Free valuation & advice
We’ll meet you at the property and give you an up to date valuation on the monthly rental amount, (rents have increased up to 30% in the last 2 years), and advise you on how to prepare your property for rent. It’s at this point that we decide how the property is going to be left in terms of its contents and fixtures. You can also choose exactly what type of tenant you wish to attract. For example, you may want a professional couple or you may prefer a family. Either way, we will tailor the service until you’re 100% happy.
Presentation & marketing
Using the latest equipment we will take stunning, full colour, wide-angle photographs of each room in your property. This will not only promote your property more effectively, it will also give tenants a clear idea of the size and condition of it before they view.
We'll also save these images so that we can re-use them in the future and you can keep your own records.
Once we’ve created the advert for your property, this will then be launched onto our website, as well as all of the major internet property websites, such Rightmove, Zoopla and Prime Location, guaranteeing maximum coverage 24 hours a day.
Not only do we call our entire database of tenants when we bring a new property to market, our software also emails and sends text messages to them, alerting them of the property details.
As part of the service we will accompany and carry out all viewings. Using the latest software, we are able to provide efficient and regular feedback via email and will keep you up to date with interest and enquiry levels.
Stringent tenant referencing
Once we have found a suitable tenant that fits your criteria, we then employ a specialist referencing company to carry out stringent checks on our behalf. This would include a credit history check on each individual applicant, aswell as obtaining references from their employers, and a previous landlord/agent where applicable. If they owned a property previously we can check their mortgage statement to check all payments were made on time.
Preparation of tenancy agreement
Once the references have been completed and any terms agreed, we would then agree on a moving date and prepare the legal tenancy paperwork for you. Our ‘Assured Shorthold Tenancy Agreements’ have been significantly upgraded and altered to protect you from any disputes and grey areas that can occur with poorly written agreements.
Full colour inventory
We then employ a specialist independent company to produce a full colour and comprehensive inventory. This includes photographic evidence of the property condition and contents, prior to tenancy commencement, to benchmark against how your property should be left when a tenant moves out (allowing for reasonable fair wear and tear). This ensures that your property will be better protected with us.
Notify utility companies
Once tenants have moved in, we then write to all utility companies, including the local council, to inform them of the change in occupation. Any relevant meter readings are taken prior to tenancy commencement and recorded in the inventory. This then minimises the risk of you having any issues relating to bills.
Checking tenants in
On the day of tenancy commencement, a prior appointment is made for us to meet with the new tenants’ at the property to complete the sign-up and handover of all legal and relating documents, including Tenancy Agreement, Deposit Terms and Conditions, Gas Safety Certificate (where applicable), Electrical Installation Condition Report and Energy Performance Certificate. We also provide Tenants with guidance notes on our Maintenance protocol and Late Rent Charges. A declaration is then signed to confirm the condition of the property upon handover and record which keys have been released, which acts as an extra safeguard when the tenancy ends.
Collection of rent & arrange standing order payments
We will collect the first month’s rent and deduct our initial ‘letting fee’ from this, and forward the remaining balance to you. We would advise the tenant/s to set up a standing order for future rental payments to reach our account on or before the agreed rent due date. Arden Estates Lettings will work to recover any late rental payments to minimize financial impact on Landlords, and offer advice to all parties on how to avoid any non-payment re-occurring.
Hold tenants’ deposit under DPS scheme
The deposit is taken to cover any unpaid rent or damages and dilapidations above reasonable wear and tear. Typically, the amount taken is equivalent to one months’ rent + £200.00. However, this can vary at the landlords’ request. By law, the deposit must be held securely in a government approved scheme, which can be registered by either the Landlord or Agent where requested.
Regular inspection visits
We will inspect your property initially within the first 2-3 months of tenancy commencement, to examine the state and condition of the property, and ensure that the property is being maintained to an acceptable standard. We treat this initial visit as the critical point in establishing how suitable the tenants will be on a longer term basis and to determine how frequently the periodic inspections visits should be carried out. If there are no areas of concern, we typically carry out inspection visits thereafter every 5-6 months. Our job is to make sure your property is not mistreated or misused.
If anything does go wrong with your property, then the tenant will report this directly to us on our 24 hour dedicated maintenance line. Once we’ve established who the liability falls with, our experienced property manager would then look to determine whether the issue could be resolved without the need for a contractor to attend, to save you any unnecessary cost. If we cannot fix the problem, we would then arrange for one of our trusted tradesman to visit the property at the earliest opportunity. Our aim is to keep your costs down. Therefore, we have negotiated special rates so that you are less likely to be overcharged.
Notice(s) to quit
Should you require possession of your property, we would firstly advise you of the relevant notice period that would apply and grounds under which you can serve the notice when terminating the tenancy. We would then serve this to the tenants on your behalf. We will also offer guidance on current market conditions when re-advertising your property.