Private letting England, first time landlord, advice.

[eddie1980]

This will be the first time I have done this as last time my father took care of it so I want to check what I might be missing, and indeed any other advice.

Private landlord not using an agent as I wish to meet (vet in an unbiased way) potential tenants myself. I believe I need to consider the following:

• Agreement/Contract for an unfurnished let.
• Will be asking for 2 months in advance and not taking deposit.
• Gas certificate not required, as there is no gas installation or supply.
• Energy Performance Certificate (Is this really a must?)
• As a private landlord it is my understanding that I do not need a professional electrical safety inspection but that I should provide instructions for all installed appliances and do a visual inspection to make sure sockets/cables lights etc are not damaged.

When they move in I need to complete the following:

• Ensure I have the money.
• Agree and sign off end/start utility readings.
• Notify the relevant utility company's of final readings.
• Notify the Council for Tax.
• Notify TV Licence.
• Hand over keys.

Am I missing anything I should be considering? Any general advice appreciated?

[UpTheIron]

For starters:

- Deposit equal to at least 1.5 months rent.
- Assured Shorthold Tenancy or other legally recognised and professionally written tenancy agreement.
- Jointly agreed inventory / condition report, preferably performed by an independent party
- Credit check of tenant
- Lodging deposit with TPS or similar
- A nose for "professional tenants" - the kind you do not want that is

ETA some more:

- if mortgaged, does your loan allow letting the property?
- buildings insurance (that covers letting)
- insurance for any fixtures, fittings, white goods provided
- references from previous landlord

Edited by UpTheIron on Tuesday 21st July 20:47

[Wings]

You might also decide on;

You will need to get a energy certificate, since any potential/viewing tenant may request to see the certificate, where failure to have a certificate is subjected to a fine of £200.

Where possible try to let unfurnished, since all bedding, sofas etc. etc. must be fire resistant, and stamped accordingly.

Have on hand a Tenancy Application form/questioner, Employer, Previous Landlord, Present Address, Next of Kin etc. etc.

Consider a Deed of Guarantee

[mk1fan]

You may not need a Gassafe cert but you'll need an electrical cert - unless there's no electrics too!

Are you going to allow pets, smokers?

Taking rent in advance will still be considered a deposit or bond so you'll still need to lodge it with the deposit protection scheme.

[UpTheIron]

mk1fan said:

You may not need a Gassafe cert but you'll need an electrical cert - unless there's no electrics too!

I don't believe this is the case (happy to be corrected). I would suggest it is advisable, but I don't believe it is mandatory.

[Simpo Two]

Wings said:

You will need to get a energy certificate, since any potential/viewing tenant may request to see the certificate, where failure to have a certificate is subjected to a fine of £200.

Known as an EPC - a silly bit of £50 paper that says how many polar bears the house kills, and that if you install a £2,000 'easi-break' combi-boiler and £5,000 solar heating you could improve your house's polar bear quotient from D29 to B36. Or something. Good old Labour.


ETA: I also have been told that an electrical cetificate is not essential, but smoke detectors are. Also advised (but not essential) to provide fire extinguisher and fire blanket. I mean, what's the worst that can happen? Ah yes, the house can burn down. Hmm...!!

Edited by Simpo Two on Tuesday 21st July 21:13

[Wings]

UpTheIron said:

mk1fan said:

You may not need a Gassafe cert but you'll need an electrical cert - unless there's no electrics too!

I don't believe this is the case (happy to be corrected). I would suggest it is advisable, but I don't believe it is mandatory.

Correct no electrical certificate required, only required for a HMO, more than on two floors, multi bedsit style/type property. Whether advisable depends on age of property, or when house was last rewired.

[mk1fan]

Really? Surprised if that's the case.

[Wings]

It is, although some local Councils will insist on an electrical certificate when using a private landlord’s property for social housing.

[eddie1980]

Thanks for the replies!

Deposits, it was my intention not to take a deposit but to insist on 2 months rent up front. As this will be an unfurnished let there is no need to cover damage to furniture and goods and if they start damaging flooring or the fabric of the building its unlikely a deposit will be enough to cover it anyway. This means that I can avoid using the deposit protection scheme as it is my understanding that it is normally a challenge to recover money from this. Essentially all I am ensuring against is non payment of rent, the way I read it it is legal to do with without putting it through deposit protection. This loop hole could of course have been closed?

[eddie1980]

UpTheIron said:

For starters:

- Deposit equal to at least 1.5 months rent.
- Assured Shorthold Tenancy or other legally recognised and professionally written tenancy agreement.
- Jointly agreed inventory / condition report, preferably performed by an independent party
- Credit check of tenant
- Lodging deposit with TPS or similar
- A nose for "professional tenants" - the kind you do not want that is

ETA some more:

- if mortgaged, does your loan allow letting the property?
- buildings insurance (that covers letting)
- insurance for any fixtures, fittings, white goods provided
- references from previous landlord

Edited by UpTheIron on Tuesday 21st July 20:47

This is excellent, Thanks!

[Wings]

eddie1980 said:

Thanks for the replies!

Deposits, it was my intention not to take a deposit but to insist on 2 months rent up front. As this will be an unfurnished let there is no need to cover damage to furniture and goods and if they start damaging flooring or the fabric of the building its unlikely a deposit will be enough to cover it anyway. This means that I can avoid using the deposit protection scheme as it is my understanding that it is normally a challenge to recover money from this. Essentially all I am ensuring against is non payment of rent, the way I read it it is legal to do with without putting it through deposit protection. This loop hole could of course have been closed?

You can legally not take a deposit, but make the same/fact very clear in your Tenancy Agreement.

[DB7 pilot]

UpTheIron got it right. I would just emphasize that, though unfurnished, a basic inventory is essential and when the references come through, follow them up and check via phone if possible. Genuine refs. dont sound bewildered and surprised when you call.

Mark.

[eddie1980]

DB7 pilot said:

UpTheIron got it right. I would just emphasize that, though unfurnished, a basic inventory is essential and when the references come through, follow them up and check via phone if possible. Genuine refs. dont sound bewildered and surprised when you call.

Mark.

Thanks Mark! I will be asking for employer reference and previous landlord referance assuming there is one.

I was also going to use www.credit-check-services.co.uk as well and judge the potential tenants reaction to the forms as well as the check results.