Lettings
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AboutAbout Fine & Country
Every Fine & Country agent is dedicated to offering clients the very best
service available in the industry, tailoring it specifically to your needs. We
understand that exclusive properties require a bespoke approach to
marketing and we take instruction to let your property as a privilege,
showcasing it with the most effective, cutting edge promotional tools and
techniques available.
Visit your local Fine & Country branch and discover how the expert team
with its in-depth knowledge and full-range of marketing methods will be
able to fulfil all your lettings requirements in the swiftest time possible.
Based in 300 locations worldwide including aflagship office on London’s prestigious
Park Lane, Fine & Country has grown into aglobal brand that is recognised and admiredfor its local expertise, international reputation
and unrivalled professionalism.
Fine & Country is a multi-award winning networkof estate agents specialising in the marketing, selling
and letting of luxury and prestige properties.
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Guide
Our agents are not only adept at finding you ideal tenants but will be able
to tell you how to present your property and make it appealing. They will
also ensure it is safe for renting out as well as explain legalities and your
responsibilities as a landlord. We can offer advice on the local lettings
market, plan with you what kind of management service suits your needs
and how you can fully maximise this financial venture.
We know letting a property for the first time can be a daunting
experience, after all it is an undertaking that involves a valuable
investment for you. This is why Fine & Country agents have invested time
and research in understanding the process completely and constantly
keep apace of changes in the rental market.
Our dedication to lettings and clients allows you to have total confidence
and peace of mind when you choose to workwith us and will make being a landlord
as stress free as possible.
The Fine & Country residential lettings guide
Whether you just want to find a tenant or need aprofessional expert to manage the entire lettings
experience for you, a Fine & Country lettings agent isan invaluable resource for landlords.
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Buy to let
Property has always been regarded as one of the safest investments
available to those with the means and funds available. Property is an asset
that is essential, durable, easy to value and has historically delivered
exceptional returns compared to other investment opportunities. In fact,
the value of property has, on average, doubled every 10 years over the
last half a century. As regards the lettings market, this sector has become
more appealing to investors thanks to developments such as the
proliferation of buy-to-let mortgages, changes to landlords’ rights and an
overall increased demand for rental properties.
As property experts Fine & Country agents are perfectly suited to advise
on what makes the right type of property along with location, demand in
your area and historical rents achieved, all essential if you are to make a
sound and profitable investment.
As with buying a property for use as your own residence, purchasing
the correct property for rental purposes is vital if you are to
extract the maximum investment and capital gain.
Buy to let: an investment worth serious consideration
As property experts Fine & Country agents areperfectly suited to advise on what makes theright type of property to make a sound and
profitable investment.
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Process
The service offered by Fine & Country agents will greatly depend on
what type of landlord you want to be, from the basic request of finding
tenants to adding on rent collection, all the way up to a fully managed
service where the agent themselves acts as a buffer between you and
your tenants and looks after the majority of the process.
You should also give careful thought to the kind of tenants you want, or
don’t want. Are you happy for families or would you prefer only young
professionals? Would you consider a long-term tenant or be happy with
new occupiers every six months? Meet with a Fine & Country agent for a
lettings appraisal and they will be able to cater for all your needs as well
as help you decide right from the start what kind of service you require if
you need further guidance.
You should also give careful thought to thekind of tenants you want, or don’t want. Are
you happy for families or would you prefer onlyyoung professionals? Would you consider a
long-term tenant or be happy with newoccupiers every six months?
Starting the lettings process
e service offered by Fine & Country agents will greatly depend on what type of
landlord you want to be.
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Process
Unfurnished
While not completely empty an unfurnished home will attract tenants who
already have their own furniture and do not want to pay extra for putting
it in storage. Although unfurnished it is highly recommended you instruct
your agent to organise an inventory and include the basics expected in a
property such as carpets, electrical white goods and light fittings. Anything
included by you will be your responsibility to repair or replace.
Furnished
If your property is marketed as furnished most potential tenants would
expect to find the majority of furniture and electrical appliances that they
would need for everyday living. With a furnished property you should also
include an inventory in the contract you sign with a tenant. This will list the
property’s contents and condition from the start date of the tenancy and
will help avoid disputes at its conclusion.
Unfurnished properties will be attractive tolong-term tenants as they also often look tobring their own items and would not want to
spend frequently on removal costs.
A furnished property is going to be attractiveto people who know that they can move inimmediately or cannot afford to bring their
own furniture with them.
Starting the lettings process
Once you have decided to let a property you willneed to consider whether you will offer it
as furnished or unfurnished. e choice iscompletely down to you.
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Process
Furnished cont...
If you are going to offer a furnished property you need to factor in buying
the items in the first place and then covering renewal costs. You must also
ensure gas appliances, furniture and soft furnishings conform to
appropriate fire and safety guidelines, particularly the Furniture and
Furnishings (Fire) (Safety) Regulations Act 1988. As regards any electrical
equipment that you provide for your tenants, it is not a legal requirement
but many landlords have these items checked under the Portable
Appliance Test (PAT).
Presentation and decoration
You will need to spend time and money decorating your property to a
good standard. It is worth doing all the work right at the start rather
than when tenants move in and problems subsequently arise.
General upkeep is normally theresponsibility of the tenant, although if
your property has a rather large, ornategarden it is advisable to use a
professional gardener to take care ofthe grounds with the cost incorporated
into the rent.
Starting the lettings process
Whatever property you are planning to rent out you must make it attractive and
enticing to potential tenants.
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Tenants
We will vet all prospective tenants before an agreement is signed using
stringent referencing procedures and background checks. In order to find
your perfect tenant Fine & Country agents have access to a huge and
powerful suite of marketing techniques that is unrivalled in the industry and
provides maximum exposure for your property.
Prospective tenants who are already registered on our extensive database will
be contacted by phone or email while your property will be added to our
window displays and feature regularly in the local press to ensure continued
enquiries. With the majority of property searches now taking place online,
your property will feature on the comprehensive and state-of-the-art Fine &
Country website with astounding interactive and intelligent search facilities.
Furthermore, the property portals RightMove, Primelocation, FindaProperty
and Zoopla are used to expand Fine & Country’s online reach with
combined unique visitors 13,312,000 a month.
One of the most important parts of thelettings process is making sure you have theright tenants in your property. Fine & Countryknows this to be a factor that will ensure you
have security and that the landlord/tenantrelationship will be a content one.
Finding tenants
Your Fine & Country agent will work with youto understand who you will and won’t accept in
your property and that any specific conditionsare understood by any potential tenants and
included in the rental agreement.
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Agreement
Fine & Country uses a tenancy agreement which has been carefully
designed to protect your rights to possession, to help control the tenant’s
activities, ensure that you have redress if your property is not looked after
carefully and comply with standard mortgage lender requirements.
Most tenancies are governed by The Housing Act 1988 (as amended by
the Housing Act 1996) and it is very likely your property will be covered
by an Assured Shorthold Tenancy (AST).
Tenancy agreements are normally for an initialterm of six months or a year, however shorteror longer term tenancies can be negotiated
dependant on individual landlords’ andtenants’ circumstances.
The tenancy agreement
To protect you and ensure all parties know theirlegal standing it is essential to have a comprehensive tenancy
agreement and detailed inventorydrawn up prior to each tenancy.
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Agreement
Inventory/Schedule of condition
Another essential document that you must have prepared and ready for
your tenants to sign is an independent inventory of the property which
Fine & Country can prepare for you. This will list the property’s contents
and condition from the start date of the tenancy and will help avoid
disputes as the property is inspected at the end of the tenancy and any
damage or deterioration to its condition is noted.
Council Tax and utility bills
In addition to the rent, tenants pay for Council Tax, gas, electricity, water
and telephone bills. Depending on the level of service you agree with
Fine & Country, your agent will arrange for meter readings when a
tenancy begins and for Council Tax to set up in the tenant’s name.
The tenant is responsible for the cost ofrectifying any damage, above what is
considered to be fair wear and tear, caused bythem at the property. This cost is deducted
from the tenant’s deposit.
The tenancy agreement
As legislation is now weighted heavily in tenant’sfavour these documents
are essential in protecting the landlord’s interests.
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Agreement
The Tenancy Deposit Scheme
As part of the Housing Act 2004 the Government introduced tenancy
deposit protection for all ASTs in England and Wales where a deposit is
taken. It states that all deposits now have to be registered with a
Government approved scheme within 30 calendar days of receipt.
Mortgage lender requirements
If you are intending to rent out your property you must first inform
your mortgage provider. It is quite likely you will have to change to a
buy-to-let mortgage.
Rental payments and deposit
When your tenant signs the agreement, it is usual for your
Fine & Country agent to collect the first month’s rent and the deposit.
The deposit amount varies but is usually equivalent to six weeks’ rent.
This tenancy deposit protection has beenintroduced to provide an independent and
impartial method of resolving any differencesbetween landlords and tenants at the end of
a tenancy and naturally Fine & Countryagents adhere to these rules.
The tenancy agreement
As part of our security checks on your behalf we ensure funds for the deposit are cleared
before the tenant can move in.
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Agreement
Landlord’s obligations
You will be responsible for maintaining the structure and exterior of your
property, heating and plumbing installations and dealing with other routine
repairs. If your property is leasehold, you will be responsible for paying the
service charge and ground rent.
Tenant’s obligations
The tenant has a duty to take proper care of your property and use it in a
responsible way, pay the rent and keep to the terms of the tenancy agreement.
Leasehold properties
If your property is leasehold, your lease will specify whether or not it is
necessary to obtain permission to sub-let from the freehold company or
managing agent. You must clarify the situation before letting your property
as some leases contain restrictions.
As the landlords you must ensure you haveadequate buildings insurance cover in place.
As for contents, tenants are responsible for insuring their own personal
belongings and furniture.
The tenancy agreement
e landlord’s obligations are clearly determined in Section 11 of the Landlord
and Tenant Act 1985.
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*Please note, this information is intended only as aguide for landlords and should in no way constitutea detailed interpretation of the complete Regulations. Landlords should note that the maximum penalty for non-compliance with these Regulations is a fine of £5,000 or six months imprisonment.
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Safety
You will be issued with Gas Safety Certificate and it is a legal requirement
you also give your tenant with a copy of the certificate. If you are offering
the property as furnished the furniture must conform to appropriate fire
and safety guidelines. Any electrical equipment that you provide for your
tenants should be checked and certified on a regular basis.*
Smoke Detectors
Any new home built after June 1992 must be fitted with mains operated
smoke detectors.
Energy Performance Certificates (EPC)
These certificates reflect the energy efficiency of a property and are valid
for 10 years. As a landlord you will need to provide an EPC each time
you let.
The key regulations you must adhere to as a landlord are:
• Gas Safety (Installation and Use)Regulations 1998
• Furniture and Furnishings (Fire) (Safety) Regulations 1988
(Amended 1989 and 1993)• The Electrical Equipment (Safety Regulations) 1994
Safety regulations
It is vital all gas appliances are checked andcertified safe by a professional engineer (and
then checked every 12 months).
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Advice
Landlord Insurance
For first time landlords or more experienced property investors, specific
landlord insurance is highly recommended. Unlike a regular buildings
insurance policy, it may also include cover for loss of rent due to fire or
flooding and accidental damage by the tenants, protecting your
investment throughout the tenancy.
Rental Protection Insurance
To provide you with the ultimate peace of mind that your property and
investment is being protected to the fullest extent, a rental guarantee
policy can be arranged.
The policy would act as a safeguard to pay the agreed rental payments to
the landlord in the unlikely event that a tenant defaulted as well as
covering the legal costs to regain possession.
Landlords living outside the UK can applyto HM Revenue and Customs (HMRC) to
receive rents without any deduction if this is preferred and your
Fine & Country letting agent will guide you through this process.
Landlord information
If your rental property is based in the UK, butyour usual place of residence is outside of the
UK, there is a requirement for the letting agencyto deduct basic rate tax from the rental income,
before it is paid to the landlord.
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ExpertiseWhy use a professional letting agent
Whether you just want to find a tenant or needa professional expert to manage the entire
lettings process for you,using a professionallettings agent is an invaluable resource
for landlords.
1. Advice – Whether a first time landlord or an experienced property
investor, a letting agent can offer in-depth specific advice on all stages
of letting and managing your property. From presentation, local
knowledge, property valuation and legal requirements, a letting agent
will guide you through the entire process.
2. Professional Valuation – Letting agents are best placed to provide
the most comprehensive knowledge of the local area, rental demand,
tenant types and potential rental values, so you can be sure you are
maximising the return on your investment.
3. Marketing – From property particulars, photographs and floor
plans to the vast network of potential tenants through print and
online marketing, a letting agent can provide you with the most
effective modern techniques to maximise quality marketing exposure.
4. Property Viewings – Letting agents will conduct the property
viewings with suitable candidates ensuring that the benefits of your
property are professionally presented and all key information is
communicated effectively.
5. Tenant Selection –The experience, coupled with the use of
modern technologies allows a letting agent to ensure that a tenant’s
income, employment, financial status and previous tenancies have
been extensively analysed and verified providing the necessary
protection against adverse history and future management problems.
6. Formal Agreements – It is vital that a professional tenancy
agreement formalises the contract between you and the tenant to
legally protect your financial investment. A letting agent has the
experience and knowledge to administer this process so you have
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ExpertiseWhy use a professional letting agent continued
the peace of mind that your interests are protected and all legal
obligations of both parties are clearly stipulated and adhered to.
7. Protecting your investment – In order to protect the condition of
your property, an independent inventory acts as a vital point of
reference to ensure disputes with tenants do not arise. The contents
and condition will be photographed and documented providing an
easy illustration of condition changes throughout the tenancy allowing
a letting agent to successfully administer any disputes.
8. Legal Compliance – A letting agent can advise on all aspects of
administering the legal compliance when letting a property. From gas
and electrical safety regulations, tenancy deposit schemes and
changes to relevant housing legislation, a letting agent is best placed
to provide comprehensive guidance.
9. Management Service – A letting agent has the expertise and
knowledge to manage the tenancy throughout its term, resolving
maintenance issues, collecting and distributing rental payments,
arranging inspections and ensuring your property is well looked after
and returned in an excellent condition.
10. Peace of Mind – All reputable, professional letting agents are
regulated by the Association of Residential Letting Agents (ARLA)
or the Royal Institute of Chartered Surveyors (RICS). With
accreditation from one of these professional bodies, you can be
confident that your property investment will be treated and managed
with the upmost professionalism, dedication and expertise available in
the industry.
You can be confident that your propertyinvestment will be treated and managed with
the upmost professionalism, dedication andexpertise available in the industry.
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Commitment
The brand takes this commitment incredibly seriously and is reflected in
the fact a number of our senior staff are members of ARLA (Association
of Residential Lettings Agents). Regular ARLA training is carried out to
ensure appropriate staff are up to date with various legislation that
governs residential lettings.
The Property Ombudsman Scheme
All Fine & Country agents are members of The Property Ombudsman
Scheme. The scheme provides a free, fair and independent service for
dealing with unresolved disputes between member agents and tenants or
landlords of residential property in the UK.
The Ombudsman is totally independent of the member agents and
reports directly to the Ombudsman council, which has a majority of
non-industry members.
Every Fine & Country agent is an experiencedprofessional while at the same time being an
expert on their local area, devoted to providingyou with an excellent level of service.
Fine & Country’s commitment to you
Regular ARLA training is carried out to ensureappropriate staff are up to date with various
legislation that governs residential lettings.
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Marketing
Offline Marketing
PR & Media Centre
Advertising nationally and locally
International showroom in Park Lane, Mayfair, London W1
Fine & Country regional, national and international publications
Lifestyle property brochures
Direct mailing and canvassing cards
Fine & Country For Rent boards
Online Marketing
Fine & Country international, national and local websites
Social media (Facebook, YouTube, Twitter)
Fine & Country TV
Property portal syndication
iPad and iPhone applications
State of the art referral system
Fine & Country are renowned forintelligent and creative online and
offline marketing and will present yourproperty professionally to the widest
possible market-place enhancing yourchances of letting your property in the
shortest time.
Effective Marketing
Instruct a Fine & Country Agent, then sit back and relax as you watch a comprehensive
marketing strategy spring into action on your behalf.
A4 Landscape template_Layout 1 03/09/2012 10:26 Page 35
Fine & Country Ltd 121 Park Lane, Mayfair, London W1K 7AG
Tel +44 (0)20 7079 1515 Fax +44 (0)20 7629 2329 [email protected]
Cover A4 Landscape.qxd_Layout 1 03/09/2012 10:31 Page 2
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