Whether you are experienced with rental or a first time landlord, you need an agent that fills you with confidence from the first time you meet and be able to trust in their experience and feel reassured that you and your property will be taken care of to the highest standards.
We help landlords find the right tenants who we continue to help through enjoy their treasured homes. Prospective tenants are carefully considered in line with your personal preferences and instructions.
We have produced a separate document outlining our landlord fee which you can view by clicking here
You may be aware of some of the possible difficulties landlords can face when renting out their property. The chances of problems when using the services of a professional managing agent are substantially reduced. At The Gray House from the moment you place your investment in our capable hands, you can rest assured that we will handle all day to day actions and major events with tactful professionalism.
Our fully managed services includes the following once you have signed our terms and conditions and we being marketing:-
Landlords who are licenced to manage their own properties through Rent Smart Wales often have a preference to use the expertise of a reliable local agent to find tenants for their properties which is known as a Tenant Find server or Let Only.
Our Let Only services includes the following once you have signed our terms and conditions and we being marketing:-
All items marked with * are chargeable outside our standard let only or fully managed fees. Further details can be found here
In order to find the best tenant for your property you want the widest possible exposure to the best quality tenants.
The right choice of tenant from the onset is imperative to a long and straightforward tenancy. This is why strongly recommend a thorough reference check that includes:-
The residential letting industry has seen a raft of new legislation and updates to existing regulations in recent times. In Wales we also have the addition of Rent Smart Wales (hyperlink the words rent smart wales to our Rent Smart Wales tab).
In an industry subject to systematic changes at any given time, the appointment of a reliable, and professional agent with extensive knowledge of the rental property sector is highly recommended to keep you and you’re your property complaint at all times.
Landlords are required to register their property and themselves directly with Rent Smart Wales. More information can be found on the Rent Smart Wales section of our website and Michelle can personally help guide you through this process.
There are certain responsibilities and obligations placed on both you and your tenant throughout the duration of the tenancy.
Your tenant is obliged to:-
As a landlord you are obliged to:-
Allow the tenant quiet enjoyment and to live in the property undisturbed.
We are members of the Association of Residential Letting Agents (ARLA Propertymark). Our membership highlights our commitment to regulation and higher standards in the letting and property management industry.
We are members of The Tenancy Deposit Scheme Custodial Service (TDS). This means that the physical deposit is transferred to the TDS for safekeeping and protection rather than being held in the agent’s client account
We have professional indemnity insurance in place in addition to public and employers liability.
In most standard home insurance policies there is no automatic provision for a property that is being rented out. Therefore we recommend landlords consider specialised landlord cover for your property.
Its likely you will require permission from your mortgage lender to rent your property depending on your product terms and conditions. We will need to be made aware of any special conditions imposed by your lender. If you have a buy to let mortgage then you shouldn’t require consent as its automatically granted as part of the mortgage product.
It is a legal require for all rental properties in the UK to have an EPC. From 1st April 2020 all properties in the private rented sector require an EPC with a minimum E rating.
We can arrange and EPC for your property if it doesn’t currently have one at an additional cost. Once registered, EPC’s are valid for 10 years.
This minimum E rating applies to all domestic private rented properties, even if there has been no change in tenancy. Therefore landlords may not continue to let properties with an EPC rating of F or G even to an existing tenant.
It is a legal require for all rental properties in the UK to have an annual Gas Safety Check where there is a gas boiler and/or gas appliances. Checks must be undertaken yearly and a copy of the gas certificate provided to the tenants.
We can arrange a Gas Safety Certificate for your property if it doesn’t currently have one at an additional cost
We are asked this question time and again and our answer is always yes.
An Inventory and Schedule of Condition is a vital document in the process of letting a property. It is the only way to record and evaluate the condition of a property at the start and end of the tenancy. This then allows assessment of any disrepair, damage or issues with cleanliness and how much is attributable to the tenant and more importantly forms the basis of any proposed deductions from the tenants bond.
The inventory records the ceilings, lighting, curtain poles, walls, floors, smoke alarms, windows stairs kitchen and bathroom fittings and doors. If at the end of an unfurnished tenancy there are no lightbulbs, smoke alarms have been removed, a window is cracked, carpets are damaged or kitchen units are broken, it is only by having a full photographic inventory that the landlord make a fair and substantiated claim on the tenants bond for compensation.
During a tenancy the condition of the property will change and possibly even deteriorate through wear and tear. However wear and tear does not apply to cleaning and damages. The only way to decide the level of cleanliness, fair wear and tear and how much deterioration has taken place during a tenant is to use a detailed photographic inventory and schedule of condition as a guide to release of the deposit.
We can provide you with a full photographic Inventory and Schedule of Condition at an additional cost
Empty property inspection
Managing agents are not responsible for your property during any time which it is vacant. Whether your property is vacant between tenancies (void period) or if you intend on undertaking refurbishment works, most landlord insurance policies require that the property is inspected regularly. We can provide a vacant property inspection service (cost to be quoted depending on your insurers requirements).
*We respectfully ask that children do not attend viewings until further notice*
We take care of changeover with your existing agent and tenant ensuring the process is hassle free. All we require is your consent. When a landlord looks to change agents its often because their expectations are not being met or they feel aggrieved on how their property is being managed. At The Gray House we offer a completely flexible approach so in the unlikely event you are not entirely satisfied you can terminate the contract at the end of the following calendar month (1 calendar month notice required, no termination fee).
Landlords often have lots of questions which is why we are happy to arrange with no obligation.
We can arrange the following at your convenience:-