Why Landlords work with us

Why Choose Us? - Also see our Testimonials at the bottom of the home page.

Whether you are letting a property for the first time or already work with an existing property portfolio, we provide a cost effective, professional service.  We take away the burden of managing daily issues associated with the properties and tenants.

As landlords ourselves we know you want your property looked after and your rent paid on time so we check potential tenants as thoroughly as possible, going above and beyond the basic checks that many agents simply offload to a national credit reference company so they can earn their fees quickly.

FOR FULL DETAILS OF OUR FEES TO LANDLORDS - PLEASE SCROLL DOWN TO THE BOTTOM OF THIS PAGE

PLEASE NOTE: We will generally only manage properties within 7 or 8 miles of Market Deeping.

We provide

  • A friendly, efficient and professional service
  • Excellent communication and free professional advice
  • Advertising Only Service, a Tenant Introduction Service or Full Property Management
  • Efficient collection and forwarding of rental payments (usually within three working days after receipt)
  • Targeted property marketing to attract suitable tenants quickly
  • A flexible package allowing you to pick the services that you require
  • Local, well informed staff who will care about your property

Services

Tenant Introduction Service - 60 % of the first months rent: one off fee once a suitable tenant/s found. 

The tenant introduction service will provide you with the following benefits:

  • Providing a rental valuation of your property.
  • Free advice on the presentation and preparation of your property.
  • Local and national marketing, including a professional "To Let Board" where appropriate.
  • Carrying out accompanied viewings with prospective tenants.
  • Thorough but fairly priced checks including: credit, employer and previous landlord on prospective tenants.
  • Carry out the legally required Right to Rent check. 
  • Processing applications from prospective tenants and (if required) guarantors.
  • Preparing on your behalf a suitable tenancy agreement and other necessary documentation in accordance with current law.
  • Ensuring that service suppliers details are given to the tenant (i.e. Gas, Electricity, Water rates and telephone Services, where applicable).
  • Advice on insurance i.e. rental guarantee, fire, contents, landlords and deposit schemes.

The 60 % Fee does not inculde a professional inventory at the start of the tenancy.  This can, however, be arranged for an additional fee.

With this service, we do not manage the property on a daily basis.  Once the tenancy commences the tenant will be advised to contact the landlord direct if any issues arise.

Property Management - from 8% of agreed rent (and no VAT)

In addition to the tenant introduction service we offer a flexible approach to property management. You can choose the options that are appropriate for you and your properties individual requirements, thus saving  the cost of those services that you are happy to undertake yourself. These options include:

  • All of the Services listed above in the Tenant Introduction Service, plus:
  • A detailed inventory. This will be produced at the beginning of each tenancy. There is a very reasonable one off fee for this to be prepared professionally or you can supply us your own inventory
  • Deposits will be retained by a government approved deposit scheme.
  • Collection of ongoing rental payments.
  • Action against the tenant in accordance with all current legislation in the event of rental arrears or any other breach of condition within the tenancy agreement.
  • Inspection of the property at agreed intervals to ensure that the tenant/s are fulfilling their obligations under the terms of their tenancy agreement as well as providing a written report of the property. We will advise on any concerns and/or maintenance requirements.
  • Organising repair or maintenance, instructing a tradesman to attend the property, obtaining estimates where necessary, supervising works and settling accounts. This shall be subject to the agreed cost limit, however in an emergency; the right is reserved to proceed without prior authorisation.
  • Arrangement of service contracts if requested by the landlord, for example, garden maintenance, window cleaning.
  • Deal with out of hours emegencies (Optional service at extra charge).
  • Carrying out a full property inspection and inventory check at the end of each tenancy and dealing with matters relating to unfair wear and tear before releasing the tenant's deposit.
  • Re-letting the property unless otherwise instructed by the landlord.

First Stages of Renting Your Property

Valuation

We will initially view the property to assess its rental value. At this point we will answer any questions you may have and determine the most suitable service to meet your requirements. We will also be able to make recommendations where necessary that could potentially increase the rental value of your property. Our advice at this point is completely free and aimed at making sure you have a firm understanding of all your obligations before proceeding to let your property.

Marketing your property

Once you have decided to appoint us as your agent, one of our representatives will visit the property in order to take some internal and external photographs. We will use the photographs and the information we have collected to create an attractive advert which we will display whilst marketing your property.

In order to maximise property exposure, our website is updated daily and our properties are listed on national property portals. We subscribe to Google Ads so from May 13 this should ensure our website features high on any searches in the relevant geographical area. 

We will use our experience and local knowledge to market you property in a way that is most likely to attract good tenants that match your prefered profile.

Presenting the property

As the lettings market becomes more and more competitive, it is important that the property is presented in the best way possible. Without this, the property could remain empty for longer as well as affecting its rental value.

To help a rental property appeal to a wider market, we would suggest the following:

  • Keep the colours in the property neutral.
  • Gardens must be kept maintained (when a tenant occupies the property, the maintenance of the garden becomes their responsibility although in some circumstances we would reccomend the services of a gardener, the charge for which can be added to the rent).
  • Any equipment and furnishings provided to be in keeping with the type of property (e.g. contemporary for a modern flat).
  • Check for any grouting issues in places such as the bathroom. Any mould issues here can really effect a prospective tenant's decision to rent the property.
  • If the property is a flat with a communal entrance and hallway, make sure that for the benefit of all tenants that this area is kept tidy and clear of debris at all times.
  • Double glazing and gas central heating is another popular feature amongst prospective tenants.
  • In general, try to find and rectify any damages around the property that can be easily seen or experienced. This not only make it more attractive to good tenants but may save in the longer term on more expensive repairs.

Obtaining the tenants and referencing

Arguably the most important factor when letting the property is the prospective tenant. The whole success of letting depends on finding the right tenant. If an applicant wishes to proceed with a tenancy, we will assess their suitability. This is a task where we will go the extra mile and do our very best to minimise the risk of problem tenants. NO TENANT IS FAR BETTER THAN A BAD TENANT. So don't be swayed by agents who say tey will get some one in your property very quickly. The loss of a few days rental may be nothing to what a nightmare tenant could cost you.

The first step is to undertake the legally required Right to Rent check.  

Once the potential tenants right has been established reference checks will be undertaken:

The referencing process aims to check that each tenant is creditworthy by for example checking for CCJ’s and arrears and obtaining employer, landlord and character references, previous addresses, aliases, bank accounts and utility bills. We don't offload all of this work like many agents do. Yes we will use some specialist reference checking resources but we will also carry out checks and interviews ourselves as well as requiring extensive documentation from applying tenants.

All necessary legal paperwork will be prepared and explained ready for signatures by yourself and the tenant/s.

Important Safety and Legal Requirements

Gas Safety

The Gas Safety (Installation and Use) Regulations 1998 say landlords must ensure that gas appliances, fittings and flues are safe for tenant’s use and that installation, maintenance and annual safety checks are carried out by a technician registered with the Gas Safety Register (which superseded CORGI on 1st April 2009).

The landlord must keep a record of the safety check for two years and issue a copy to each existing tenant within 28 days of the check being completed and issue a copy to any new tenants before they move in.

Electrical Safety

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into effect on the 1st June 2020.

For the fixed electrical installation in a property (consumer unit, wiring, sockets, switches, light fittings, etc.):

  • new tenancies that are due to commence on or after 1st July 2020 will require an Electrical Installation Condition Report (EICR) before the new tenancy commences unless one has been done within the last 5 years and is "Satisfactory"
  • existing tenancies will require a satisfactory Electrical Installation Condition Report (EICR) by the 1st April 2021

Once completed the reports are valid for 5 years.

The fine for not having an EICR by 1st April 2021 is a maximum of £30,000.

Additionally landlords need to have professional checks carried out on any portable electrical appliances that are part of the inventory (e.g. Freestanding white goods, lawn mowers). This is known as Portable Appliance Testing (PAT)

All electrical certification should be carried out by an electrician whom is registered with the National Inspection Council for Electrical Installers and Contractors (NICEIC). There are two types of electrical certificate:

 

Fire Safety

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended in 1989 and 1993) sets minimum fire resistance standards for domestic upholstered furniture, furnishings and other products containing upholstery that remain in a dwelling during the course of a tenancy.

These include any of the following which contain upholstery:

  • furniture intended for private use in a dwelling, including children's furniture
  • beds, head-boards of beds, mattresses (of any size)
  • sofa-beds, futons and other convertibles
  • nursery furniture, garden furniture suitable for use in a dwelling
  • scatter cushions, pillows, seat pads and loose and stretch covers for furniture

The Regulations do not apply to:

  • furniture made before 1950
  • sleeping bags
  • bed-clothes (including duvets)
  • loose covers for mattresses
  • pillowcases
  • curtains
  • carpets

For items that do apply, a suitable label must be attached to the furniture in a prominent position so that the label will be clearly visible to a potential purchaser of the furniture and the wording on both sides can be read with reasonable ease. Examples of these labels can be seen above.

Smoke Alarms & Carbon Monoxide

All properties built since June 1992 must have interlinked mains-connected smoke detectors / alarms on each floor of the property. 

SMOKE ALARMS - Also The Smoke and Carbon Monoxide Alarm (England) Regulations introduced on 1st October 2015 give Landlords specific duties with regards smoke alarms.  

CARBON MONOXIDE ALARMS – Section 4.1.a.ii of The Smoke and Carbon Monoxide Alarm (England) Regulations introduced on 1st October 2015 specifies that “a carbon monoxide alarm is equipped in any room of the premises which is used wholly or partly as living accommodation and contains a solid fuel burning combustion appliance;”

We would, however, recommend that Carbon Monoxide Alarms are fitted to all properties as best practice. We can arrange to have these fitted if required.

Both alarms must be checked regularly to ensure that they are in full working order.

Energy Performance Certificate

With effect from 1st October 2008, all new tenancies require an Energy Performance Certificate. Their purpose is to determine how energy efficient homes are on a scale of A-G. The most efficient homes - which should have the lowest fuel bills - are in band A. The certificate uses the same scale to define the impact a home has on the environment. Better-rated homes should have less impact through carbon dioxide (CO2) emissions. The average property in theUK is in bands D-E for both ratings.

The certificate includes recommendations on ways to improve the home's energy efficiency to save money and help the environment.
We can help to arrange for an EPC if you don't have a current one. 

Houses in Multiple Occupancy 

If the landlord wishes to rent their property to multiple occupants (this is classed as 3 or more tenants), it may mean that a licence is required before the property can be legally rented. Houses in Multiple Occupation are also referred to as “HMOs” and the purpose of the licensing scheme is to improve management and safety standards in this area of the rental sector.

It is now a mandatory duty for:

  • All Local Authorities to have a licensing scheme
  • Owners of certain types of HMOs to have a licence

For further information on houses in multiple occupation and how this may effect you as a landlord, please speak to one of our representatives

Overseas Landlords and Income Tax

The scheme requiresUK letting agents to deduct basic rate tax from any rent they collect for non resident landlords. If non resident landlords don't haveUKletting agents acting for them, it is their responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. Non resident landlords can apply at any time for approval to receive rent with no tax deducted.

If your intention is to reside abroad then we can offer the following services:

  • Arrange for annual rental accounts to be prepared by a local firm of chartered accountants and be submitted to the Inland Revenue at the end of each tax year. Details available on request.
  • Tax saving schemes relating to earned income abroad and the possibilities of re-investing your income to receive tax-free interest. Again we have the expert advice of a firm of financial consultants on hand, details are available.

The Tenancy Deposit Protection Scheme

Under the provisions of the Housing Act 2004 every landlord or letting agent that takes a deposit for an Assured Short-hold Tenancy in England and Wales must join a Tenancy Deposit Scheme. The new regulations came into effect from April 6, 2007. The purpose of this regulation is to ensure good practice. The secondary purpose of the new regulations is to try and keep disputes between landlords and tenants out of the courts by encouraging Alternative Dispute Resolution.

In November 2006 three companies were awarded contracts by The Government to run Tenancy Deposit Schemes:

Custodial scheme

  •  The Deposit Protection Service (The DPS)

Insurance backed schemes

  • Tenancy Deposit Solutions Ltd (TDSL) (now trading as my deposits)
  • The Tenancy Deposit Scheme (TDS)

 From 1st April 2013, two additional schemes were introduced:

  • Capita Tenancy Deposit Protection
  • Deposit Protection Service Insured

26 Letters use The Deposit Protection Service (DPS) Custodial Scheme. Full details can be provided.

 

FEES TO LANDLORDS

NO VAT APPLICABLE

 

TENANT INTRODUCTION SERVICE

 

  • 60% of the first month’s rent – one off fee once suitable tenant/s found.

 

SERVICE PROVIDED

 

  • Carry out a valuation and property appraisal.
  • Take internal and external photographs, subject to access.
  • Advertise your property (website, news media, To Let board, shop window brochures).
  • Arrange viewings with prospective tenants accompanied by one of our representatives.
  • Receive prospective tenant and guarantor (if applicable) applications.
  • Carry out an initial assessment of prospective tenant/s status and suitability.
  • Contact you to discuss suitability of applicants against your preferred criteria.
  • Arrange full credit and referencing check on preferred applicant and guarantor (if required). Although we will take all reasonable precautions to ensure the tenant/s is suitable, we cannot guarantee this.
  • Prepare tenancy agreement, guarantor agreement (if required) and other necessary documentation.
  • Advise on tenancy deposit scheme.
  • Inventory the property – if required at an additional cost.
  • Collect the deposit and first month’s rent due, forward to you minus any fees.
  • Advise you on mandatory regulations that you must comply with as a landlord i.e. furnishings/furniture, gas safety, electrical equipment, electric plugs and sockets.


FULL MANAGEMENT

 

  • Initial Tenancy set up fee £240.00 - + Inventory Fee see below
  • Change of Tenant Fee - £195.00 + Inventory Fee see below
  • Inventory fee from £45.00.  Cost is subject to the size of the property.
  • Monthly Fee -  8% of the agreed monthly rental

 

SERVICE PROVIDED

 

  • Carry out a valuation and property appraisal.
  • Take internal and external photographs, subject to access.
  • Advertise your property (website, news media, To Let board, shop window brochures).
  • Arrange viewings with prospective tenants accompanied by one of our representatives.
  • Receive prospective tenant and guarantor (if applicable) applications.
  • Carry out an initial assessment of prospective tenant/s status and suitability.
  • Contact you to discuss suitability of applicants against your preferred criteria.
  • Arrange full credit and referencing check on preferred applicant and guarantor (if required). Although we will take all reasonable precautions to ensure the tenant/s is suitable, we cannot guarantee this.
  • Prepare tenancy agreement, guarantor agreement (if required) and other necessary documentation.
  • Advise on tenancy deposit scheme.
  • Instruct an independent Inventory Clerk to prepare an impartial and concise Inventory Report.
  • Collect the deposit and first month’s rent due.
  • Transfer the deposit to The Deposit Protection Service and issue the required prescribed information to the tenant.
  • Advise you on mandatory regulations that you must comply with as a landlord i.e. furnishings/furniture, gas safety, electrical equipment, electric plugs and sockets.
  • Notify all utility companies of tenant’s liability, together with meter readings at the beginning and end of the tenancy.
  • Demand and collect the rent.
  • Notify you if rent is not paid and issue the relevant notices to the tenant.
  • Prepare and forward monthly income and expenditure statements.
  • When the tenancy ends we will check the property against the inventory.
  • 26 Letters will be responsible for the day to day management of your property. This may include arranging for general repairs or maintenance. If you require quotes for these works, most contractors that we instruct are happy to provide quotes free of charge. In an emergency, we reserve the right to carry out repairs without further referral to you. All invoices with be addressed to you as the landlord and not 26 Letters. The cost of repairs will usually be deducted from the rental income if we provide that service for you. If work costs exceed the rental income or the rent is not imminent, we will write to you requesting additional funds to enable payment to the contractor.
  • Once the property is tenanted 26 Letters will carry out an initial inspection within the first three months of occupancy. Regular inspections of your property will usually be carried out every six months thereafter.  We will forward you a written report on the condition of the property; however it is essential to note that these inspections will only identify noticeable defects at the property.

 

OTHER FEES THAT COULD POSSIBLY BE INCURRED

 

COURT ATTENDANCE

 

  • £35.00 per hour

 

IF YOU HAVE ANY QUESTIONS ON OUR FEES, PLEASE ASK A MEMBER OF STAFF

1) Yield & Capital Growth

We will propose the most appropriate rental value for your property based on current market conditions to help you obtain maximum yield. We can also advise on improvements and sensible maintenance to ensure the value of your asset grows.

2) Building your portfolio

We will assist in helping you to build your investment portfolio if required, detailing areas which are predicted to experience the highest increases in capital growth and assessing rental values so that we can ensure that investments made are fully secure.

3) Save Time

Our team is fully trained to manage matters during the tenancy, including but not limited to ongoing maintenance issues, processing rents, accounts management, inspections and the return of tenancy bonds. Your time is valuable, therefore let us take the reins, giving you more time to focus on other key areas of life.

4) Modern comprehensive inventory reports

We focus on the quality of our inventory reporting system, accurately evidencing the condition of your property at the start of the tenancy. This allows us to track the condition of the property throughout the tenancy. It also reassures all parties that any potential proposed deduction from a bond is fair and will more likely be backed up by a tenancy deposit adjudicator should any dispute arise.

5) Comprehensive referencing

We thoroughly reference each tenant by carrying out a credit check, right to rent check, assess their financial suitability and request a reference from their Landlord and employers.

6) Inspections

We regularly inspect properties and monitor how well the property is being maintained, providing detailed inspection reports and informing you of the condition of the property. Should the tenant need to improve on their tenancy obligations, we will visit more often until issues are resolved

7) Maintenance and Legal

We realise the importance of dealing with reliable and trustworthy suppliers in connection with any work carried out on your property. We ensure that all the suppliers we work with are correctly insured before instruction. We ensure that legal compliance is adhered to at all times giving you additional peace of mind and security.

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