With so much of today’s property hunt taking place online, there’s a real opportunity for scammers to capitalise on unsuspecting tenants. Thankfully, users remain vigilant and sham lettings are well documented. If you’re on the property hunt, here are the common rental scams to avoid.
Gumtree Landlord Scam
This trap is aimed at those living overseas who seek accommodation in the UK. A landlord will publish an ad on Gumtree featuring accredited NLA (National Landlords Association) logos. They will discuss the property in question with the individual and request payment before they move to the UK. Upon arrival to the country, the landlord is nowhere to be seen.
This is a popular scam in the lettings sector. It can be entirely dismantled by asking to see the property first. If you’re looking to rent a room or flat, you have the right to view it before paying any kind of deposit. If you’d like to find out whether a landlord is a member of the National Landlords Association, you can do so here.
The Fake Property
This is a dangerous one which is really tough to notice at times. This scam involves the landlord going a step further than just advertising a property. The scammer will have access to an empty property which they’ll show you around. Unfortunately, the building isn’t actually theirs to rent out. By the time you come to move in, the property’s already occupied.
It can be really difficult to actually recognise this until it’s happened. It’s always important to be suspicious if the landlord is pressing for you to pay a security deposit/first month’s rent immediately.
Unsatisfactory References
Now this is a clever scam, which again is pretty difficult to spot. A tenant will go through the motions of renting a property and everything will appear legitimate. Coming to the reference check stage, the prospective tenant will sign a contract which says that if the references aren’t acceptable the deposit will be returned minus a fee for reference checks. This sounds reasonable – besides, you’ve got good references so don’t mind signing. Unfortunately, they’ll be deemed as unsatisfactory by the landlord. When you receive the deposit back, it’s a fraction of what you initially paid. If you’ve been bitten by this, it’s illegal and you have a right to be frustrated. Seek assistance immediately.
Going After the Guarantor
This is a particularly nasty one. The landlord will claim there’s no need for a security deposit. It sounds like a perfect situation – you just need to have a guarantor. When the tenancy comes to an end, the guarantor will be hit with a wave of unnecessary charges for repairs. This scam highlights the importance of inventory services.
Illegal Charges
Dodgy landlords are big fans of adding illegal charges to the tenancy agreement. Be wary of anything you sign your name to. If the charge is in your tenancy agreement and you sign it, you’re agreeing to pay. If you’re unsure whether a charge is necessary, do your research before signing. If a landlord tries to charge you for something which isn’t in the tenancy agreement, you don’t need to pay.
It’s Not All Dodgy Landlords
It’s a two sided coin – tenants can scam landlords too. One of the most common includes a tenant who asks to pay a deposit via Western Union or some other similar service. They pay too much ‘by mistake’ and ask the landlord to send the extra funds back. By this time, the landlord’s made the payment and the original payment has bounced. This leaves the landlord out of pocket and red faced. If you find yourself caught up in this, don’t pay any additional funds back until the initial payment clears/bounces.
What to Look Out For
It’s important to be vigilant when it comes to lettings scams. Here are a few warning signs to look out for:
- Free listings – scammers love sites like Gumtree which allow free listings. Always be extra wary of rentals advertised on these websites.
- Multiple ads for the same property – these can sometimes have slightly different descriptions or pictures.
- Poorly worded ads – does it read like it was written by someone who isn’t fluent in English?
- Unnecessary description of landlord – often scams will make the landlord sound respectable and fair. If this feels a little unnecessary, consider why this information is being communicated to you.
- Lettings agency with little online presence – sometimes scammers will create their own lettings agency to appear legitimate. Google the company and see what’s online about them.
- Very low price – it’s the age old saying; if it looks too good to be true, it probably is.
- Pushy landlord – if the landlord is pushing you to pay money immediately, there’s likely to be an issue.
- Pictures – are the pictures different to the property? Do the pictures look fake or unnatural?
- They ask for money up front – Never pay anything before a viewing!
Unfortunately, scam landlords give the profession a bad name. The truth is, scammers are few and far between though tenants are not always aware of this. This is why it’s even more important to get your inventories right. By turning to No Letting Go for our inventory services, you remove any possibility of deposit disputes and also reassure tenants of your legitimacy. Find out more about our services here.
If you’re a landlord in a university town or city, you’ve probably seen the potential in student rentals. There are plenty of advantages in renting to students. Having said this, there are some pretty awful issues you could encounter too. Are students really as bad as people make out? Is your investment safe with them? If you’re sat asking yourself ‘should I rent to students?’ we’ve got a little advice and guidance to help you find the right answer.
The Strange World of Students
Students can seem like an entirely different species. Thankfully, they’re actually pretty simple. For most, this will be their first time living in private accommodation. They’ll need a little hand holding but this tends to come from the parents. They’re often told to ask specific questions, they’ll be informed of what to say and they’ll pour plenty of time over their contract. They may take longer in the initial signing process but remain supportive and up-front – they just want to make sure you’re not a cowboy.
Usually students aren’t too fussy – they’ve heard the horror stories and are happy to find your property clean and warm. If you can offer a tidy and furnished house with warm running water, they’ll be content. However, there are some health and safety requirements that can’t be ignored!
Be warned though, not all students are the same. There are some very obvious cues worth noting. First of all, if you’re renting to a group of eight boys, all of which are on the university’s rugby team – expect lots of parties. Use your common sense with this one. You may well want to rent to a group like this, just know what to expect.
Party, Party, Party!
Right, let’s get this out in the open now. It’s very likely your student tenants will throw a party or at least invite friends over for a night of intoxicated fun. We highly recommend banning parties in the tenancy agreement – this is there more as a deterrent than something to enforce. The sooner you accept that parties will take place, the easier it will be letting to students.
Advantages of Renting to Students
There are some serious advantages that come with being a student landlord, here are some of the more notable points:
- Demand – If you own a property in the heart of a town/city’s student area, there will always be a demand for housing irrelevant of any ongoing economic difficulties.
- Duration – Students tend to rent for 12 month periods. No long term contract obligations.
- Predictability – The student rental market is one of the most predictable, always handy for landlords hoping to rest easy at night.
- Imperfections – The beauty of renting to students is that your property doesn’t need to be perfect.
- Furnishings – There’s no point investing in expensive furnishings. Head to Ikea and buy cheap.
- High yields – There’s often more students living in a house than there would be in a regular tenancy.
- Intelligence – Students by nature are intelligent (there are exceptions). This means any issues tend to be resolved relatively simply with open communication.
Disadvantages of Renting to Students
All sounding too good to be true? That’s because it is, there are some very clear drawbacks in renting to students:
- Furnishings – All students expect a fully furnished property which entails the upkeep and maintenance of white goods.
- Wear and tear – All student properties are more prone to wear and tear. Expect phone calls out of the blue about a broken sofa or bed.
- Repaint – We know plenty of student landlords that have to pay for a fresh lick of paint on the walls every year.
- Wannabee lawyer – Some students can get a bee in their bonnet about the contract. They’ll become adamant you’re trying to mess them over. The wannabee lawyer can be a particularly frustrating student to let to.
- Private halls – Private accommodation for second and third year students is on the rise. Usually students prefer the experience of living in a house with friends but private halls are a real threat that’s worth your attention.
- Maintenance bills – Maintenance bills are usually more expensive than those in a regular tenancy.
- Screening – You can’t reference or credit check students, this can be worrying.
- Finance – Students are notoriously poor with money. Their finances can come from student loans, grants, part-time jobs and parents. This instability can be a little frightening to landlords.
- Summer holiday – Depending on the tenancy agreement, you could experience void periods during the summer holiday.
Student Rental Action Points
So you’ve decided to take the dive and let to students? Here are a few action points to set you on your way:
- Go to a shop like Ikea or Argos to buy your furniture. Don’t spend much money on this at all, you want something cheap and cheerful.
- Get students to provide a guarantor, this will usually be their parents. Do this and you’ll get your money even if the student can’t pay up.
- Become a university approved landlord. There’s often a few checks needed but this is worth doing to market your student let.
- Hold your student’s hands. Remember, they’ve probably not done this before – help them. Reassure them throughout the process. Go a step further and include a welcome pack for when they move in. In this, you can feature a few rules and even instruct them on how to use the boiler, heating, washing machine, etc.
- Consider the possibility of dropouts. It’s worth including a clause in the tenancy agreement which states it’s the tenants’ responsibility to find a replacement housemate if one drops out.
- Licence your property as a HMO (house in multiple occupation). Local councils have differing regulations for this but it cannot be ignored.
Student lets are prone to sudden and dramatic damage. The inventory process is imperative with this type of let. Remove the stress and any potential disagreements with No Letting Go’s inventory services. Find out more about how we can help protect your property investment here.
Last month we brought you an article about the 10 cheapest places to rent in the UK. In case you want to flash the cash and live in one of the country’s more pricey regions, we’ve brought you a list of the 10 most expensive places to rent in the UK. This list is done slightly different to the last. Firstly, we’ve considered London as a collective whole. If we didn’t do this, the majority of our list would be full of London boroughs. This research comes from numerous sources including Rightmove, Love Money and the BBC.
10. Bushey, Hertfordshire
The small Hertfordshire town of Bushey may be tranquil but it’s also pretty pricey too. The average asking price of a two bedroom property in this peaceful part of the country comes at a stomach churning £1,330 per month. The town’s close proximity to numerous film studios (Elstree and Borehamwood) has led it to be the backdrop for many film and TV scenes.
9. Windsor, Berkshire
Quaint, historic, royal and of course bloated with tourists, Windsor was guaranteed to feature on the list. Boasting the largest and oldest inhabited castle in the world, Windsor also offers beautiful Thames-side walks, picnic spots and shopping. Oh we’re not done yet. Windsor is also the home of Legoland and the Royal Windsor Racecourse. All this makes for a vibrant town but also one which doesn’t come cheap. A two-bedroom property will come to an average of £1,351 per month.
8. Egham, Surrey
Sitting in the North East of Surrey, Egham is famously the site where the Magna Carta was sealed in 1215. Considered a university town, Egham is home to the campus of Royal Holloway, University of London. For the steep average price of £1,353 you can get a two bedroom property in this historic town.
7. Henley-on-Thames, Oxfordshire
Recently voted by The Times as one of the best places to live in the English Countryside, Henley-on-Thames is renowned for its spectacular beauty and serene riverside location. Not only is it a place of beauty, it’s vibrant too. The Henley Royal Regatta is the world’s greatest rowing spectacle and has been cemented as such over its 175 year history. The average price of a two bedroom property here is £1,385 per month making it seventh on our list.
6. Ascot, Berkshire
For an average of £1,412 per month, you can rent a two bedroom property in Ascot, a deeply affluent town in East Berkshire. Only a stone’s throw from Windsor, the town is most commonly known as the location of Ascot Racecourse.
5. Marlow, Buckinghamshire
Marlow is a small but deeply alluring town alongside the River Thames. Surrounded by meadows and woodland, it’s home to historic streets of Georgian architecture. With plenty of chain and independent places to eat and drink, you won’t go without. It’s also one of the most expensive locations to rent in the UK, a two bedroom property will set you back £1,424 per month.
4. Weybridge, Surrey
A two bedroom property will cost an average of £1,446 per month in Weybridge and it’s no surprise. The Georgian town is stooped in history and is certainly pleasing to look at. There’s a strong community feel to the area which is seen as a large draw to outsiders.
3. Oxford, Oxfordshire
Dubbed as the ‘City of Dreaming Spires’, Oxford boasts 1,500 listed buildings from all major periods from the 11th Century onwards. Renowned for its attractive streets, it’s most famous attraction is the world renowned University of Oxford. Easily accessed by train from London and Birmingham, the city offers excellent transport routes. A two bedroom property is likely to cost around £1,612 per month.
2. Esher, Surrey
Sitting 14 miles South-West of London, Esher is a commuter town that’s blown up in popularity. With excellent comprehensive schools, royal residences and private estates, Esher is the perfect upper class hideaway. The demand for properties is said to be so high that homes are often sold before being advertised. If you can find one available, a two bedroom property will set you back £1,913 per month.
1. London
Of course London comes first on this list. Could it really be anywhere else? The problem with discussing London in this list is that its boroughs differ so greatly. Now we’ve been talking about two bedroom properties for every other place on this list. In some areas of London, the average one bedroom flat greatly exceeds these figures. In Kensington and Chelsea a one bed will set you back around £2,134 a month which can be compared to the cheapest borough in London where the same size property would be around £1,341pcm. Eye-watering prices which aren’t necessarily in keeping with the extra income a London job offers.
So there you have it, the ten most expensive places to rent in the UK. If you’re looking to rent or let, remove the stress of inventories and deposit disputes. Take a look at No Letting Go’s inventory services to find out exactly how we can help ease the process.
A regular income of rent is one of the joys of being a landlord. Not only does it help your day-to-day living but it’s also essential to the healthy maintenance of your portfolio. So how much rent should you charge your tenants to rent your property? The answer’s far from simple but with a bit of guidance you’ll be on the right track.
There’s a serious problem that comes with discussing rental costs. If you get this wrong, it can have a detrimental effect on your entire business. Also, it’s notoriously difficult to increase the rent when you’ve already set it. Opt for too little and you’re facing a potential loss. Charge too much and you may struggle to fill the property.
Research the Market
This is your best way to gauge an appropriate price. Look at properties of the same size in your surrounding area. If most rentals charge a similar amount then you’re going to have to be competitive.
When researching the market, consider where your property sits. If you can offer something significantly better than your competition, it’s worth placing your property at the upper end of the spectrum. Alternatively, if your house/flat is lacking in a few key areas then it might be worth dropping your price.
Work Out Your Rental Yield
So this isn’t the most attractive part of the landlord role though it’s an essential one. The income is the biggest draw of buy-to-lets. You need to work out your rental yield. In layman’s terms, this is the percentage of your purchase price which you take each year.
There’s a simple formula to work this out. Deduct all costs from the rent you receive. Then divide this into the property value (including any additional purchasing costs). You’re then left with the rental yield (make this a percentage). For example, if the annual rent is £10,000 and your property cost £200,000, you’re left with 0.05 which equates to 5%.
If you’re hunting for the next addition to your portfolio, it can be a headache to go through this equation over and over again. If you’re looking for a quick fix, head over to This is Money and give their Buy-To-Let Yield Calculator a try.
Before you settle on the rent you charge, you really ought to work out your rental yield.
Biggest Factors Affecting Rent
There are numerous key factors that dramatically affect the rent you can charge. Here are some of the most important points to think about:
- Location – If you own a one bedroom flat in central London, you can charge more than you could for a four bedroom house in Manchester. Don’t consider the national average, think about the immediate area.
- Is it furnished? – If you’re including furniture in the deal, you can charge more. Depending on the quality of the furniture, this difference can be huge.
- Pets – Many landlords don’t allow pets into their properties. If you choose to let to pet owners, it’s perfectly reasonable to charge more rent.
- Tenants – If you’re aiming for a specific type of tenant, you can target them with the rent you charge. This effectively opens doors to some tenants by undercutting the competition or alternatively pricing some tenants out the market. Be cautious with this approach.
- Amenities – What’s close-by? The facilities that surround your property play a big part in the price you can charge. Is it close to a school, has a great access to parking, is near a parade of shops, etc.?
- Desirability – What’s the state of the local property market? Are rentals being snapped up as soon as they’re on offer or are they lingering for months?
Being a landlord can be very stressful. Don’t let inventories become another addition to this. Find out how No Letting Go’s inventory services can help take the pain away from the process.
Landlords have a bad rep. Most tenants will happily tell you about their experience with a previous tyrant they rented from. Unfortunately, this isn’t always justified. There’s an inherent contempt for the profession which is hard to evade. Thankfully, it doesn’t take much to show you’re actually a professional who’s both fair and respectful. Here are a few tips on how to be a good landlord.
Treat It Like a Business
Your property is your business. If your tenants don’t pay, you have to cover your mortgage. If something goes wrong, you’ve got to find the solution. The truth is, you have to go one step further. Put systems in place to cover all possibilities. When you let to someone, there should be an organised and systematic approach. For instance, what plans do you have in place for when you go on holiday? You should inform your tenants and give them an associate’s contact details should they need you.
Don’t Let to Bad Tenants
All landlords are desperate not to fall into a void period. This doesn’t mean you should jump for the first tenant who comes your way. You should always follow a thorough screening process to ensure you’re only letting in the good guys. The last thing you want is to be a babysitter, chasing after overdue payments and cleaning up after people’s mess. This will give you trust issues and could cause you to be unfairly strict to tenants in the future.
Meet Safety Standards
All landlords have obligations to fulfil. One of these is to adhere to correct safety standards. Have a checklist of these and ensure your property meets the expected criteria. Gas and electrical equipment needs to be installed and checked every year by a registered engineer. Fire alarms and carbon monoxide alarms must be fitted and checked regularly. Record any such activities and make them available for all to see.
Create a Personalised Tenancy Agreement
Most landlords use a standard tenancy agreement which usually covers all bases. The trick is to create a more personalised agreement. It’s certainly best to seek legal advice on this. By giving your agreement a personal touch, you can dispel any ambiguity and irrelevant clauses. Be sure to make it clear who’s responsible for the upkeep and maintenance of the property. This will prevent any future misunderstandings. We know this goes without saying but be sure to protect your tenant’s deposit in a secured scheme.
Be Approachable
It sounds simple doesn’t it? It is however one of the most neglected characteristics a landlord must possess. When your tenant moves in, show your face. Take the time to ensure they’re happy. It’s often comforting for a tenant to be shown how the heating and hot water work. Give your phone number and email address. Let them know they can contact you at any point with their concerns.
Get Things Done
There’ll come a time when tenants contact you with an issue that needs your attention. Never ignore this or overlook it. If you can’t fix it immediately, let the tenant know. Communication is key. There are going to be things which you can’t deal with yourself – it’s worth having a good relationship with tradesmen of all types. Don’t skimp when it comes to getting a job done. A botched job will cost you more in the long run.
Keep Your Distance
This can be tough for fresh faced landlords. You might want to be sure your property is being properly maintained but you can’t just pop round for a visit. Don’t hassle your tenants, let them feel comfortable in your property – after all, you want them to treat it like their home. By all means schedule an inspection after 6 months but don’t forget to follow the correct procedure for this.
Small Touches
Small touches are the most effective way of battling the bad rep landlords get. This is the perfect way of leaving a lasting positive impression. We’ve heard many stories of landlords going the extra mile to make the tenant feel comfortable. Our favourite has to come from a London based landlord who arrives at every moving day with cups of tea or coffee bought for the tenants from his local café. It’s not much but this small gesture goes a long way. Here are a few other small touches, that’ll help you:
Write a welcome letter – some landlords like to write their tenant a welcome letter wishing them an enjoyable time in their property.
- Give a tour of the area – if your tenant’s new to the area, it’s a pleasant gesture to offer a few insights into where the best restaurants are, what amenities are around and where to find the closest bus stop. Some landlords even offer a walking tour to their tenants.
- Stock up on the essentials – we’re not saying you should spend lots of money on this but it’s bound to be noticed. Try adding a roll of toilet paper and a bar of soap to each bathroom. This removes the immediate need for a supermarket shop and will make your tenants feel comfortable from the start. Leaving a bottle of all-purpose cleaner and a cloth also helps to encourage cleanliness.
- Dress neatly – if you dress like a professional, you’ll be treated like one. We’re not saying you should always wear a suit but a neat appearance will help your credibility.
- Stay calm – if a tenant calls about an issue that ruins your day, don’t let them know you’re annoyed. Deal with every issue in a professional manner, like a business would.
- Join an accreditation scheme – Being a member of a landlord accreditation scheme isn’t required by law though it will go in your favour. Joining one shows a commitment to professionalism and quality in your industry.
Inventory
An inventory can seem like a tedious task though it’s a vital one. Without it, a tenant can treat your property with complete disregard and face no backlash. If you don’t have an inventory, you face the possibility of losing any dispute. Why not make the whole process stress free with No Letting Go’s inventory services? Find out more information here.
For many years it has been notoriously difficult to find a landlord that’ll happily let to pet owners. Opening the door to pet owners offers many potential benefits but can be a serious gamble. There are many genuine considerations that need to be made before landlords allow pets to live in their properties. If you’re a landlord considering this decision, here are a few pros and cons that’s help make up your mind. We’ve also included a few vital tips at the end in case you decide to go through with this.
Pros
Last year’s Pet Population report noted that 46% of UK households had an animal of some kind living within. Having said that, only about 3% of London landlords openly accepts pets in their property. So what does this mean to you? What is the up-side of allowing pet owners to rent from you?
Expands your options: By allowing pets in your property, you open the door to a far greater number of potential tenants.
Longevity: Tenants with pets know it’s not easy to find a landlord accommodating to their situation. This means your tenants are likely to stick around and settle in your house.
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 though this 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. This is especially prevalent if your let is furnished. We recommend adding a fair amount onto the deposit to cover any additional costs that could be attributed to the animal’s presence. This may not be seen as a benefit as such though peace of mind should never be underrated.
A Positive Start: As renting a pet friendly house is so rare, you seem like a reasonable and positive person for allowing it. This may (though not always) give your tenant more respect for you.
More Settled 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.
Reduced Void Periods: A pet friendly property is likely to let out quicker than one which isn’t. This means facing the prospect of a void period is far less stressful for landlords.
Cons
So with all these positive points, why are landlords so reluctant to let pets into their property? Here are a few common reasons.
Damage: Pets are renowned for causing damage to properties. Of course it’s possible to claim this back on the deposit though it’s still frustrating for landlords.
Smells: Pets are notoriously smelly – even when they’re cared for properly. These smells can be seriously difficult to shift. They can also 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.
Extra Cleaning: A property which houses a pet requires a more thorough clean once it’s been vacated. This isn’t only costly but time consuming too.
Allergies: There’s the potential that future tenants have a pet allergy which can lead to a particularly troublesome situation.
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.
There’s a New Zoo in Town: We frequently hear the same horror story told by landlords. They allow a tenant to move in with one pet. This then leads to an entire zoo worth of animals taking residence in their property. This can cause permanent damage, disruption and economic burden.
Tips for Landlords Considering Renting to Pet Owners
So you’ve weighed up the pros and cons of letting pet owners rent from you and you’re still here interested. If you’re seriously considering the possibility of letting pets into your let, there are a few things you can do to make the situation as stress free and pleasant as possible.
Don’t Just Say Yes: We don’t recommend just making the decision to accept any tenant with pets that applies. Simply acknowledge that you’ll consider pets. This offers no obligation and means you can make a consideration on a case-by-case basis.
Meet the Pet: This is a seriously good way of gauging whether you’d like a pet in your property. Ask to visit your prospective tenants at their current home to meet the animal. This way you can judge its behaviour, cleanliness and the effect it has on the surroundings.
Edit Your Tenancy Agreement: It’s not recommended to add a simple umbrella clause in your tenancy agreement which says that pets are accepted in your property. Make your tenancy agreement specific and relating to the individual pet you’ve agreed. Also it’s worth noting in this clause that the tenant accepts responsibility for the control, care and cleaning of the animal.
Take Additional Deposit: We spoke about this earlier but be sure to take a higher deposit to cover any potential pet related damage. Don’t forget to place this in an approved deposit protection scheme.
Inventory Services: With pets in your property it’s even more important to ensure your inventory is watertight. Remove the stress of this with a professional inventory service like No Letting Go. We’ll run a thorough, impartial check before the tenant moves in and after they leave. Find out more about our services for landlords here.
Ending a tenancy agreement needn’t be a headache for landlords. It is however very important to get it right. There are procedures and laws in place to ensure you’re doing everything fairly and within reason. So before you begin to feel as if you’re drowning in regulations and rules, here’s a simple guide to the process.
First thing’s first, you’re going to have to give your tenants some notice and often some information and preliminary warnings. Everything depends on the type of tenancy agreement and its specific terms. Get your contract out, give it a read and see what’s most appropriate for you.
Assured Shorthold Tenancies
In some assured shorthold tenancies, you don’t need to give your tenant a reason for taking your property back. For this to be the case, you must first meet the following criteria:
- The deposit is protected in a deposit protection scheme
- You give your tenants 2 months’ written notice
- The tenancy agreement ends at least 6 months after the original tenancy began
- The agreement is a periodic tenancy. Alternatively, you can do this with a fixed term tenancy as long as the fixed term has ended
Ending a Fixed Term Tenancy
Okay we get it – you’re finding out how to end a tenancy agreement because you’ve got a reason. We’re guessing this reason concerns your tenants themselves. Maybe they’re in arrears and it’s putting you under financial burden? Or maybe you’ve heard reports that they’re selling drugs from your property and you want them out? Both completely acceptable reasons for wanting them gone. Unfortunately, it’s not that easy – even if they’ve broken rules of the tenancy agreement! Your reason for wanting possession whilst the fixed term is still in effect must meet the specifications set out in the Housing Act 1988. The notice period you have to give will vary from reason to reason. More information on this can be found here.
Assured Tenancies
To regain possession of an Assured Tenancy, you must follow the Housing Act 1988 and use an applicable reason.
Excluded Tenancies or Licences
An excluded tenancy or licence is usually found when you share a room with a lodger. The rules for regaining possession in these instances are less strenuous. You must give ‘reasonable notice’. The term itself is slightly ambiguous though it’s recommended that you give the length of the rental payment period. For example if you collect payment every month, a month’s notice is considered reasonable. You do not usually need to give notice in writing for this type of agreement.
Non-Excluded Tenancy or Licence
The agreement can be ended at any time. You must give a written notice to quit. The notice period is usually 4 weeks unless otherwise stated in the tenancy agreement.
Break Clause
Most tenancy agreements will include a break clause. This means that after a specific amount of time has passed, either the landlord or the tenant can serve notice to quit. Sometimes contracts feature a tenant-only break clause though this is uncommon and not recommended. Some break clauses will be unconditional while some rely on conditions such as the rent being up-to-date etc. The landlord does not have right to possession of the property throughout the first period until the break clause is met.
What if the Tenant Doesn’t Leave the Property?
Whatever you do, don’t force your tenant out your property – that’s illegal! If the notice period’s up and your tenants refuse to budge, it’s time to start the process of eviction through the courts.
Ending a tenancy agreement can be a stressful time. Take the strain of inventory management off your plate with No Letting Go’s Inventory services. Find out more information here.
Becoming a landlord isn’t easy. It’s not a career choice that should be made without genuine thought and consideration. Many people become landlords to capitalise on solvency or as an investment for the future. If you’re considering becoming a landlord at some point, here are the 5 things you need to know first.
1. There are rules which you must follow
This is an absolute must. When you become a landlord, it’s imperative that you understand what rules and laws you must follow. It’s also important to scratch up on your rights and the rights of your tenants. Ask yourself the following:
- Do you know what you can and cannot ask when interviewing potential tenants?
- Do you know how to handle a security deposit?
- Do you know what your responsibilities are for property upkeep?
- Do you know how to go about evicting a problem tenant
As a landlord, there’s many more questions you’ll find yourself asking. It’s imperative to know where your position is in the eyes of the law.
2. Being a landlord isn’t a normal job
Being a landlord isn’t a 9 to 5 job. You may be you own boss and you may enjoy your independence. This doesn’t mean your working day isn’t altered and changed by others. At any moment, a tenant can call you with a major issue and no matter what, it’s your responsibility to resolve that issue. The severity obviously affects the time frame you can take to respond. If there’s a major issue which needs to be resolved immediately, it’s up to you to deal with it or call in someone who can. Your days will be unstructured and spontaneous. Be prepared for a tenant’s call at the most inconvenient of moments.
3. Your job title goes further than just ‘landlord’
The best landlords do far more than that which naturally falls within the remit of the job title. In fact, you role will go far more than you could initially expect. Here are a few professions that your time as a landlord could prepare you for:
- A lettings agent – this one’s pretty obvious. If you’re a private landlord, you’ll find yourself doing all the jobs of a lettings agent.
- Salesman/woman – there’ll come a time when showing potential tenants around your property will seem more like a sales pitch than a viewing.
- Negotiator – okay so this one is very similar to the salesperson. There will come a point when tenants will attempt to negotiate with you. Be firm but fair.
- Debt Collector – this one’s pretty obvious too. Is someone not paying their rent? You need to know how to deal with this.
- Handyman – your tenant needs something fixed and you’d rather do it yourself than pay someone external. Better start learning how.
- Therapist – Your tenant’s just broken up with their long term partner, lost their job and can’t make the rent payments. Be prepared for a teary phone call coming your way.
- Detective – Someone’s applied to rent your property. Time to do some digging and detective work. Referencing, credit checks and general questioning should give you enough evidence about your potential new tenant’s renting habits.
4. Expect a learning curve
When you’re a landlord, no matter how much research you’ve done, you’ll always be surprised. Expect small issues to linger for a while and then expect major problems to suddenly dominate much of your waking life. Thankfully, the longer you do this job, the more likely you are to recognise potential complications. You’ll also learn after a few bad tenants, which warning flags you should look out for and what circumstances breed disaster.
5. Hard work is rewarding
Whatever your own personal goals may be, being a landlord can help you achieve them. As a landlord, you’ll get freedom, money and power. If you make enough, you can even grow your own mini empire of properties. Put the hard work in and benefit from the rewards further down the line.
If you’re a landlord concerned about the headache of inventories, find out how No Letting Go’s services can remove the stress from the process.
So the issue all landlords despise has happened. A tenant has moved out but left some of their belongings in your property. You’re now unsure what to do next. From this moment onwards, your actions have to follow law and must stand up to scrutiny – the tenant can still make a claim against you for damages. Follow our advice below and the situation will hopefully be resolved with ease.
A tenant has moved out but left their belongings, what should I do?
It’s Still the Tenant’s Property
As soon as you see the items left behind, you’ll have a pretty good idea of whether it was left as rubbish or simply forgotten. DO NOT be tempted to throw any of this away, sell it or neglect the issue. Everything still legally belongs to the tenant and they retain rightful ownership – even after they’ve left it behind. If you throw away any items and they hold value, you’ll be liable for damages. There is however, a silver lining to this terribly frustrating situation. You may be able to charge the tenant for the cost of clearing your property and possibly any storage afterwards. Be sure you follow the right procedures for these.
The Torts (Interference with Goods) Act 1977
Thankfully, you do have some legal backing in this situation. The Torts (Interference with Goods) Act 1977 allows you to dispose of any belongings left behind, on the condition that you follow a specific course of action first.
What You Need To Do
A written letter is the best place to start. We recommend doing this via recorded delivery so you can guarantee the tenant receives it. Explain in your letter that you wish to dispose/sell the items. You must inform them on how to contact you to retrieve them. As well as this, you should include a detailed description of the items, where they are being stored and when you’ll be selling/disposing of them. Be sure to allow the tenant enough time to take preventative measures. Remember, this could all be a genuine mistake. You should give your tenant the chance to rectify the situation. Keep a copy of the letter in your records.
What If I Don’t Have the Tenant’s New Address?
Don’t worry, a resolution can still be found. You need to be able to prove that you’ve made a reasonable attempt to get in touch with the tenant. We recommend using a tracing agent to track down the tenant’s address. These companies usually won’t charge you if they can’t find the individual’s location. Keep the report that states they can’t find your tenant and you’re good to go ahead with the disposal.
Decided to Sell the Items?
You’ve followed the strict procedure, you’re now ready to sell the items and pocket the cash. Unfortunately the money’s not actually yours to keep, it belongs to the tenant. This is infuriating, we know. Thankfully, if there have been any charges or costs incurred throughout the process, then you’re good to go ahead and reimburse yourself.
Want more rental advice? Give the Department for Communities and Local Government’s ‘How to Rent’ guide a read.
With our inventory services, claiming from your tenant’s deposit for this could be easily achieved and resolved. These issues needn’t be such a strain. Find out more information here.
It has been reported today that Countrywide Group estate agency is to close around 60 of its UK offices in the coming weeks.
In a comment to Estate Agent Today, Countrywide said: “Following consultation with colleagues, we have made the decision to close 59 branches within the retail arm of our business. This is part of our ongoing ‘Building our Future’ strategy.”
The company go on to cite that this is a strategic decision to ensure the right people are in the right places to meet customer needs. Countrywide have clearly stated they want to avoid redundancies wherever possible though it can be deduced that there’ll be a loss of staff following such a drastic change to the business.
These closures are the crescendo to what has been a year of speculation and concern surrounding the future of some brands and offices. Chief Executive of Countrywide Group, Alison Platt, brought speculation to the forefront of workers’ minds in October 2015 when she succinctly told investors the company was moving in the direction of “fewer, stronger brands”.
The leaked list of closures sees a dramatic loss of offices across England, Scotland and Wales with the most damage being seen across the Midlands and Southern England. Below you can find a list of offices reported to be closing:
South Coast:
Palmer Snell in Lyme Regis.
Yorkshire:
Bridgfords in Bingley, and Ripon.
Manchester and Lancashire:
Bridgfords in Hale, and Bramhall.
South Central:
Mann in Bitterne, Cosham, Godalming, Haslemere and Hythe,
Gascoigne-Pees in Grayshott,
Watson Bull & Porter in Shanklin.
South East:
Geering & Collyer in Canterbury and Folkestone,
King & Chasemore in Eastbourne, Lancing and Littlehampton,
Freeman Forman in Mayfield.
Midlands North:
Ian Peat in Bingham,
Bairstow Eves in Derby,
R A Bennett in Solihull,
Dixons in Tamworth.
South West:
Stratton Creber in Mawnan Smith,
Fulfords in Shaldon, Topsham and Torquay.
Wales and West:
Entwistle Green in Crewe, Frodsham and Prenton,
Beresford Adams in Denbigh and Flint.
Midlands East:
Abbotts in Billericay, Clacton, Dedham, Felixstowe, Haverhill, Leigh-on-Sea, Sudbury, Wickford and Witham,
Bairstow Eves in Halstead, Ipswich, Leigh-On-Sea and Tiptree.
Midlands Central:
Taylors in Kettering and Olney,
Wilson peacock in Newport Pagnell.
Scotland and NE:
Countrywide in Ayr.
Midlands West:
R A Bennett in Bourton-on-the-Water, Chipping Campden, Cirencester, Stow-On-The-Wold, Thornbury, Wootton-Under-Edge and Yate,
Taylors in Churchdown, Evesham, Portishead, Shirehampton, Swindon West and Warndon.
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