Landlord Zone

Why let through Aztec?

Frequently Asked Questions

Why should I use a letting agent?

We believe there is real added value to be gained from using an experienced quality agent such as Aztec Lettings & Property Services. Our extensive experience of the lettings business and knowledge of the local rental market enables us to give you the very best advice and support, ensuring you achieve the maximum potential from your investment.

I want to let out my property; do I need to tell the mortgage lender?

Yes, you must obtain permission from your mortgage lender and inform us of any special conditions that they impose. We may require written evidence of this.

What is an EPC?

EPC is short for Energy Performance Certificates, which is a part of Home Information Packs, and have been in effect since 1 August 2007 in England and Wales for domestic properties. All properties that are let out are required by law to have an EPC.

How do I improve the chances of letting out my property?

Properties should be; clean and in decent decorative order, preferably in light neutral tones. Good floor coverings are a must. Vacant properties without curtains, light fittings, adequate power points and smoke alarms indicate an uncaring landlord, who will only attract uncaring tenants. Aztec Lettings & Property Services use their distinctive branding, combined with a variety of marketing tools to attract quality tenants to your property, fast.

How do I know how much rent to charge?

We will assess the potential rental value in current market conditions and recommend the type of tenant that would be most suitable for the property. We will also agree with you the terms on which the property will be marketed, including any restrictions. 

Furnished or Unfurnished?

Demand is generally evenly split between furnished and unfurnished properties, though most lettings to a corporate tenant will be on a furnished basis. Needless to say, the better the furnishings, the higher the rent.  Their is just as much demand for unfurnished properties, but recommend the following is still included:  

• All kitchen “white goods”, ie cooker, fridge/freezer, washing machine, (a washer-dryer is recommended to avoid condensation), and in larger more expensive properties a dishwasher is always a plus.
• Carpets, curtains and/or blinds and light fittings.
• Unless a gardening service is provided, it is a good idea to provide garden tools, lawn mower etc
• Bathrooms should always include a shower, ideally have tiled floors and adequate ventilation
• Instruction manuals for all appliances, including boilers and timer controls

How do I know I am getting a good tenant?

We conduct identity and residency checks on all applicants. We also obtain a credit reference and take up employer and current landlord references. For applicants who have a clean credit history but who are financially weak for the rental commitment we either ask for a guarantor or obtain full settlement of rent in advance for the tenancy term.

Length of tenancy?

The majority of tenancies are on an assured short hold for a period of 6 months. Shorter tenancies can be created. After the initial 6 months has expired, the tenants can renew the Tenancy for a further fixed period of 6 months, 12 months, 2 years or 3 years or stay on by rolling on a monthly contract, under the same conditions as the original agreement which we would discuss with yourselves. Should they wish to vacate, they would give 1 month's prior notice in writing.  The Tenancy can only be terminated if the fixed term has come to an end, if a break clause is exercised or if the Tenancy is rolling on a monthly contract.  

Who has to pay the council tax on the property?

The tenant is responsible for the payment of council tax during the period of the tenancy (as long as this is stated in the Tenancy Agreement). However when the property is vacant the landlord or homeowner is responsible for paying the council tax.

 Who is responsible for the TV licence, the tenant or the landlord?

It is both the landlord and tenant's responsibility to ensure that the address has a valid TV licence. However the responsibility on who has to pay for the licence is usually stated in the Tenancy Agreement. However if the landlord provides a television with the property then they would be expected to pay for the TV licence, particularly in any communal areas.

What is an inventory?

A descriptive list, detailing every item contained within a rental property and the condition each listed item is in, usually checked by all parties on the day the tenant moves in and signed by all parties.

What if there is damage?

We make sure the tenant pays an upfront deposit, equivalent to one months rent rent. During a fully managed tenancy, this deposit is held in a secure client account by Aztec Lettings & Property Services. The deposit is also registered with a Tenancy Deposit Protection scheme.  When your tenants are due to leave, we carry out a full assessment to look for any redecoration or repairs, which go beyond reasonable wear and tear.  After consultation with you, we’ll agree an amount with the tenant to be withheld, based on professional estimates, then release the rest of the deposit to the tenant.  Finally, we’ll arrange for any work to be carried out before the next tenant moves in.

What happens about insurance when I let out a property? 

It is a good idea for the landlord to have insurance on the property and for any contents, such as furniture and white goods they have provided in the property. Tenants are responsible for insuring their own contents left in the property.

How do I receive my rental income?

We arrange for the tenant to sign a standing order or direct debit mandate for rent and account to you for all rent received, less outgoings, fees and commission accompanied by a statement, normally within 7 days of rent being cleared into our account.

Do I have to pay income tax on rental income?

The Inland Revenue state that income from property is subject to taxation at standard rates, and your expenses in letting the property are generally tax-deductible (these often can include mortgage interest payments, but will exclude capital expenditure, such as furniture/appliances etc.). You will need to tell the Tax Authorities that you are renting out your property. We can offer general guidance, however, we strongly advise you instruct an accountant if you are uncertain in any way.

If I as the Landlord am living abroad is their any additional things I need to take into account?

Yes, If you are living outside of UK, we must deduct tax at source from your rental income and pay these monies to the Inland Revenue on your behalf.  You can contact Inland Revenue and request an approval number, this can be done by completing the NRL1 form which can be found on the Inland Revenues Website, once you have recevied the approval number we can transfer the rent to you without deducting the source.

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FULL MANAGEMENT SERVICE

The Comprehensive Full Management Service is for those Landlord's who want peace of mind their investment is being professionally managed without having to get involved in the day to day maintenance and management of the property.

This service includes all the benefits of the Let Only Service and the Letting & Rent Collection Service however also offers additional services that will provide you with peace of mind.

1. Property Appraisal 
2. Advertising 
3. Accompanied Viewings 
4. Tenant Referencing 
5. Transfer of Utility Services 
6. Deposit Collection
7. Tenancy Deposit Protection
8. Collection of Rental Income 
9. Regular Payment's 
10. Monthly Written Statements 
11. Free Inventory and Schedule of Condition 
12. Free Landlord Gas Safety Certificate 
13. Regular Inspections 
14. Maintenance management

1. Property Appraisal

Advice on rental income and market value.  Employing the latest techniques of the marketplace, to position your property to the right audience.

2. Advertising

Aztec will use all resources available to advertise your property from local news papers to internet wide coverage through our website.

3. Accompanied Viewings

Aztec will provide the necessary services to arrange viewings and provide regular feedback.

4. Tenant Referencing

Aztec will fully vet all prospective Tenants perform background checks and obtaining and previous tenancy history where applicable.

5. Transfer of Utility Services

Aztec can take care of all transfers into the new tenants name(s) as necessary.

6. Deposit Collection

Holding of the deposit payable by the tenant against dilapidations.  The minimum amount required will be equivalent to one months rent.

7. Tenancy Deposit Protection

By law in England and Wales taking deposits on assured shorthold tenancies starting after 5th April 2007 must insured under a tenancy deposit protection scheme, which is covered by a flat fee of £50.00 per deposit. 

8. Collection of Rental Income

Aztec will collect the Rent on the Landlord's behalf ensuring all rental income is collected on time and any issues are managed accordingly.

9. Regular Payment's

Aztec will provide regular payment's by bank transfer directly into the Landlord's designated bank account.

10. Monthly Written Statements

Aztec offers a comprehensive statement service providing detailed accounts of all rental income and agent fees.

11. Free Inventory and Schedule of Condition

Aztec will carry out a thorough inspection of every property ensuring the highest standards are maintained.  (Only first inventory is free once tenant has been found.)

12. Free Landlord Gas Safety Certificate

The certificate is a requirement of the Gas Safety (Installation & Use) Regulations 1998 (GSIUR 98) (Only first Landlord Gas Safety Certificate is free once tenant has been found.)

13. Regular Inspections

Aztec will carry out regular inspections of the property during the Term of the Tenancy with a written report detailing all aspects of the inspection. Aztec will organise any maintenance or emergency work that needs to be carried out.

14. Maintenance Management

Aztec will acquire quotes and organise any maintenance or emergency works that needs to be carried out.  Maintenance work that is regulated will be carried out by qualified tradesman.    

LETTING & RENT COLLECTION SERVICE

The Letting & Rent Collection Service is for Landlord's who do not have the time or resources to collect the rent but would still like to retain control over the maintenance and management of the property.

This service includes all the benefits of the Let Only Service however also offers collection of rental income, regular payments and monthly written statements.

1. Property Appraisal 

2. Advertising 

3. Accompanied Viewings 

4. Tenant Referencing 

5. Transfer of Utility Services 

6. Deposit Collection

7. Tenancy Deposit Protection

8. Collection of Rental Income 

9. Regular Payment's 

10. Monthly Written Statements 

LET ONLY SERVICE

The Let Only Service is a great option for Landlord's who want to take a more hands on approach of letting their property.

You can commission Aztec to find a suitable Tenant and then take over the management of the property yourself.

The Service Includes:

1. Property Appraisal 
2. Advertising 
3. Accompanied Viewings 
4. Tenant Referencing 
5. Transfer of Utility Services 
6. Deposit Collection
7. Tenancy Deposit Protection 

The Rent

Unless otherwise agreed, the rent quoted to a tenant by us on your behalf must be inclusive of all outgoings for which you are responsible, (ground rent, service charges etc) with exception of gas, electricity, the telephone service, water charges, fuel, oil where is an independent oil fired heating system and Council tax.

Inventories

An Inventory is an essential part of renting your property, it is a list of fixtures, fittings and condition report of the entire property.  It is drawn up before the tenants move into your property, computerised and combined with pictures.  It is then signed off by the tenants when they move into the property and then the same Inventory is used to check the property once the tenants have vacated.  This enables Aztec to check that the property is returned with all the original fixtures & fittings that were provided and that the property is returned in the same condition it was taken in.  

Preparation of inventories can be arranged by Aztec if required and will be charged depending on size and contents of property. (Unless property is let under Full Property Management Service where the first inventory will be prepared free of charge.)  While care will be taken in their preparation we cannot accept liability for any error or omission.

Furnished/ Unfurnished Tenancy Agreement

Unless we are instructed otherwise, we use our standard form of Tenancy Agreement in respect of all furnished/unfurnished lettings.  If Stamp Duty is applicable it is to be paid at the official rate.  Landlords instructing their own solicitors to prepare must be responsible for their own lawyer’s fees.

Rent Remittances

Present banking arrangements are such that Aztec can carry out all transactions online which provides the flexibility to do day to day transfer as and when rents are paid.  It is necessary for us to allow 

up to 10 days for the rent to clear in your account from the day it is due. 

Insurance

You should make certain that your property and contents are adequately insured and that your policy covers furnished lettings; many household polices do not do so.

Fire and Furnishings Regulations (Fire)(Safety)(Amendment) Regulations 1993

These regulations came into force on 1 January 1997. From this date all properties that we have available for rental must have furniture complying with the fire regulations.  The Consumer Protection Act 1987 Section 12 (1) and the 1988 regulations make it an offence to ‘supply’ any furniture to a property unless the furniture meets what is generally know as ‘the cigarette test’, ‘match test’ and ‘the ignitability test’.  What this means to you as the landlord is the following:

If you have supplied to your rented property any upholstered furniture or beds that do not comply with the regulations you could have broken the law.

We reserve the right to remove any furniture from the premises that does not comply with the above regulations and charge any reasonable expenses incurred.

Gas Safety (Installation and Use) Regulations 1994 and 1996

As from 1 April 1998 all gas engineers must be ACOPS (Approved Code of Practice ‘Standards of Training in Gas Safety Legislation’) qualified as well as Gas Safe registered.  Gas engineers must meet certain criteria for each type of gas operation carried out. The ACOPS certificates are broken down into different elements depending on the type of work carried out.  It will be the responsibility of the landlord to check that all the gas engineers used have the relevant ACOPS certificate.  Failure to do so may result in both civil action being taken against the landlord and a criminal offence being committed.

The above regulations state the landlord must ensure that all his gas appliances are checked annually to ensure that they are safe.  The regulations came into force in October 1994 and must be enforced by 

Gas Safe registered installer.  You must obtain proof from the Gas Safe registered engineer that all appliances are safe.

You must keep a record of when each gas appliance was checked and from 31 October 1996 a copy of the safety certificate must be given to the tenant.  We will require a copy of this certificate prior to the tenancy commencing.

We reserve the right to appoint a Gas Safe registered installer to carry out an annual safety check or take remedial action to make safe a faulty appliance and charge any reasonable expenses incurred if it is brought to our attention that you have failed to take appropriate action.        

Electrical Equipment (Safety) Regulations 1994

The above regulations came into force on 9 January 1995.  Your property and all electrical appliances supplied must be safe and have properly fused plugs with the correct fuse fitted.

In order to comply with the regulations it is essential that your property and all electrical appliances provided by yourself are tested by a qualified electrical engineer and a certificate of safety and compliance is provided prior to the start of the tenancy.

It is your legal obligation to ensure ‘duty of care’ that the electrical appliances and the property are safe and comply with current regulations.

Energy Performance Regulations 2008

From the 1st October 2008 your property will require an Energy Performance rating and an Energy Performance Certificate (EPC), this must be produced by a Domestic Energy Assessor (DEA) officer.  

This document must be available as soon as the property is being marketed or when an offer of accommodation is made, so prospective tenants are aware of the energy performance rating before they make a decision.

Energy performance Certificates for rental purposes will be valid for 10 years, this applies for both existing and new build properties.  A new certificate is not needed on renewal of a tenancy agreement.

Tenancy Deposit Protection

By law in England and Wales taking deposits on assured shorthold tenancies starting after 5th April 2007 must insured under a tenancy deposit protection scheme, which is covered by a flat fee of £50.00 per deposit.

The Landlord must accept ultimate liability for the deposit and be permanently resident in the United Kingdom (excluding the Isle of Man).  The Scheme will thus cover deposits of property owners who are temporarily resident overseas, including members of HM Forces.

Smoke Alarms

Smoke alarms must be fitted to each level of the property.  They must conform with current British Standards, be fitted correctly and be in good working condition.

Post

You should make provision for any mail to be sent to you as we will not be responsible for redirection. We recommend that you use the Post Office redirection service.

Accounting

Should you require annual statements for accounting purposes, this can be prepared there will be a charge for this service.

Aztec can help Landlords with many Useful Services

As you maybe aware, there are regulations to comply with when renting your property. Aztec can help Landlords meet these requirements and carry out other useful services through its qualified and reliable contractors. To arrange any of the following services please click on the relevant button to arrange an appointment. If there are any other property related services that you may require please contact us to see if we can help.