Full Management Package
Full Management Service Package – 10% + VAT
- Tenant selection and referencing
- Monthly income/expenditure statements
- Rent collection
- Transfer of deposit to TDS
- Renewal of Safety Certificates
- Dealing with out of hours emergencies
- Instructing/supervising maintenance requirements
- Detailed exit inspection
- Exit Inspection inventory check and any required deductions
- Finalising and transferring utility bills and Council Tax details
- Keeping up to date with legislation
- Dealing with common repairs/stat notices
Finding the Right Tenants
- It’s as much in our interest as it is yours to get your property rented as soon as possible – without tenants there is no management fee! We’ve devised a full campaign to get your property noticed.
- ‘Eye catching’ To Let boards
- Website Marketing: boydproperty.com
- Espc.co.uk (additional cost)
- Window Displays – prominent West End location
- Database of current tenants
- We personally carry out viewings
- ‘Vet’ prospective tenants at viewing stage
- Independent Referencing Agency
- Good tenants are encouraged to stay
Boyd Letting will carry out all viewings on your property and we’ll accompany prospective tenants. If you or your current tenant occupies the property, viewings can be ‘by appointment only’ to ensure minimum inconvenience.
Tenant selection & referencing
We know how important it is to find the right tenants for your property and so we use an independent referencing agency to check potential tenants’ credit, employment and financial history. Some tenants (e.g. students) will also be asked to provide a parental guarantor.
Lease and legal documentation
A Short Assured Tenancy Agreement and accompanying legal paperwork is drawn up for your tenants.
We’ll make contact with all tenants prior to their lease expiring to offer a re-sign, unlike many agencies we do not charge you for tenants re-signing.
We’ll collect rental funds from your tenants and send you a detailed statement every month by email or letter. The rental income is paid directly into your nominated bank account.
Tenants must pay a deposit which is equivalent to one month’s rent plus £100 and further to the implementation of theTenancy Deposit Schemes (Scotland) Regulations 2011, the deposit will be transferred to our designated TDS which is mydeposits Scotland. The deposit will be held with them for the duration of the tenancyand will only be refundable once we’ve completed a full exit inspection and inventory check and confirmed if any due are applicable with the TDS.
We know how important it is to keep your property pristine. To make sure it stays that way, we’ll prepare a detailed written and video inventory and record the condition of the décor, flooring and furnishings. We’ll also carry out an initial inspection 6 weeks into the tenancy followed by quarterly inspections. This will allow us to assess the condition of the property, identify any maintenance issues and get an overall indication of the appearance of the property.
Utility bills and Council Tax
Unpaid bills will not become your responsibility. We’ll record meter readings for gas and electricity at check-in and exit and we’ll also contact the relevant utility companies and transfer the bills to/from the tenants. Your tenants will only receive their deposit once they have proven they’ve paid any outstanding bills.
Legal and safety obligations
With our in-house legal team we can ensure you’re well-equipped to understand the legislation which protects you and your tenants and we’ll keep you informed of any new legislation that might affect you. We can guide you through your legal obligations and responsibilities such as gas safety checks, HMO, electrical, landlord registration, overseas status and insurance.
Our teams of reliable and skilled contractors are always on hand. We use a common sense approach, tackling any small problems on your behalf, as they arise. We will keep you informed at all times and for bigger jobs we won’t carry out work past £250 plus VAT without contacting you first.
Major repairs or Project Management will be looked after by our in-house property renovation company. Quotes for all renovation work will be given to you for approval before work starts.
Your property must meet the legal repairing standard. This means that your property must be:
Wind and watertight
i.e. you shouldn’t have draughty windows or doors, leaks around window frames or water ingress through the roof caused by blocked Rhone’s.
Fit for human habitation
i.e. structurally stable, substantially free from penetrating or rising damp, adequate heating, lighting and ventilation, a wholesome water supply, effective sanitation and satisfactory cooking facilities.
Fixtures and fittings
That you provide must be working and in a reasonable state of repair i.e. don’t provide a washing machine/vacuum cleaner that doesn’t work properly.
The property must have a working smoke detector-if the property has not been rented out previously, it must be hard wired. There may be a need for more than one depending on the size of the property. We strongly recommend that a fire extinguisher and fire blanket are supplied whatever the size of the property.
If there is gas in your property a Gas Safety Check must be carried out annually by a Gas Safe registered engineer. This is a legal requirement. You will be breaking the law if you fail to do this and could face an unlimited fine or imprisonment.
Hardwiring in the property should be checked every five years (three for HMO properties) by an electrician, preferably one registered with a trade body. The electrician will carry out a report called a Periodic Inspection Report, proving your wiring is safe. Any electrical appliances you provide will need to be checked annually and a certificate will be issued verifying the safety of your electrical appliances.
Upholstered furnishings must comply with the Furnishing (Fire) Safety Regulations 1988. This applies to furnishings such as couches, chairs, mattresses and padded headboards – basically anything that has been upholstered. We have a wealth of experience in the rental market and are happy to help advise you on the best way to furnish your property for the target rental market you wish to attract. We can offer furnishing packages to suit your needs and to ensure your property stands out against the competition.
You will need buildings insurance. Insurers need to know who is living in your property in order to calculate this risk.Financial Services Authority legislation dictates that we can’t deal with any insurance claim on your behalf unless we’re a joint policy holder. But if you have any queries about Building and Content Insurance for let properties, we can advise. If your property is mortgaged, you must also inform your lender.
If you are a non-UK resident you’ll need to complete a non-resident landlord form (NRL1) and send it to the Inland Revenue. You need to provide them with our reference number NA42835 and the then we will receive an approval number, giving us the authority to pay you gross. If you don’t apply we’re legally required to forward 20% of the rental income after expenses, to HMRC on a quarterly basis. If you already have an approval number you will need to notify HMRC of the change in management and again provide our number.
We’ll check and double check your property as if it was our own home. Our exit inspections are detailed and thorough – we’ll spend as long as it takes and pay attention to the detail.
In 2004 the Scottish Parliament passed the Antisocial Behaviour (Scotland) Act 2004. This law requires all private landlords to register with local authorities. It also gives local authorities powers to take specific action against landlords who do not take reasonable steps to manage any antisocial behaviour caused by their tenants. These measures took effect from April 2006.
Who needs to register?
Essentially any private landlord or agent who manages property for a private landlord needs to be registered. There are some exemptions including holiday lets, houses managed by religious orders and houses providing care services governed by Care Commission regulation..
How do you register?
Online at www.landlordregistrationscotland.gov.uk Online Discount – 10%
Paper based applications – these can be obtained from the Environmental Health Department of the council.
Principal fee is £55 and £11 per property. The application requires to be renewed every 3 years.
Please ensure you inform the relevant council of the change of management and provide them with our registration number.
What happens to landlords who do not register?
A landlord who does not register and continues to let the property is guilty of an offence. A local authority may serve a notice suspending the tenants’ rent payments. Alternatively a local authority can seek a criminal prosecution against an unregistered landlord who continues to let property
How much of the information will members of the public be able to see?
Registered Landlords – name(s)
Contact address(es) given by Landlord – this can be the agent’s address
Tel: 0131 469 5293