As an established and long standing independent company, we have excellent local knowledge and a strong and trusted position in the property market. We offer all our customers a first class service, and are members of The National Association of Estate Agents (NAEA).
. We provide information on all aspects of letting and property management, prepare tenancy agreements, and advise on inventories and presentation of your property for let.. We also have a comprehensive list of trusted electricians, plumbers, gardeners, decorators, cleaners and handymen to assist in the upkeep of your property. We vet applicants through Homelet referencing services, who check data on all prospective tenants including credit checks, bank information, any current or previous landlord references, and employer references.
Our aim is to make your Lettings experience the best it can be; to provide you with the right tenant, a hassle-free tenancy, and generate you the best return on your investment.
You must obtain an Energy Performance Certificate and Floorplan on your property before it can be marketed for let. We can arrange this for you if you would like us to at your cost. .An EPC is a report and graph that shows how energy efficient your property is, and remains valid for 10 years.
Most tenancies are given under a fixed term Assured Shorthold Tenancy (minimum 6 months to a maximum of 24 months), at the end of which, subject to two months notice the term can be renewed or new tenants found. There is also the option to roll on an initial Assured Shorthold Tenancy on a month by month basis (Periodic Tenancy) which gives the landlord and tenant flexibility when required.
Letting and Rent Collection
Tenants pay rent monthly in advance by standing order to the landlord’s bank account. This enables the landlord to receive their rent on time in a regular fashion, and keeps the landlord in control of their finances. The first rental payment is paid along with the deposit to us. The invoice for our management fees is then deducted for the first six months, and the remainder is paid directly into the landlord’s account.. We will continue to invoice for management fees every six months until the tenant moves out of the property. Our company accounts are closely monitored by a chartered accountant monthly to ensure everything is in order.
We will obtain five weeks deposit, to be held in a designated account by us, and registered with an independent governing body, ensuring any dilapidations and accounts and rent outstanding at the termination of tenancy is deductible should there be a need. We are members of the Tenancy Deposit Scheme (TDS) We also protect our deposits via the property mark scheme. As a landlord you are responsible for the tenants deposit and this insures you against all eventualities.
You must notify both your contents and buildings insurance company of your intent to let your property. Tenants are advised to take out contents insurance with accidental damage cover also.
An inventory should be performed at the onset of all tenancies by a professional inventory company, the cost varies depending on size of property, and the landlord must cover this cost along with the cost of the check in (if required) and the check out. It is imperative, whether or not the property is furnished, that an inventory is compiled as this protects the landlord and the tenant at the end of the tenancy with regard to the tenancy deposit, and limits any disagreements over proposed deductions.
Generally, the tenancy Agreement requires the tenant to maintain the garden including mowing the lawn, weed beds etc, therefore tools and equipment should be left at the property to do this. It is the landlord’s responsibility to maintain hedgerows/shrubbery and trees, and repair or replace any faulty equipment. Alternatively the landlord can arrange to do gardening himself, instruct a gardener, or we can recommend specialist companies.
We undertake and arrange for minor and emergency repairs as necessary under our full or middle packages. If there are any major items of repair we would seek your approval for any work needing to be carried out. We have a group of trusted and qualified workmen, but would use any preferred workmen of your choice if requested. If you do not have any management with us, you must ensure that you attend to any problems that arise reported by the tenant as soon as practically possible.
All services to the property including electrics, plumbing and heating and appliances should be kept and maintained in good order, any appliances supplied with the property (cooker, shower etc) are also the landlords responsibility to fix or replace when necessary if they are provided for the tenancy, and the landlord should get these appliances PAT tested by a qualified electrician. The landlord must have annual gas safety certificates for the property for any gas appliance or heating system in the property by law, and it is recommended that a Periodic Inspection is carried out on all electrical installations by the landlord before the onset of a tenancy. Oil central heating boilers must be annually serviced also, and in the case of oil fired central heating, we recommend the tank is filled prior to the tenancy, and a Watchman device installed to easily note the level of oil in the tank. Smoke alarms are mandatory on all levels of the property and must be smoke tested at the start of each tenancy. CO2 alarms must be present in any room that has a solid fuel burner and must be tested at the commencement of any tenancy.
Sale of Property
If you agree to sell the property to the tenant/tenants Reaston Brown will charge a fee of 1%+ vat of the completion price payable by your solicitor on completion of the sale.
To find tenant(s), reference and set up the tenancy £360.00 including VAT
Renewal of fixed term tenancy £90.00 including VAT
Reaston Brown offer three different management structures for our clients, each with a varying degree of services included. Fees under all services offered will be charged at six monthly intervals, on each tenancy until either the tenant(s) vacates the property or the original agreement is terminated.
Basic 8% + VAT (9.6% in VAT) of rent received This service provides the necessary basics you will require to let your property, and includes a free market appraisal of your property to let; advice on how to improve your property to obtain the best rental income, and how to present your property in its best possible light; advertising of your property in our office window, on our website, on Rightmove, Zoopla and in our regional glossy magazine; the production of colour details including photographs, accompanying viewings with prospective tenants; production of an assured short hold tenancy agreement which we will get signed at the commencement of the tenancy and hand over keys to the property; administrating tenancy renewals; holding a security deposit equal to five weeks rent and registering the deposit with The Dispute Service; and instructing the tenant to set up a standing order from the tenant to the landlord’s bank account to receive rent payments.
Mid Management 10% + VAT (12% inc VAT) of rent received This service includes all that is listed in the Basic service, in addition the record of meter readings at the start and end of the tenancy, and the transfer of utility accounts; chasing late or missing rent payments; arranging annual gas safety inspections; assisting you by providing reliable tradesmen contact details from our list of electricians, plumbers and general handyman for any works you need attending to.
Full Management 12.5% + VAT (15% in VAT) of rent received) This service includes all that is listed in the Basic and Mid Management services, in addition to all queries and reports dealt with from tenants, all repair works organised and remedied (if the cost is below £100) and then invoiced to you, any more major issues (such as replacement appliances, windows or flooring) will be quoted for and the decision put forward to you to action. This service also includes regular internal inspections and the management (but not cost of) a professional inventory, check in and out inspections.