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When you let your property to a tenant you might have some fears, worries and ‘what ifs’. One of the main worries may be damage to your property or furnishings, and one of the best ways to minimise any misunderstandings is to have a full inventory with a schedule of condition. You and your future tenant can then agree any amendments to this at the start of their new tenancy.

It is obviously essential to have the inventory in place before you hand over your property to a new tenant.

But what if you don’t have any furnishings? What if you’re like one of the many landlords who rent a property unfurnished? Do you still need to provide an inventory? 

The simple answer is yes! Even without furnishings, and before the property handover, the inventory should itemise everything in the property and, where applicable, a note of the current condition of each entry.

Here are some of the non-furniture items you should list in your property inventory:

• Wallpaper and/or paint colours
• Light fittings
• Floor coverings
• Curtains and/or blinds
• Fittings and appliances
• Meter readings
• Keys provided

You should also always note the details of cleanliness and any depreciation, such as marks to the paintwork and fading to carpets, curtains, blinds, etc, at the property handover.

Keep your inventory updated and easy to access

When your tenant moves on, you’ll need to get your new tenant to agree to any updates too. Cleanliness and wear and tear will need some adjustments, and adding in any additional appliances or equipment as you go makes it simpler to just update it – perhaps on a database or spreadsheet.

Agree your property inventory with your tenant

With each new tenancy, the tenant should be given the opportunity to confirm, within the first week, that they agree with the inventory. That way, when you carry out property visits during the tenancy, the inventory can be checked, where necessary, for any damage or deterioration. 

If your tenant is liable for any repairs, it is usually best to work with them about how/when these will be done. This will prevent misunderstandings and reduce deposit disputes at the end of the tenancy.

Getting everything carefully documented at the start really will help both yourself and the tenant at the property check-out inspection. If something should happen to your property, even without any furnishings, you’ll have a clear agreed inventory in place and therefore less cause for misunderstandings or deposit disputes.

Just because your property is unfurnished doesn’t mean there’s any less need to have an inventory for it.

If you need an independent and professional inventory for your property, or if you have any questions about this, then please just ask.

What would you do if a friend or work colleague, who you've known for ages, is about to rent your property from you?  What referencing checks should be carried out? And how do you go about it?

Letting out your property to a new tenant is tricky enough, but what about renting it to someone you know well? How do you approach a potentially challenging situation and stop it from becoming an awkward one?

Supposing that, with all the best intentions, you’ve agreed your colleague is going to rent your property from you. You’ve know them for a long time, and you think that you trust them. But should you really go ahead with creating a tenancy without a bit more information than this?

Everything probably seems to start out well, but the unexpected sometimes happens … and perhaps your ‘trusted’ tenant can’t pay their rent. Were there any warning signs?

Here are four simple referencing checks suggestions, to complete before starting the tenancy – and these are highly recommended to check the suitability of your potential tenant…

• Tenant history

  Start by checking their tenant history – have they ever defaulted on their rent? While total security might not ever be achievable, a history of good tenant/landlord relationships can at least give you a good idea of whether the tenancy is going to work out for you.

• Credit checks and outstanding debts

  Would a credit check show any issues and/or are there any outstanding debts that may highlight whether they’ve had any financial troubles in the past that might affect their payments? Trusted or not, it’s unlikely that even a friend is going to want to share something with you that might jeopardise their chances – unless they’re incredibly honest.

• Income and other earnings

  Your colleague’s ability to keep up with rent payments is likely to be dependent on their income from their employer. Find out if your colleague’s employment is based on a fixed term or permanent contract. If it is fixed, when is the end date and will this guarantee a regular income which will support their payments to the end of the tenancy term?

• Independent Referencing

  In order to get some clear perspective, independent referencing can allow for objectivity and add some extra reassurance that your tenant is reliable and trustworthy.  It will usually show if the trust that you think you have in your colleague is clearly supported by others?

These four referencing checks are all indicators which can help a landlord to decide whether tenancy is likely to be successful. Hopefully, all of them will be dispel any concerns: good renting history, clear credit history, no debts and a long term or permanent employment contract.

But what happens if a late rent payment was based on something that just couldn’t have been expected or checked? Maybe your tenant becomes ill or is suddenly made redundant. What can you do?

Where an insurance-backed reference is obtained, you may be able to apply for rent guarantee insurance – this will make sure that rent payments are continued, should the unexpected happen.

It’s not about being suspicious or mistrustful. It’s about ensuring the best reassurance for you and your tenancy agreement…. especially where you have a buy-to-let mortgage and/or where high service charges and other bills are concerned!

If you’d like any more information about how independent referencing checks can help you, please just ask!

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We are delighted to announce that Leamington Spa branch is trialing property video tour technology.

This optional additional fee marketing service will advertise your property on both Rightmove and Zoopla and all associated websites together with social media. 

Interested? Please email your details below.

Being an understanding landlord can be tough at times. The damaged driveway from the oil leak they missed, that crack in the tiles in the bathroom that was ‘like it when they got there’ and pets… pets can be a problem. We’re huge pet lovers here yet we know it can be tricky.

What do you do about dogs when you rent out your property? Is it a stock “no” answer every time? Or is there another way?

Dog tired of thinking it through? Here are three options to consider…

1. Get it in writing

You could say yes to dogs and get it all in writing. Getting the dog agreed up front is essential, just like any other special agreement you have with your tenant.

Ask for details of the dog’s breed, size and age. All of this may affect whether you’re happy to allow the dog or more than one dog into your property. A large breed might not be suitable or maybe a noisy breed will annoy your neighbours and give you (and them) unwanted headaches. But perhaps if they have a small calm Chihuahua you’d barely notice it was there.

It’s also worth asking if the dog will be left alone (either inside or outside) and if this is a temporary or permanent arrangement. A dog left alone can be more destructive than one that’s not. A responsible dog owner will know this, but it’s best to use due diligence here.

2. Dog owners expect the bill

If you own a dog it’s a commitment. You know that not all pubs are dog friendly and you won’t be able to go out all day and night. You’re also very used to being charged any additional fee to stay in a hotel or B&B to cover the cost of cleaning the extra dog hair you may leave. It’s very common.

So why don’t you add some rent to cover any extras? You’ll cover the cost of any additional repairs you may need to make and you’re also putting a good agreement in place that should also be keeping your tenant happy. Win, win.

So if you’re happy to, say yes – but only if the tenants are OK to pay some additional rent, say about £25 per month.

3. Pet Claws

No, not those claws – this clause! Include a clause in the tenancy agreement (signed by both parties) relating to the property so you’re both agreeing on the situation and possible outcome.

Why not include a clause relating to potential damage and cleaning of the property at the end of the tenancy agreement so you’re covered for any eventuality? In our experience, most good tenants will be fine with this and will take the risk that the dog will be well-behaved.

If you’d like to know more about lets with pets, please just ask.

So it’s not always a no, is it?

Find out all the facts and more specifically what breed and temperament of dog it is and what care the animal will get. Put an agreement in place and cover yourself for damage. Most dogs are totally fine in a rented property, but you’re probably safer to cover your options.

If you’re still unsure, paws for thought and pick up the dog and bone… and give us a call.

We’re dog owners as well as letting agents – we’re wise old dogs!

Making sure your property to let is rented out for the majority of the time is obviously the target for any landlord. But there will inevitably be times when tenants move out, and you need to re-let and get your property ready for a quick turn around for a new tenant.

Just as you would when you sell, it’s a good idea to get your property in the best condition possible.

When you’ve had someone renting your property for some time there will probably be the odd few things that might need some attention.

But what about cleaning? How clean should your property be when you’re trying to attract the most suitable tenants?

Give it your best shot

Our advice would be to make sure you give your property the best chance to shine (literally) when it’s being viewed by a prospective tenant. Just like when you sell a house or second hand car, you stand more chance of selling if it looks in tip top condition.

Research shows that the most common tenant ‘turn-offs’ were: 43% – dirty bathroom, 40% – dirty kitchen, 30% – dirty internal decoration, and 29% – poor condition of external decoration.

The better the standard of the property, the easier and quicker it will be to get those next tenants in and have it earning your money for you.

Attract the best type of tenant

A clean and well-kept property will also help you to attract the right best type of tenant. You’ll want someone with high standards and someone who takes care of the property; it makes your life easier when they eventually move on. So attracting the best tenant in the first place with a shiny hob and sparkling bathroom is a must.
 

Set the right tone

By letting your property in a clean state you’re setting the tone for your expectations of how the tenants will leave it in future. “This is how you found it, now leave it like this!” It’s far easier for them to keep-on-top of the cleanliness than have to organise a deep clean.

In addition to this, a clear inventory with a detailed schedule of the condition – including any marks, chips, or scratches – will also demonstrate how the property has been prepared before handover and how it should be returned at the end of the tenancy too.

A really simple way to approach all this is to get a professional cleaner in. At The Letting People we can recommend a reliable local company to do this for our landlords. Anything to make your life easier!

Let’s face it, most of these are very common:

• Not having hoovered up to the edge of  your carpets
• Cobwebs in corners which are thick with dust (they’re easy to overlook)
• Dreaded limescale on your grouting, taps and shower screen
• Grimy ovens as people don’t think to look inside. These are a big turn-off but easily sorted with the right chemicals and some elbow grease!
• Dirt and dust behind the sofa/bed/cooker/wardrobe and other hard-to-reach places.

That reminds us… here's a funny, but true story…

When going through our check-out inventory, a cleaning specialist found a large assortment of adult 'playthings' left in an ex-tenant's bedroom wardrobe!

We sent a carefully worded email to the ex-tenant asking them to collect their ‘items’ but surprisingly the email was never replied to and the items had to be carefully disposed of.

#Awkward! We’ve seen many things at The Letting People.

It’s always a good plan to set the standards high from the start…

If you’d like us to help with arranging deep cleaning for your property please do get in touch as we’d be happy to offer a recommendation of a local company to do this for you.

This high specification, 2 double-bedroom, 1^st floor stylish apartment, with a spacious living room, en-suite shower-room and bathroom, and allocated parking, is located in a development within walking distance of Warwick’s town centre, and the train stations. The apartment, fitted to an excellent standard, and has a high specification kitchen, with gas central heating and radiators, and double-glazing,

Asking price £190,000. More information on Zoopla here: http://tinyurl.com/jerbvwt

This spacious ground floor flat with 2 bedrooms, and a small courtyard garden is conveniently located between Warwick and Leamington’s town centres,

Key Features:

• Courtyard garden
• Spacious living room
• Located between Warwick and Leamington Spa town centres
• Owners furnishings may be available by separate negotiation

Asking price £140,000. More infromation available on Zoopla here: http://tinyurl.com/hpsu2wt

We are delighted to announce that The Letting People Leamington Spa is now accredited with http://www.checkaprofessional.com/TheLettingPeople

We are really proud of the references received by checkaprofessional.com from some of our valued long term clients and accountants

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  The Letting People provided me with a professional and informative service. I found them to be efficient, effective and personable.

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  Excellent help and advice in choosing a buy to let property, then finding tenants and making managing my properties really easy.