Landlord Information

Why appoint Johnson Wood to take care of your property?

ARLA

Johnson Wood is proud to be a member of the industry's regulatory body ARLA (The Association of Residential Letting Agents). WE take care to ensure that our quality of service is matched by adhering to ARLA's strict code of professional conduct together with offering the financial security that membership to this body provides. For more information about ARLA you can visit their website at: www.arla.co.uk

Advertising and Marketing

Johnson Wood's wealth of experience in the market means that we can select the right media to ensure that your property is extensively seen by the right people. We use the more traditional methods such as a range of local papers as well as the latest web portals and of course our "To Let" boards. Johnson Wood enjoys excellent long standing relationships with many of the larger corporations and relocation agencies. Our tenant register always includes details of professional applicants seeking quality properties.

Tenant Selection

It is not in our interest or yours to let your property to an applicant who does not meet our strict referencing criteria. We will run a credit check, I.D. check, obtain confirmation of employment and request a former landlord reference where applicable.

Reputation

Our enviable reputation throughout Hampshire and West Sussex has been built on a firm commitment to delivering our promise of a premier service at reasonable rates and ensuring that our clients enjoy total peace of mind!

 

Some helpful tips for successful letting

First Impressions Count

When your tenants vacate we will expect them to leave the property in the same clean and tidy order in which they first found it, whilst obviously allowing for the usual fair wear and tear.

To ensure your property attracts good quality tenants and that expensive voids are kept to a minimum, it is essential that it is cleaned to a professional standard; this of course includes carpets and curtains. All maintenance matters should be attended to and any outside area or garden should be tidy and well presented. If, during the winter, your property is vacant the heating should be kept on a low setting.

Furnished or Unfurnished

Firstly, you can rest assured that your legal rights to possession of your property are unaffected whether you let it furnished or unfurnished.

It is generally accepted that an unfurnished property should have carpets, curtains, light fittings and kitchen white goods. If furnished the property should include all usual items necessary for everyday living. Tenants should be able to move in and simply unpack their suitcases!

If your property includes a garden we strongly recommend that you provide any necessary garden tools including a lawn mower and garden hose.

Audio-visual equipment, antiques or anything of financial or sentimental value should be removed. When we visit your property we can advise you on how to present your property to maximise your income.

Tell us what we need to know to maintain your property to your high standards.

Let us know if any appliances are under warranty, or if you have a service care contract with a utility company. Please leave details of alarms, any special laundry, cleaning or gardening instructions, information booklets, etc. Such information will prove invaluable both for your tenants and us.

Legal and Moral Obligations

As a landlord you are bound by a moral duty of care and statutory obligations to provide a safe environment for your tenants and any visitors to the premises. Safety regulations have been revised and made more stringent over recent years, and penalties for non-compliance can be very severe.

 

Things you need to know

Gas Safety (installation and use)Regulations 1988

It is the landlord's responsibility to ensure that every 12 months a qualified GAS SAFE registered engineer checks all gas appliances, the flue and pipe work. As a copy of the Gas Safety Record must be given to the tenants and Johnson Wood it is essential that the safety check be completed and any recommended works attended to well in advance of the proposed tenancy commencement date.

If you take advantage of our Fully Managed Service, we can arrange the whole matter for you and ensure subsequent checks are carried out at annual intervals.

The Furniture and Furnishings Fire (Safety) Regulations 1998 (amended 1989 & 1993)

All furniture and furnishings "supplied in the course of business" which includes rented property must satisfy strict standards of fire resistance, i.e. they must pass "the match test". Generally all products manufactured after March 1989 will satisfy the standards. In the absence of a label or a manufactures warranty the possible non-compliant item must be removed prior to letting.

The regulations do not include furniture made before 1950, bedclothes including duvets, carpets or curtains.

The Electrical Equipment (Safety) Regulations 1994

Landlords are required to ensure all electrical wiring and electrical appliances are in a safe, working condition. Whilst not yet a statutory requirement, it is strongly recommended that a qualified electrical engineer checks all appliances. Any defects such as fraying wires, damaged plugs or sockets should be repaired immediately and any unsafe items removed.

Smoke Alarms

The Building Regulations of 1991 stated that all properties built after June 1992 must be fitted with smoke detectors and alarms. For properties built prior to this date we strongly recommend that you observe best practise and install independent powered units on each floor.

Taxation

The rental income you received is viewed as "unearned" income and subject to UK tax, whether you are a resident in the UK or abroad must be declared on your self-assessment return. Certain items may be offset against the rental income so you should keep copies of your monthly statements and invoices. Such items include

• Agent's fees
• Insurance premiums
• Service charges and ground rent
• Service or maintenance contracts
• Repairs and necessary maintenance works
• Legal and accounting fees
• VAT on all applicable charges

If you are currently overseas or intend moving abroad then further rules apply and you will need to complete the NRL1 form, available from the Inland Revenue. We will assist with further queries when we visit you at your property and should you wish we can recommend the services of a qualified accountant who will prepare your individual tax return.

Energy Performance Certificates

From October 2008 all rental properties being advertised in England and Wales are required to have an Energy Performance Certificate ( EPC) .

An accredited Domestic Energy Assessor (DEA) will visit your property to assess the age, construction and location of the property as well as its current fittings such as heating systems, insulation, double glazing etc. If you have invested in energy saving measure your property will perform well and really stand out from the crowd.

 

Letting Options - Service Levels

Fully Managed Service

Affording complete peace of mind, this is our most popular service. It is ideal for the busy landlord who would like the expert knowledge of a professional agency to deal with the complexities of property management or the owner who lives away from the local area. Once we have found suitable tenants for your property, Johnson wood will act on your behalf and become their point of contact for the duration of the tenancy. We will take care of your property and deal with all queries and maintenance matters. In addition to receipting the rent and serving all legal Notices, we will carry out interim property inspections, complete a detailed check out and the end of the tenancy, reconcile the deposit on your behalf and if necessary pay any interim bills.

Rent Collection Service

This appeals to the landlord who lives locally and would prefer to take the responsibility for all maintenance matters including the interim inspections. As with the Fully Managed Service, we will advertise and let the property, receipt rent, serve all legal Notices and complete the check out at the end of a tenancy. Please remember that you should only select this service if you are happy for the tenants to contact you at any time of the day including weekends and you can arrange for works to be carried out by contractors whom you trust.

Tenant Introduction Service

This service suits the experienced landlord, one who is familiar with tenancy law and property manager. We will photograph and advertise your property, carry out all viewings, complete reference checks on prospective tenants and draw up the tenancy agreement. You will need to prepare the inventory and schedule of condition, note the meter reading, etc prior to the tenancy so that we may give a copy to your tenants. Once your tenants move in, you will remain their point of contact. You will need to register their deposit with a government approved scheme and provide them with confirmation that this has been done. You will need to collect the rent, serve all legal notices, complete the check out procedure, reconcile and refund the deposit.

Rent Guarantee

Whilst we make every effort to find the right tenant for your property and follow a strict referencing procedure, we are unable to predict the future. Unforeseen events such as redundancy, sickness or separation may have an adverse effect on your tenant's ability to pay the rent. To provide the landlord with total security we can recommend an insurance company to provide a competitive quote for rental guarantee insurance should the unexpected occur. Please ask for details.

Buildings and Contents Insurance

It is imperative that your property is properly insured while tenants are in residence and during any void periods pending re-letting. We can recommend an insurance company who specialises in landlord and tenant policies. They will provide a free no obligation quote. Please ask for details.