FAQ

I have a property to let, do I need permission?

• If you are thinking about becoming a landlord with a property to let you will need to obtain permission from your mortgage lender (if you have a mortgage) and the freeholder (if you own a leasehold property) when considering property letting. A mortgage lender or freeholder might impose conditions before giving you their permission to rent out your property. You should always comply with the conditions of your mortgage or leasehold for property letting because in the worst case you could face repossession.

How do I know of tenant's suitability for my property to let?

• Letting a property, house or flat, can be a good investment but there are a few things to look out for. A property letting agent will find the tenants, advise you on the best rent and manage the tenancy agreement paperwork. SunnyBay Lettings will keep you informed on the prospective tenants who are interested in your property to let, arrange viewings and give you feedback on what they think of the property. We will advertise your property to let on our website, zoopla and other webpages, in branch and in the press. Our aim is to maximise the opportunity for your property to be seen by many potential tenants which will consequently give you the best choice possible. As well as interviewing tenants, our letting agents will review the possible tenants' financial and previous landlords' references to ascertain their suitability to rent. We will provide a report to you on the tenants wishing to let your property. The final decision on which tenants to offer your property to let is yours.

What are your obligations as a Landlord?

• As a Landlord, you have certain responsibilities and legal obligations to your tenant. These are the main things you have to do:

   

  - Look after the building Keeping the exterior of the property to let in good condition is the Landlord's responsibility. This includes the maintenance of the roof, drains and gutters.

   

  - Have the right insurance You should insure the property to let and the contents that are included with it. Your tenants are responsible for insuring their own possessions. Make sure your insurance covers you as a Landlord, for renting your property and carries Public Liability insurance. Most normal household buildings and contents cover usually does not provide this level of cover.

   

  - Make sure services are available It is also the Landlord's responsibility to make sure that the property to let is supplied with services like gas, electricity, water, sanitation and heating.

   

  - Leave your tenants in peace A 'covenant of quiet enjoyment' is part of most tenancy agreements. It means a Landlord mustn't interfere with the tenants. For example, you can't:

   

  ° Go in to the rented property without their consent, except in an emergency

   

  ° Do anything that affects the tenants' rights, for example cutting off services to force a tenant to leave

   

  - A landlord's legal obligations Every year gas equipment like boilers and ovens must be inspected by a person qualified to undertake testing. Any electrical equipment supply has to be safe too, and furniture must be fire resistant.

How much will it cost me to let my property?

• The costs involved in letting your property consist of:

   

  - Energy Performance Certificate An EPC, which you will need to make available to prospective tenants no later than 28 days from marketing beginning. SunnyBay Lettings can arrange an EPC to be carried out on your behalf.

   

  - Inventory and check-in report An inventory and check-in report should be undertaken before a tenant moves in. SunnyBay Lettings can arrange this on your behalf or provide an estimate. Costs vary depending on the size of the property.

   

  -Estate agent commission SunnyBay Lettings charge the Landlord a commission fee which is payable when a tenant is introduced and enters into an agreement to let the property. This is charged as a percentage of the agreed rental price at the prevailing rate.

Do I need an Energy Performance Certificate (EPC) when letting a property?

• Since October 2008 all landlords letting property to new tenants require an EPC or Energy Performance Certificate. An EPC demonstrates the energy rating and efficiency of a property. An EPC gives landlords and tenants information on how efficient the property to let is and gives a standard energy and carbon emissions rating from A to G, A being the most efficient. Energy performance certificates for properties to let are valid for ten years. However if improvements are made to the property which might affect the energy rating then the EPC can be carried out more often. If a landlord renews the lease to the current tenants, an EPC will not be required. It is only when new tenants move in that you as a landlord will need to obtain an energy performance certificate for the property.

What are the safety regulations for a property to let?

• There are a number of safety regulations that govern the letting of residential property to which landlords must comply. The penalties for failing to do so are severe and could result in heavy fines and/or imprisonment. As your letting agent, it will be our duty to advise you of your obligations, the implications of the safety regulations and to assist you in ensuring you are fully compliant. Just some of the regulations include:

   

  - Gas equipment like boilers and ovens must be annually inspected by a person qualified to undertake testing. These engineers must be registered with and qualified by GasSafe (formerly CORGI). Then as a Landlord you must give the safety record to the tenant.

   

  - All electrical appliances must be tested by a competent person such as a NICEIC qualified electrician.

   

  - It is an offence to let a property containing furniture and furnishing that do not comply with safety regulations. This includes beds, sofa beds, futons, garden furniture, pillows, and nursery and children's furniture.

   

  - All new homes available to rent must be fitted with mains operated smoke detectors, installed on every floor and interlinking. For older properties, it is advisable to install at least battery operated devices.

Furnished or unfurnished?

• Properties can be rented either furnished or unfurnished, our lettings staff will be able to advise you on which option is best for your property. Unfurnished properties usually have white goods, ie. Fridge/freezer, washing machine. If you do rent a property furnished all the essentials will be expected such as beds, wardrobes, sofas and dining table and chairs. You may leave additional electrical goods but you will be responsible for replacing them if they become faulty. It is not advisable to leave personal effects behind. All goods must comply with safety regulations.

Do I need to be present for viewings?

• If SunnyBay Lettings is accompanying all viewings and they have the access codes and keys for your property then your presence is not required. It is worth noting that tenants often feel more relaxed when the owner is not present.

How much is the tenant's deposit and what happens to it?

• SunnyBay Lettings requires from Tenants six weeks' rent which is payable upon the signing of the Tenancy Agreement. The deposit will then be registered with a tenancy Deposit Protection Scheme within 14 days

What does the new deposit scheme involve and how does it protect me?

• All deposits being paid by a tenant for an Assured Shorthold Tenancy are registered with a recognised deposit protection scheme within 14 days guaranteeing that any deposit disputes will be dealt with efficiently.

Receiving an offer

• As soon as a prospective tenant has made an offer we will let you know verbally and in writing. Sometimes there may be a process of price negotiation. This can be difficult but by working with SunnyBay Lettings you will benefit from our expertise in the area.

Accepting an offer

• The offer will be subject to references and nothing is legally binding until the tenancy agreement is signed. Our lettings administrators will keep you informed at each stage and send you the references and a draft tenancy agreement for your approval.

Gas Safety Certificate

• Properties with gas installations and appliances must be tested annually to ensure they are in good order. A copy of the certificate must be left at the property for inspection by the tenant. SunnyBay Lettings will be able to arrange an inspection for you.

Inventory

• Before a tenancy commences, we advise instructing an inventory clerk to prepare a record of the condition of the property prior to the tenant's occupation. A copy should be provided to each party. SunnyBay Lettings will be able to arrange this for you.

How much will it cost to have my property managed?

• SunnyBay Lettings Property Management fee will be charged as a percentage of the rental price and is payable annually upon the tenant signing the Tenancy Agreement.