Letting your property is a serious business whether you are an experienced investor landlord or a private individual letting your home for the first time. Easy-Let have a wealth of experience in looking after other peoples properties and take this very seriously, ensuring your property and its condition is always a priority.

Because we take no management fee whilst your property is empty, it’s in our best interest to find suitable tenants for your property as quickly as possible!  In addition to erecting a To Let board, we carry out an extensive range of marketing activities. Your property will be advertised the following ways:

Easy-Let website
Perthshire Advertiser
Window Display
Property lists distributed to local business

The property appraisal

The first stage towards putting your property up for let is to meet with an Easy-Let Letting Agent at the property for a valuation appointment. There is no charge for this.  The Agent will give you an honest Valuation. We will also advise you about any action you can take to maximize the rental and minimize the time taken to achieve it.

Presentation

We recommend the following before renting a property.  We know from experience if a tenant receives a property in good order they are more likely to look after it and return it good condition.

1. All carpets should be professionally cleaned ensuring any mould, mildew, or stains are removed.
2. You may want to repaint the accommodation between leases. It is recommended that all paint work should be done in neutral colours that are easy to keep clean. You should also patch up any obvious holes or chips in the walls.
3. Ensure that all kitchen units, cookers, fridge, freezer, washing machine, dryer are completely cleaned and in full working order.
4. Are all the fixtures and fittings in good working order? This includes taps, showers, tubs, toilets, and any other fixtures. Make sure that the fixtures do not leak and that they consistently operate correctly. Repair any leaks or other problems before you rent out your property. If a fixture is consistently causing problems, it may be easier and even cheaper to replace it to avoid future problems. If you ignore these kind of problems, they will only create further problems for you.
5. Gardens should be neat and tidy.

Referencing

On your behalf we will take references on the tenant who is named in the Tenancy Agreement which will normally mean various financial references such as current and previous employment references, current or previous Landlord reference and a banker's reference. In some cases to further strengthen your position we may decide to ask for a Guarantor to back up the tenant's ability to meet their commitments.

Property Inspections

We will regularly inspect the property during the tenancy and advise on any adverse conditions. Inspections are usually carried out quarterly but, if required, more frequent visits can be arranged. From our experience we know that if the tenant understands that the property and their tenancy of it are being closely monitored they are more likely to maintain a high standard of care in the property.

The tenancy agreements make reference to the fact that we have the right to visit the property at times acceptable to the tenant, provided that reasonable notice has been given. If you want to visit the property yourself during the tenancy we would make the necessary arrangements but again the tenant is entitled to prior notice.

Maintenance & Repairs

Repairs are of course necessary to each and every property throughout the length of the tenancy and Landlords must be prepared for this eventuality plus of course repair and/or replacement of major electrical items as they age. We will make arrangements, on your behalf with our local contractors or contractors of your choice to carry out any such necessary works.

We will agree in advance the level of responsibility you wish us to have in arranging repairs and replacements and then proceed accordingly, without further reference to you or as discussed and agreed. The normal level of agreement is any repairs or maintenance up to the estimated cost of £150. Some landlords are happier to accept responsibility themselves for such matters once they have been reported to them by us and this is perfectly acceptable to us.

Where there is an emergency repair such as a burst pipe or leak, there are different legal obligations on all parties and we may well need to instruct on the work immediately to prevent any further damage to the property or health and safety risk to the tenants. In such circumstances we may need to act first and then report to you, we will always act with common sense and with your best interests in mind. It is also made clear to tenants that only in the most extreme of circumstances should they consider instructing their own contractor and that should they do so they may be liable themselves for the full costs. Major repairs will, of course, be discussed with you first, estimates obtained for your approval and the subsequent works supervised by us and reported to you as necessary.

Refurbishment Projects

We can arrange and coordinate refurbishment projects of any size. This service allows you access to Easy-Lets' extensive network of consultants and contractors.

Rent collection

Our fully computerized system and online banking allow us to keep a close eye on rental payment. Any problems are easily identified and dealt with immediately.

Accounting to clients

All cleared funds are paid directly to your nominated bank account.  A statement showing the details are of rents and deductions are sent to you each month.

Safety Regulations

The Safety regulations are very straight forward, but please come back to us if you require any more information on any of the below:

• Fire and Furnishings (Fire)(Safety) Regulations 1988
• Fire and Furnishings (Fire) (Safety) (Amendment) Regulations 1993

A Landlord supplying furniture within a property where the supply is deemed to be "in the course of business", must ensure that all furniture meets with the provisions of the above legislation. From 1st January 1997 there has been a clear obligation on ALL Landlords to provide only furniture that meets the strict fire resistance tests standards. Each item of furniture must have a manufacturer's label confirming that it meets the required specification. We will inspect your furniture for you and advise on any changes that may needed. We will not accept instructions to let any property unless these regulations are fully adhered to. Failure to comply is a criminal Offence on the part of both Landlord and Agent.

Gas Safety (Installation & Use) Regulations 1993

Anyone letting a property must ensure that gas appliances, and/ or installation pipe-work, is kept in safe condition to prevent the risk of injury to anyone in the property. It is a requirement that all such gas appliances and pipe-work are checked annually by a CORGI and ACOPS approved contractor and that a record of these checks is maintained, and that a Certificate confirming compliance is supplied to the Tenant annually. We will not accept instructions to let any property unless these Regulations are fully adhered to. We can obtain a Gas Safety Inspection and Report for you. Please ask for cost details.

Electrical Equipment (Safety) Regulations 1994

A landlord also has an obligation to ensure that any electrical equipment supplied is safe, will not cause danger, and that it satisfies the Safety Requirements of the 1994 Regulations. There is not, at present, any obligation for mandatory testing. However, unless a Landlord is an electrical expert, it is unlikely that he will know without any doubt, that all electrical installations and appliances meet the safety requirements without having the appliances tested. Therefore, we are unable to accept instructions to let and manage a property unless the Landlord can confirm that this property meets the required standard. This will usually require an electrical Safety test be conducted, please ask for cost details.

Energy Performance Certificate

From 4 January 2009 private landlords must provide all new tenants with an Energy Performance Certificate (EPC).

The EPC for homes will be similar to those used for white goods. They will have an energy rating of between A and G, with A being the most energy efficient and G needing to use the most energy. The certificate will also give information on which, if any, of the basic energy saving measures could be installed in that property to reduce the fuel use, for example loft insulation or cavity wall insulation.  To see what the EPC will look like please click on the link below:

An energy certificate will have to be displayed in each rental property you own, for example next to the gas or electricity meter, and copies will have to be given to all potential tenants before they decide whether or not to move into the property.

The better the energy rating the lower the fuel costs for the tenant – and fuel prices keep going up. So it is expected that when energy ratings are available from January 2009 on all rented properties on the market, potential tenants will actively choose to move into the more energy efficient, rather than the less energy efficient homes. There is a real incentive for them to make such a choice as it will directly save them money on the fuel bills.

As the landlord, you will be responsible for ensuring that an energy certificate is:

• produced by an accredited energy surveyor,
• provided for each of your rented properties,
• available from the first change of tenancy following the 4 January 2009.

Each energy certificate will be valid for 10 years, but if improved insulation or a more efficient heating system is installed in a property you as the landlord will have the choice of having an updated energy certificate produced at any time.

• Easy-Let can arrange this for you

You may find the energy certificate here in PDF format.

Tax

You will be liable to pay income tax on your net income from the property that is the gross income less allowable expenses which are incurred in the letting of the property.

Tax – Non Resident Landlords

If you live abroad permanently or are working abroad for an extended period you will still normally be required to pay income tax on the net income from any property letting. There are obligations on the part of the letting agent with respect to overseas landlords which you should be aware of. We are required to withhold a proportion of the rental income (equivalent to the basic rate of tax) and pay this directly to the Inland Revenue unless we receive specific written exemption from them not to do so. Further information on this can be viewed at: http://www.hmrc.gov.uk/cnr/nr_landlords.htm

Mortgage Consent

If your property is mortgaged it is a requirement that you must advise your bank, building society or mortgagee that you propose letting your property and obtain their written consent.

Insurance Consent

Again you must contact your relevant Insurers and advise them that the property will be let out. You should insure the building and any contents which belong to you.

Council Tax

The responsibility for the payment of council Tax is transferred to the tenant on the day that they take occupancy or the date of the commencement of the Tenancy Agreement. Easy-Let shall inform the local authority of the details of the new tenant at each change over.

Landlord Registration

Under Part 8 of the Antisocial Behaviour etc (Scotland) Act 2004, almost all private landlords must apply for registration with their Local authority. The local authority must be satisfied that the applicant is a fit and proper person to let the property. The system will ensure that minimum standards are met, with worst landlords removed from the Sector. An application is valid once all relevant information has been submitted and appropriate fee paid. Anyone who wishes to advertise residential property in Scotland must be registered with the local authority where the property is located, however the property can be added to the registration at a later date once a tenant has been found. If the Landlord and Property are not Registered you can be fined up to £5,000.  Easy-Let cannot take on the management unless this is done. The owner must declare any agents that they use to manage the property. Easy-Let can do this on your behalf. Our agent details are as follows:

Registration No. -----/----/---

Service Option Levels - You Decide

Tenant Find Only

• Advertise and promote the property until a suitable tenant is found
• Accompany prospective tenants on viewings if required
• Obtain references from employers, previous landlords and bank where appropriate.
• Prepare the tenancy agreement
• Collect one month's rental in advance together with a security deposit equal to one months rent.

Full Management Service

The managed service adds the following to the Tenant find

• Collecting the monthly rental and paying it into the designated account by BACS
• Monthly statements
• Check the tenant in and out of the property at the termination of the tenancy
• Regular Property Inspections
• We will arrange maintenance and repairs as necessary including obtaining estimates where appropriate and liaising with both contractors and the tenant on all matters
• We will process the return of the tenant's deposit, less any charges for cleaning, replacement of items and outstanding rent.