online with a professional property appraisal. This service includes high quality photos and a record of essential details for marketing purposes, all uploaded directly to your platform. The easy route to impressing potential tenants!
Managing feedback is also important. Always reply to any complaints or queries online so that potential tenants know you are reliable and quick to respond.
Outward Appearances Matter
We’ve all heard the phrase ‘don’t judge a book by its cover’, but in reality, first appearances are important.
Make sure the exterior of your property is up to scratch. An overgrown front lawn, overflowing bins and scratched paint are likely to put people off before they’ve even stepped through the door.
Make Sure the Interior Lives Up to the Dream
When showing a prospective tenant around a property for the first time, they’re trying to imagine themselves living there.
Make sure everything is clean and tidy with minimal clutter to give the tenants as much of a blank canvas as possible to project their own visions for the future.
Consider A Moving In Gift
Whether it’s a simple, handwritten welcome card or a bunch of flowers. Providing a small gift is an easy way to demonstrate that you’re a thoughtful landlord or letting agent.
If you’re an agency managing several properties or a landlord with a large portfolio this may not be feasible. For smaller landlords however, it could be a well-received gesture that goes a long way in developing a positive ongoing relationship.
You need to assess whether a gift is appropriate from case to case. At the very least, provide an information folder with essential details about the property such as relevant contact numbers and rubbish collection days.
Ensure All Health and Safety Checks are in Place
If you can demonstrate that you are up to date with gas safety checks and Co2 regulations, your tenant will know you take your role seriously.
For landlords, demonstrating your responsibilities are being fulfilled puts tenant’s minds at ease. For example, landlords must ensure that smoke alarms are tested and working on every floor of a property. No Letting Go provide comprehensive reports which include a smoke and carbon monoxide safety section that will guarantee you meet all the requirements.
Tenants in the know will expect to see evidence and a thorough report will quell any potential reservations.
Invest in a Professional Property Inventory
Providing your tenant with a comprehensive, photographic inventory report sends the message that you don’t take shortcuts.
No Letting Go is the first choice for all types of property reporting for landlords and letting agents alike. To find out how we can help to position you as a first choice for tenants, browse the rest of the property management services on offer here.
No Letting Go is expanding. With over 65 branches spread across the UK, we are always striving to be the first stop for the nation’s property reporting needs.
Our professional property inventory services are now reaching further afield, with two new offices recently opening in Hertford and Basingstoke. Let us introduce you to the newest members of the No Letting Go team.
No Letting Go Hertford
The new branch of No Letting Go in Hertford, Hertfordshire is being headed up by Moira Hendrick. Moira is an experienced property reporting specialist with a great local knowledge of the property market in the surrounding area. Coming from a background of customer service, administration and management, Moira is well practiced in providing an excellent service for her clients.
When searching for a property franchise opportunity, Moira came across the No Letting Go scheme. According to Moira; “No Letting Go stood out because of reputation, low start up costs and support”. She is looking forward to building her business with the help of her experienced clerk, Danny.
The Hertford team pride themselves on going the extra mile for customers, accommodating last minute bookings whenever they can. They welcome any property agent or landlord to get in touch.
Contact: [email protected]
07950 007 004
No Letting Go Basingstoke
The new No Letting Go Basingstoke office in Hampshire is run by married couple Rob and Margaret Rymill. While the pair have followed very different career paths, their knowledge of the local area has put them in a fantastic position to lead this branch. Rob has a background in the electronics industry in sales and marketing, while Margaret has spent her career teaching 3-6 year olds in a range of settings.
Both Rob and Margaret hope to spend the next 12 months developing their knowledge of the industry to establish No Letting Go as a centre for property management in the Basingstoke area.
Contact: [email protected]
07957 187 268 / 07538 111 718
What is a Property Franchise?
Franchising is the process of buying a ready-made start-up, allowing franchisees to launch their own businesses with the added support and security of a well-known company behind them. A franchise with No Letting Go offers training, branding and the expert knowledge to get your business off on the right foot.
Our Property Management Services
No Letting Go provide a range of professional, unbiased services to help property professionals, lettings agents and landlords manage their investments.
From Legionella risk assessments and CO reports to right to rent checks and vacant property inspections – No Letting Go are here to guarantee no stone is left unturned.
We specialise in property inventory management for which we provide a comprehensive written and photographic report of all items within a property. Using the latest technology to ensure landlords and their representatives recover all costs against tenant deposits, No Letting Go provides a trusted service.
To find out how No Letting Go could help, browse our list of property management services today.
As a landlord, it’s your responsibility to provide a secure property for your tenants. No one wants to receive a call from a distressed renter who’s just been broken into. Safe and secure properties equal happy tenants.
Insufficient security against intruders is one of the most common hazards impacting well-being in the home. Burglaries and forced entry are not only alarming, but also result in a lot of hassle sorting out insurance claims.
So, how safe and secure is your property?
If you think there could be room for improvement, then read on.
Are the Locks Up to Scratch?
The first thing to think about when assessing the security of your property should be the standard of door locks in place.
Changing Locks Between Tenancies
It should be common practice to change all the locks on doors and windows for every change in occupancy. You never know who’s hands the keys of previous tenants can end up in, especially when getting new keys cut is so easy.
What Type of Lock to Choose?
The Residential Landlords Association advise using five lever mortice locks for external timber doors or a multi-point locking system for PVC doors.
It’s also worth fitting door chains onto front doors for added security.
Don’t Forget About Windows
Window locks are just as important as they are a common point of entry for intruders.
Ensure that all windows easily accessible from the outside have good quality locks. But note that locks should not be used for designated escape windows.
Are the Doors a Good Fit?
It’s all well and good having top-quality locks, but if external doors don’t fit the door frame properly your property is vulnerable to break ins.
Make sure that all exterior doors and garage doors are correctly fitted and are free from damage.
What About an Alarm System?
Fitting a security alarm is another way of keeping your property safe for your tenants. Raising the alarm is especially important if the occupants are away from the property for extended periods of time.
The security system doesn’t have to be state-of-the-art. A simple home security system is all you need to protect your property. There is a huge array of burglar alarms and defender alarms out there:
- The simplest option is a ‘bells-only’ alarm which, when triggered, sets off an audible alarm to alert tenants or neighbours
- A speed dialler alarm allows you to choose up to three contact numbers to be immediately contacted by text message when the alarm is set off
- The most expensive alarm is a monitored system. When the alarm is sounded, a signal is sent to a remote monitoring centre. This means the centre can confirm whether there is a security issue, and if so, inform the police, freeing up more of your time
Is Your Property Visible?
If your property is located slightly off the beaten track or in an area without many neighbours around, it might be worth investing in a security camera.
CCTV systems are more affordable than they used to be, but make sure you comply with laws on the handling of digital images.
Is Your Property Well Lit?
A simple, yet effective security measure is to fit security lights. Outdoor lighting is essential for making your tenants feel safe when they return to the property late at night.
Important places to illuminate with sensor activated lights include the property entrance, gates, driveways and anywhere that could be a potential entry point for intruders.
It’s also worth fitting wall switch controlled lights near garden outbuildings, side and rear doors. Anywhere not overlooked by neighbours could benefit from additional lighting.
How Safe is the Area?
The location of your property can have a big impact on the risk of break ins. Ensure you research the area thoroughly before making the decision to buy new properties.
This type of research can take time. Time that busy landlords with multiple properties might not have to spare. Luckily, there are several property report services available to do the hard work for you. These reports look at factors such as historical crime data in the area as well as comparing local and national crime rates. They can also give you information on the nearest police stations to make property management simpler.
Do you Have a Vacant Property?
It’s important to keep tabs on any vacant properties you might have. Most insurance companies require vacant properties to be visited regularly to check the property is secure and manage any issues.
If you’re juggling multiple properties, why not delegate this task to a professional service? No Letting Go offers reliable vacant tenancy inspections so you don’t have to worry about any attempted break-ins.
Are Your Tenants Safety Aware?
It could be worth sending your tenants a quick email with advice to ensure they’re up to date with the latest safety information. If you’re renting to students or younger people this could be particularly beneficial.
It’s a nice way to show you care and are serious about your responsibilities as a landlord. Simple home security ideas and tips such as hiding valuables and leaving a light on in the bathroom when out could make all the difference.
Direct your tenants to the Met Police website for further home security information.
Secure Property Management
Hopefully, these security ideas will help you to provide the safest and securest properties for your tenants.
If you’ve already got a lot on your plate, let us help with our professional, unbiased inventory services and property reports. With No Letting Go’s assistance, you can rest assured your property meets all the safety standards.
Historically, landlords and animals don’t have the best relationship.
The fear of damage, infestations and related costs sometimes seem too much hassle than they’re worth.
But, people love their pets!
So, landlords who ban them run the risk of putting off many potential tenants. It can feel like a catch-22!
To try and help, here’s a landlord’s guide to renting with pets.
Pros of Being a Pet Friendly Landlord
When you think of animals and rental properties, you might only conjure up negative images.
But, there are some pros!
Unconvinced?
Here’s a closer look:
Expands Your Options
By allowing pets in your property, you open the door to a far greater number of potential tenants.
To some landlords, this makes clear business sense!
Longevity
Tenants with pets know it’s not easy to find a landlord accommodating to their situation. This means they’re likely to stick around and settle in your house.
Encouraging a long term tenancy has many perks. From no rental void periods to the lack of hassle of constantly changing contracts, there are advantages to allowing tenants to lay their roots in your property!
But, this does come with its own compromises. Pets are one of these!
Higher Rent
It’s fair to up the rent of any property that accommodates pets. We recommend adding a small amount that will help to account for wear and tear later on.
Don’t forget, you can’t claim back any money from the security deposit for fair wear and tear.
Increasing the rent on a property from £600 to £650 per month, for example, is a reasonable decision. It’s not a drastic inflation that will put tenants off. But, it can help to cover any additional work needed when the property is vacated.
Higher Deposit
A pet brings a greater risk of damage to your property, especially, if it’s furnished.
We recommend adding a fair amount onto the deposit to cover any additional costs that could be caused by the animal. Your top priority should always be to protect your investment! Peace of mind should never be underrated.
Some landlords choose to do things separately, and ask for a pet deposit. This is in addition to the standard security deposit. It’s up to you!
Helps Build a Positive Relationship
The best tenancies are happy tenancies! Establishing a good relationship between landlord and tenant is key to this.
As renting a pet friendly house is so rare, you seem like a reasonable and positive landlord for allowing it. While there are no promises, this may give your tenant more respect for you.
Plus, since most tenants will be aware that landlords like you are rare, they’re more likely to respect your home in hopes of staying there.
Attracts Responsible Tenants
Tenants with pets are generally more settled in their lives. This is due to the responsibility that comes with owning an animal.
The more stable and responsible the tenant is, the more likely they are to respect your property. This is a general rule, of course, as we can’t speak for everyone.
Reduced Void Periods
A pet friendly property is likely to let out quicker than one which isn’t.
With the abundance of tenants with pets out there and lack of rental properties who allow them, demand will be high.
This means facing the prospect of a void period is far less of a concern!
Cons of Being a Pet Friendly Landlord
Of course, with the positives come some inevitable consequences.
Some of these you might already be aware of, but, let’s dig a little deeper.
Risk of Damage
Pets are renowned for causing damage to properties.
From chewing through furniture to lack of house training, there can be a number of potential causes of damage by pets.
Of course, you can claim this back through the deposit. However, for some landlords, it’s not worth the risk.
Pet Smells
Pets are notoriously smelly – even when they’re cared for properly. These smells can be difficult to shift.
The tenants often don’t notice it themselves, which makes it more frustrating.
This can also cause financial complications! Other than cleaning costs, pets can give the property a dirty feel which can lead to difficulty bringing in new tenants.
Animal Hair
Animal hair is difficult to remove from upholstery and carpets.
If you’re in the unfortunate situation of letting to a tenant who isn’t too fond of cleaning, this can be an arduous or costly process for you.
Extra Cleaning
A property which houses a pet requires an extremely thorough clean once it’s been vacated. This isn’t only costly, but time consuming too.
Allergies
There’s the potential that future tenants may have a pet allergy!
Alternatively, if you, as the landlord, have an allergy, this can cause complications when you inspect your property.
Aggressive Behaviour
If you let to an unsavoury tenant with an aggressive pet, you’re likely to face some serious difficulties.
This could be the welfare of your neighbours, the difficulty of communicating with your tenant, threatening behaviour or even being unable to inspect the property.
Of course, these are worst-case scenarios. But, it’s important to consider every possibility.
Slippery Slope
Some landlords feel that if they allow one pet into their property, tenants will take advantage of this.
Is there a danger of your investment becoming overrun with pets?
Problems With Neighbours
Will the neighbours be as accepting of the new houseguests as you?
Pets cause noise, wonder into nearby gardens or cause general annoyance.
If your tenants aren’t receptive to complaints, you’ll receive the brunt of the anger. Are you prepared for this?
Pest Infestations
How can you be sure that the pets you accept into your property won’t have fleas?
Infestations can cause lasting problems that can be costly to repair.
You may also like: How Much Rent Should I Charge My Tenants?
What Animals Will You Accept?
Now you know the pros and cons, have you decided to go ahead with allowing pets into your property?
If the answer is yes, you need to work out what you will accept.
Obviously, there’s a big difference between a dog and a fish tank. Also, just how many pets will you accept – only one, or multiple?
It’s important to be clear on this very early on.
Let’s examine what you might be up against…
Renting With a Dog
Renting a house with a dog is a big deal. For most landlords, these are the animals they’re most wary of.
Here are just some of the problems they can cause:
- Noise, such as barking, causing complaints from the neighbours
- Damage, such as chewing up furniture (particularly puppies!)
- Bringing in fleas
You’ll need to be very clear on the rules you lay down before the tenant and their four-legged friend move in. For example, explain clearly that the animal isn’t to be left alone in the house for prolonged periods of time.
If your property is a flat, you might want to think carefully about with tenants keeping a dog is appropriate. They need lots of time outside, so access to a garden is often necessary.
Also, more often than not, the older the dog – the better! They’re more likely to be well trained, quieter and well behaved.
Assistance Dogs
Whether you want to accept pets into your home or not, assistance dogs must be allowed. This is due to anti-discriminatory laws against disabled tenants.
In these circumstances, the choice of renting with pets is out of your hands.
Birds and Rental Properties
Birds might seem harmless on the surface. However, if kept in cages inside, this could lead to mess.
Also, think of noise. One bird might be manageable, but dozens of them could cause your neighbours serious disturbances.
Renting with Cats
Cats are one of Britain’s most popular pets!
Luckily for landlords, cats are relatively trouble-free. Many of them spend most of their time outside!
However, this doesn’t mean there’s nothing to think about. For example, will you allow a litter tray in your property? If not, be clear on this before tenants move in.
Also, there are problems concerning cat fur. Some breeds of cat shed more than others! If you say you allow cats in your rental property, will this be breed-dependent?
Small Popular Pets
Particularly if you rent to a family with children, small furry animals might be a request.
These animals could include:
- Rabbits
- Gerbils
- Guinea pigs
- Hamsters
- Pet rats
You might consider laying down rules that they must remain in cages outside, or live in rooms without carpet. Of course, the choice is entirely up to you!
Can You Let to Pet Owners?
Before you get carried away, though, you need to work out if it’s possible. Can you allow pets into your rental property?
Leasehold Properties
If your property is leasehold, you might find it tricky to rent with pets. As many leases ban pets, you’ll need to change yours.
But, this can be easier said than done.
For example, if you own a flat in a large block, other leaseholders will need to be consulted. The more property owners, the trickier this will be.
Tips for Landlords Letting to Pet Owners
Allowing pets in rentals is a big consideration.
So, if you’re going ahead with it, here are some tips to help you along the way:
Meet the Pet
It might sound strange, but meeting the pet before agreeing to let to its tenants is essential.
You’ll be able to get a feel for its temperament, noise levels, how it reacts to new people and whether it’s house trained.
Of course, you can only get so much from one meeting. But, if the pet is badly behaved, that’s all you need!
If you feel it’s necessary, ask to meet the pet more than once.
Think of this as a bit like a ‘tenancy screening’, but for an animal!
Get a Previous Landlord Reference
Asking for a pet reference may sound a bit extreme. But, when it comes to looking after your property, nothing is too far!
If the potential tenant has let with their pet before, ask for contact details for their previous landlord. Find out information such as:
- How well behaved the pet was
- Whether any damage to their property was caused
- Was the tenant responsible?
- Did the neighbours complain?
- Were there any problems relating to the pet at all throughout the tenancy?
Set Up Open Communication from the Start
All tenancies require good communication from both parties.
However, when it comes to pets, this is even more important. It’s vital to speak with the potential tenant about their pet at the very beginning.
After that, clearly explain what it is you expect and lay down the rules. Make sure these are included in the tenancy agreement.
Consider Property and Pet
Your property and the pet itself… Are they compatible?
Cats and dogs might not enjoy living in a top floor flat, for example, as outdoor access is key.
Accept pets within reason. Think about the space and neighbours – not every pet will be able to live in your property!
If you’ve decided to rent with pets, your property’s inventory will be more important than ever. You’ll want to ensure there’s no room for miscommunication. No Letting Go can help you look after your investment. Find out more about our services here.
It’s time to talk deposits…
These are a source of protection for landlords, ensuring they have a safety net should anything happen to their property.
But, this doesn’t mean they’re without their own complications!
Deposit disputes are common. If a landlord withholds money for any reason, this is an obvious conflict of interest between both parties.
Let’s ensure that doesn’t happen. Here are some important landlord deposit rules to remember.
The Government Approved Tenancy Deposit Scheme
All landlords must put deposits in a government-backed Tenancy Deposit Scheme. SafeDeposits is Scotland’s leading tenancy deposit scheme.
These ensure a deposit is protected, and that tenants receive the full amount back if they meet the terms of their tenancy agreement and maintain the property as agreed.
TDS disputes are very uncommon, as the deposit is looked after by an unbiased, regulated third party.
Some landlords can be confused by these schemes, as in England and Wales there are two options. So, let’s straighten it out:
Insured Scheme
The Insured Scheme is where the landlord or letting agent keeps hold of the deposit throughout the tenancy, while paying a fee to the TDS.
This fee operates on a ‘pay as you go’ basis, meaning you don’t pay after the tenancy has finished!
Custodial Scheme
With the Custodial Scheme, the landlord or letting agent doesn’t have to pay a fee, as the TDS looks after the deposit.
The TDS will then release the deposit at the end of the tenancy.
Both tenancy deposit protection schemes have their benefits, so it’s important to work out what works for you.
When are Tenancy Deposit Deductions Allowed?
There’s no hard and fast rule when tenants ask, ‘what can my landlord deduct from my deposit?’ as this varies depending on the individual circumstance.
However, there are some common reasons why deposits aren’t returned.
Reasons for these deductions must be stipulated in the tenancy agreement, for example cleaning deposits. If you require the property to be returned in a certain way, for example the carpets cleaned, ensure this is clearly communicated.
After the tenant leaves, landlords are allowed to make deposit deductions for the following reasons:
Unpaid Rent
There are numerous reasons why tenants may not be able to afford rent.
However, while some circumstances are out of their control, missed or withheld rent is a justifiable reason not to pay back some, or all, of their deposit.
Many landlords prefer to deduct money from the deposit rather than serve their tenant with a Section 21 eviction notice.
If your tenant owes more than the deposit amount, you can take legal action, and a court can order them to pay the full amount back. This will incur it’s own legal fees, so you’ll need to work out if it makes sense financially.
Serious Damage to the Property
Whether it’s to the property itself, such as smashed windows, or broken furniture, damaging the property contradicts the terms of the tenancy agreement.
Therefore, landlords are allowed to deduct the appropriate amount from the deposit.
Recklessness is something you can take seriously!
However, it’s important to remember that this mustn’t count as fair wear and tear.
For more information about Landlord Insurance.
Lost or Broken Items
One main reason for landlords not returning deposits is missing items. The cost of these can be deducted at the end of the tenancy!
The inventory will have set out what items were included with the property, and their condition. So, in the interest of reassurance for the landlord, a detailed inventory is essential.
Cleaning
In the world of tenancy deposit disputes, cleaning can be a huge source of disagreement between landlords and tenants, largely because we all have different definitions of what is ‘clean’.
However, it’s a common cause of deposit deductions. For example, if it was negotiated in the tenancy agreement that the tenant would pay for a professional carpet clean after keeping pets in the property, they must uphold this.
If they fail to do so, landlords can pay for the cost of the clean from the deposit. For a landlord, cleaning is the tenant’s responsibility!
General Maintenance
General maintenance can be difficult because it’s a vague term.
But, misuse can result in a deposit deduction. For example, if any appliances have been deliberately neglected, the landlord will have to pay to repair these before the start of the next tenancy.
Damage Caused By Pets
Landlords and pets have a strained relationship. However, with half the UK’s population owning a pet, and nearly 1 in 5 of us renting our home, landlords have had to make compromises.
Before the tenancy starts, those with pets often agree to pay a higher deposit or the cost of a professional clean. But, this doesn’t make any damage caused by pets acceptable!
Many tenants find it difficult to understand why their landlord has kept their deposit. But, when you consider the cost of repairing damage, it doesn’t seem so unreasonable.
Poor Redecoration
If a tenant takes it upon themselves to redecorate the property without asking you first, this may be in breach of their tenancy agreement. As a result, you might be able to deduct money from their deposit to get the room back to its prior condition.
Alternatively, if you allow a tenant to redecorate, but they do a poor job, you can claim for redecoration costs also.
When Can Tenants Dispute Deposit Deductions?
But, it’s important landlords understand what they can’t claim for. When can landlords keep deposits, and when can’t they?
Tenants have many responsibilities, such as keeping up with rent payments and taking care of the property. But, for landlords, unfair deposit deductions are simply unacceptable.
Tenants are always asking ‘can my landlord withhold my deposit?’ The answer is yes, but, within reason.
Let’s put the issue to rest. Landlords cannot refuse to return the deposit for:
General Wear and Tear
As mentioned previously, reasonable wear and tear isn’t a reason to withhold tenants’ money.
The definition of normal wear and tear is a difficult one, so it’s essential to consider the tenancy itself, such as the amount of tenants and the time of occupation.
For landlords, what is considered normal wear and tear can be a grey area. So, you’ll need to justify any deposit claims you make. Your property will have been lived in for a certain amount of time, so, while there are no rules for what is ‘reasonably acceptable’, you can’t expect it to be completely fresh at the end of the tenancy.
Redecorating the Property
You can’t charge outgoing tenants for the price of redecorating the property simply because you feel it needs a facelift.
If you’re only trying to give the place a freshen up in the hopes of charging higher rent, this must come out of your own pocket.
Preparation of the Dispute
If a deposit dispute has arisen, you can’t claim for the cost of any evidence gathered or legal paperwork drawn up.
Even if the dispute goes in the favour of the landlord, the tenant’s deposit doesn’t pay for it.
Cost of Re-Letting the Property
Costs involved with re-letting the property cannot be claimed for.
The end of an old tenancy and the start of a new one are completely separate!
Anything that Contradicts the Contract
If your property has failed to live up to the standards tenants expect and deserve, you can’t claim the cost of fixing this before the next tenancy.
For example, deposit deductions aren’t allowed for repairing appliances that have failed to work throughout the tenancy.
Just as the tenant has to keep to their contract, so do landlords!
Repair to the Structure of the Property
Structural damage, such as roof repairs, cannot be deducted from the deposit.
The tenant has a right to live in a structurally safe and well-built property, therefore any repairs are the responsibility of the landlord!
Claiming for More than the Deposit
You will have set the deposit amount at the start of the tenancy. At the end of this tenancy, it cannot be changed.
If you have grounds to ask for more money, you’ll need to go through the appropriate legal proceedings.
Giving Notice About a Tenancy Deposit Dispute
Feel you have grounds for a claim? You’ll need to provide notice of this.
So, when should a landlord return a deposit? A tenant cannot expect to receive their deposit back before the end of the tenancy. However, under normal circumstances, the landlord pays it back within 10 days.
When you need to make a claim, you must write to your tenant and explain why you’re not returning the full amount. Resolved deposit disputes don’t occur without your reasons in writing.
Previously, they’ll have needed evidence that you placed their deposit in a Tenancy Deposit Scheme within 30 days of the start of the tenancy. If you’ve failed to provide this, you may find it difficult to make a claim.
How to Make a Deposit Claim
If you’re making a claim, ensure you write to the tenant and explain exactly why. They’ll need to understand your reasons behind it. Tenancy disputes need to be clearly communicated between both parties.
If they agree with your reasoning, you won’t have to go through a dispute service. However, it’s likely that they’ll disagree.
A dispute service will be provided free of charge by the Tenancy Deposit Scheme you’ve used. It can often be difficult to find a dispute resolution, however, using a professional service ensures it will be fair.
Required Evidence for Deposit Claims
Feel you have the right to make a claim?
Evidence is key. Here’s a closer look at exactly what you’ll need:
Photographs
If you have evidence of any serious damage, ensure you have photographs to prove this.
Photos are also useful to back-up any points made in the inventory, showing the before and after state of the property and any particular items.
Inventory and Schedule of Condition
However, photographs aren’t the only piece of evidence you’ll need.
A detailed, comprehensive inventory will be invaluable when make a deposit claim against a tenant. Within this report should be photos, used to support the written details within.
Naturally, this will have needed to be compiled at the start of the tenancy. The more evidence, the better!
While many landlords choose to carry these out themselves, a professional inventory will provide more clarity than a DIY one. This is thanks to the independent, unbiased third party who compiles the report!
Tenancy Agreement
What was laid out in the tenancy agreement? How was it stated the property must be maintained?
One important landlord deposit rule to follow is to use the tenancy agreement as a piece of armour. It will protect you from any untrue claims made by the tenant, as they will have signed it.
Email Correspondence
Have you kept hold of any important emails between you and your tenant?
If you’ve visited the property during the tenancy and found it’s not being maintained as you’ve agreed, ensure you’ve followed this up in writing.
This will be valuable evidence when it comes to making your claim!
You’ll need to show you’ve communicated any issues you’ve had with your tenants, as this will prove whether or not they took action to fix them.
Original Invoices
Need to repair something, such as an appliance?
Ensure you’ve kept a receipt or invoice of its original cost, as you can use this when working out how much to deduct from the deposit.
Landlords withholding deposits isn’t a decision made lightly. But, if you feel you have grounds to make a claim, ensure you can support it with evidence.
How to Win a Dispute Between Landlord and Tenant
How can you ensure you’ll be granted your deposit deduction?
Don’t Be Unreasonable
A property will never be returned to you in a completely shiny and new condition. This needs to be allowed for.
It’s likely that, if you make an unreasonable claim, you’ll end up wasting the time and effort on the claim for no reward.
Don’t negate your claim by making unfair or ridiculous statements!
Keep Communication Open
Communication with your tenant is key.
When you inspect your rental property, keep an eye out for any damage and follow up with your tenant. This might be able to be fixed before the end of the tenancy.
However, if you do feel you need to make a claim, communication will be essential here also. Sitting down with your tenant and clearly explaining where the claim has come from will make it less likely that they’ll dispute it.
Here’s where your evidence will be vital. If you present all the facts in front of them, it will be difficult for them to dispute it.
Have a Detailed Inventory
When it comes to landlord disputes, a detailed inventory will be the most useful piece of evidence. Better still, it may even be able to prevent them completely!
Just as the tenancy protection scheme is in place to protect both parties, so are inventories. When landlords lose disputes, this often is down to a poorly put together, insufficient inventory.
The inventory should be used as comparative evidence, showing every detail of the condition of the property at the start of the tenancy. This is where detail will become so important, as it will provide clarity.
Claims from tenants such as ‘my landlord won’t return my deposit’ or accusations of unfair treatment will be stamped out with the help of an inventory.
Want to protect your investment? No Letting Go provide professionally compiled, unbiased inventories that will help to provide clarity throughout the tenancy. Interested in finding out how we can help you? Browse our full range of services here.
Landlords have many health and safety obligations. One of these includes carrying out Legionella risk assessments.
But, many landlords are still in the dark about how to go about this.
What is Legionella? What harm can it cause? Should you carry it out yourself, or hire a professional?
Here’s a closer look at the importance of a Legionella risk assessment.
What is Legionella?
Firstly, it’s important to identify the cause of the issue. Many of us, including landlords, are unaware of what Legionella is, let alone what harm it can cause.
Legionella is a type of bacteria found in water systems, such as pipes, as well as central heating systems and air conditioning units.
What Harm Can Legionella Cause?
The bacterium causes Legionnaires’ disease, which is a potentially fatal form of pneumonia.
The bacterium presents a threat to anyone, however those who smoke or suffer from existing health conditions, such as heart disease or a weakened immune system, are particularly at risk.
Legionella can also cause Pontiac fever and Lochgoilhead fever, which also pose health risks.
Therefore, it’s easy to see why, when it comes to Legionnaires’ disease, landlords need to take it seriously.
Where Can It Be Found?
Legionella can be found naturally in freshwater, such as rivers. However, when found here, it rarely causes humans any harm.
But, when found in man-made water systems, conditions such as maintained temperature allow the bacteria to grow rapidly.
It can then become airborne, for example in water vapour or mist.
How Can You Get Infected?
People get infected with Legionnaires’ disease by inhaling the droplets of water containing Legionella.
Recirculated or stored water is particularly at risk from developing the bacteria.
What is the Law Surrounding Legionella Testing?
In 2014, the Health and Safety Work Act 1974 was revised to include testing of Legionella in all domestic properties.
While the risk in domestic properties is less compared to public buildings, such as businesses, an assessment still needs to be carried out by all duty holders.
But, landlords can do this themselves unless they feel uncomfortable or are unsure how it’s done. As it’s one of the most important landlord’s responsibilities, it’s recommended to seek professional help when undertaking the Legionella assessment.
If a landlord does choose to carry out the Legionella test themselves, they need to provide evidence of this and show proof of their findings.
Failure to comply can result in a serious fine.
How Can You Control Legionella?
There are many ways you can control and prevent the spread of Legionella. These include:
• Replacing or removing any faulty or needless pipework
• Preventing any dirt from entering the water system, for example by fitting a tight lid
• Flushing the water system between each tenancy
• Ensuring the temperature of any water tanks are set high enough (60°C is the optimum temperature, while 20°C- 45°C are often the right conditions to develop the bacteria)
• Make sure water cannot stagnate anywhere in the system
• Treat the water to control growth of any bacteria
As the landlord, the responsibility of Legionella testing lies with you, whether you use a professional or do it yourself, to identify any risks and deal with them accordingly.
What is the Responsibility of the Tenants?
Your tenants do not have to keep your property free from Legionella. However, it’s important to inform them of the risks so that they can help reduce them.
You tenants should be:
• Cleaning shower heads regularly
• Not changing the temperature of the water systems once you have set them
• Informing you if they find debris in the water
• Telling you if the water system isn’t working
• Telling you if the hot water temperature is too low
• Turning on any less frequently used water systems at least once a week
However, while tenants can play their part, the responsibility falls with the duty holder. This is where property visits come in.
While landlord inspections are essential for many reasons, such as checking on the wear and tear of the property, they’re also beneficial for health and safety purposes.
The Dangers with Vacant Properties
Void periods between tenancies are a nightmare for landlords for a variety of reasons. But, losing rent isn’t the only concern.
Extra attention needs to be paid to the water systems of vacant properties, as the water will stagnate more easily.
For example, if your property is rented out to students and is empty during the summer, you’ll need to schedule regular visits to run the water. If the property is vacant for prolonged periods of time, it may be necessary to drain the water system completely.
Always flush the water system before new tenants move in.
Evidently, Legionella tests are vital. To take the stress and hassle out of carrying out one yourself, as well as ensuring it’s done correctly, we recommend using our professional Legionella risk assessment service. We’ll ensure your property is safe and that you’re compliant with regulations. These form part of the many services we offer for landlords and letting agents. Find out more about our property services here.
No Letting Go will launch its new tablet technology Kaptur, at this month’s ARLA Conference and Exhibition; the first inventory management services provider to have developed its own tablet software.
Nick Lyons No Letting Go’s CEO said, ‘Developing our own system ensures that the technology is the perfect fit for our clients’ business needs now and in the future. It was the next logical step after developing our user-friendly online Property Inventory Management Software (PIMS). Designed to give complete control over the inventory management process in real-time, I believe it is yet another differentiator that sets No Letting Go apart from other suppliers of inventory management services and is in keeping with our ‘leaders in the field’ philosophy.”
It is easy, simple and does exactly what it is supposed to do but, most importantly, it is integrated into No Letting Go’s PIMS platform. Voice files, photographs, text, disclaimers, signatures are all fully integrated to make life easier. No Letting Go is also making the software available to Agents who want to carry out their own inventories in-house with a white labelling option.
Combining services improves efficiency and adds great value for Landlords; Kaptur has features that enable other reporting services to be included, such as No Letting Go’s recently launched Legionella Risk Assessment Reporting.
Kaptur will be on show at the ARLA Conference & Exhibition. FInd out more about Kaptur and No Letting Go’s other services by visiting Stand 15 on Tuesday 31 March at the Hilton London Metropole, Edgware Road, London W2 1 JU.
Leaving the family home to live in rented accommodation as a student is as daunting as it is exciting. The thoughts of a student are generally consumed by studying and socialising rather than the responsibilities of running a home and living with others. However, the good parts of being a student are definitely made easier if you know your rights and are organised when it comes renting. For the most part, landlords are genuine and caring people that are a joy to deal with, but there also some out there that are not so pleasant and can make your tenancy a misery if you allow yourself to be taken advantage of.
To make your rental experience a memorable one for the right reasons, here are five things that every student should know before renting.
1. Landlords are obligated to protect your deposit
Since April 6, 2007, landlords have a legal obligation to protect the deposits of tenants under the Tenancy Deposit Scheme. Landlords must safeguard deposits in one of three government schemes and inform tenants as to which scheme they are using within 30 days of receiving payment.
2. Don’t rent without an inventory
UK property inventories are provided by specialised inventory services and are designed to monitor the condition of a property and its contents before a tenant moves in and just before they move out. Having an inventory in place helps prevent disputes between landlord and tenant over damages that could result is the withholding of a deposit. If the landlord does not provide you with an inventory to sign, as the tenant you are well advised to compile your own. It is possible to do this yourself using photos and written descriptions; however, using one of the many qualified rental inventory services in the UK will ensure a much more comprehensive document.
3. You must abide by the rental agreement
As a tenant, it is important that you fully understand and adhere to the rental agreement provided by the landlord. The agreement will determine what is and is not possible in the house (i.e. pets, smoking, modifications) and you may be evicted and lose your deposit if you do not abide by the rules. If you wish to make any changes to the property, make sure to first seek permission from the landlord in writing.
4. You may not have to pay council tax
If you are a full-time student, you will be exempt from paying council tax; part-time students, though, will not be. When renting with other students it is wise to stick with people undertaking the same length of study. If you are a full-time student, try to share with other full-time students and vice-versa
5. Landlords are responsible for most repairs
Landlords have a ‘duty of care’ to tenants that involves carrying out most major exterior and structural repairs. Any problems related to the roof, walls, guttering, chimney, and drains must be carried out by the landlord. It is also their responsibility to ensure water, gas, and electricity is always in safe working order.
Most rental agreements will make it the tenants’ responsibility to take care of minor repairs and maintenance related to furniture, décor, and gardens.
Bills aside, renting a home should be an enjoyable experience and armed with these five tips it should be exactly that. One thing you should not forget at the end of your tenancy, though, is your deposit. To get your money back, make sure home or flat inventories have been carried out and signed by both parties. After three years of hard partying, you’ll need that money more than ever!