No Lets For Pets

Published 20-02-2012

At Harringtons Lettings we receive a huge amount of phone calls and enquiries regarding whether we accept pets, mainly cats or dogs. Unfortunately the answer is in most cases No; we do not unless otherwise specified. This is plain and simply because most of our Landlords do not accept them and also because we have encountered problems in the past with noise complains, damage to properties etc.

However as animal lovers we are sympathetic to your needs and would like to offer you some impartial advice to help you and your furry friend find a home.

Please see some tips below from www.letswithpets.org.uk


1 ) Don’t leave your house hunting until the last minute – Give yourself plenty of time to find a pet-friendly property and begin searching at least 6-8 weeks before you need to move out of your current home.

2 ) Be as flexible as possible – The more restrictive your search criteria are, the more difficult it will be for you to find a pet-friendly property. Try to be flexible on location and property type as this will increase your chances of finding somewhere for you and your pet to live.

3 ) Write a CV for your pet – Provide your prospective landlord with as much information about your pet as you can. Write a CV and include contact details for your veterinary practice and for someone who can care for your pet in case of an emergency. You could also include details of your pet’s last vaccinations and any flea and worming treatments they have received. See pages
9 and 10 for two sample CVs.

4 ) Get a reference for your pet – By providing your landlord with a reference from your previous landlord or your vet, you can show that your pet is both well behaved and capable of living in rented accommodation without causing problems or damage. This will also demonstrate that you are a responsible pet owner.

5 ) Introduce your pet to your landlord – Meeting your pet in advance may put your landlord’s mind at ease. You could invite your landlord to your current home so that they can see that your pet has caused no problems there. This is particularly important for dogs as it’s an opportunity to show that your dog is calm and well behaved.

6 ) Offer to pay a higher deposit – Many landlords are concerned about pets causing damage to their property or furnishings. By offering to pay a higher deposit, you will reassure the landlord that you will cover any damage that your pet may cause.

7 ) Offer to have the property professionally cleaned – Landlords often worry that accepting pets will lead to flea infestations, excess pet hair and dirty carpets and soft furnishings. To put your landlord’s mind at ease you might consider offering to pay for the property to be professionally cleaned when you move out. Some landlords and letting agents may ask for a non-refundable payment in advance to cover the cost of cleaning.

8 ) Be honest, don’t sneak your pet in without permission – It’s never advisable to keep a pet in a property without the landlord’s consent. This will only lead to problems in the future and could result in the termination of your tenancy. It’s possible that keeping pets in the property may even violate the landlord’s own leasehold agreement. It’s advisable to always be honest about your pets from the start.
 
9 ) Get written permission – If your landlord has given you permission to keep a pet in your property, make sure you get it in writing. You can also ask for a clause to be added to your tenancy agreement to cover the keeping of pets and make sure that any ‘No Pets’ clauses are removed. This will prevent problems from arising in future.

Housing Benefit Subletting Scam

Published 13-02-2012

 

Whilst Housing Benefit broadens our market for tenants it is also being made profitable by tenants themselves.  The scam is simple, a tenant takes on your property and they qualify for Housing Benefit, they then sublet to somebody that does not qualify.  An estimated 80% of all tenants sublet to somebody who would not qualify for Housing Benefit.  Scamming tenants can earn up to £20,000 pounds a year costing the taxpayer and you, the landlord!

According to the DWP it is thought that there are as many as 200,000 tenants nationally breaking the rules and with around 5,000,000 million people on the waiting list for accommodation the scammers certainly have their pick of targets.

 As much as most of the scamming is being done in council owned properties it is surely just as likely to be happening in the private sector also.

Unfortunate for those tenants that do qualify and are legitimately looking for places to rent within the private sector as this scam is just another thing to put private landlords off taking HB tenants.

If you think this scam is happening in your property make sure that proper credit checks are carried out and that your agent carries out regular inspections of the property.   

An estimated 50,000 homes are thought to be currently occupied unlawfully. Make sure that yours is not one of them.

If you wish to find out more information on how to protect your property from illegal subletting please contact Harringtons Lettings on 01273 724000.

First Time Landlord

Published 06-02-2012

 

First Time Landlord?

Want to know how to be successful first time landlord?  Here are our five top tips:

1.    Comply with Regulations – Your property must be fit for purpose, any furnishings need to comply with fire and safety standard.  We would suggest you let your property unfurnished save having to worry.  All gas fittings and appliances must meet standards with an annual Gas Safety Check carried out.  Electrical safety checks should be carried out too.  You’ll also need an Energy Performance Certificate as required by law so that tenants can make comparisons on energy efficiency.

2.    Get the Right Insurance – Standard homeowner cover will not suffice, should anything happen you need to be covered for any eventuality and specialised landlord insurance is vital.

3.    Protect Your Tenants’ Deposit – Within 14 days of receiving a tenants’ deposit you must be able to provide evidence to your tenant that their deposit has been protected.  Provided that the tenants meet their terms of agreement the schemed guarantee that the tenants will get their deposit back.

4.    Know Your Rights as Well as Your Tenants – Make sure that you fully understand your tenancy agreement, not only what is required of you but what you require from your tenants too.  If any kind of dispute arises in the future you need to know your legal rights and what you and your tenant have signed up for.

5.    Use an Agent – It will come at a cost but there can be no doubt it can make things a lot less stressful.  They will market and manage your property, depending on the level of running that you need.  Whilst more costly than doing things by yourself they can save costs in the long run should things go wrong.  Give us a call on 01273 724 000 to find out more.

Protect Yourself against Nightmare Tenants with the Right Insurance

Published 30-01-2012

The risks facing any landlord are different to those facing your average homeowner.  Standard home insurance only covers damage to your property and possessions; it will not cover you if your tenants have to move out during repairs.  For example, the ground floor of the property you let out is damaged by flood; your standard cover would include damages but not the loss of rent you may face if your tenants are forced to move out. 

Also, standard cover would not include legal costs should your tenant decide to start legal proceedings as they have been required to move out.

Not forgetting any damage that may be caused by tenants, despite references and checks.  Without proper landlord insurance you property would not be covered under standard homeowner insurance.

Make sure that when taking out landlord insurance you get the right cover for you.  For quotes you will need you Building Sum Insured amount, usually found on your Surveyor’s Report.  Work out how much the contents of the property you rent out and whether this is included in your Policy or needs to be taken out separately.  Remember even if your property is let unfurnished, contents are anything that sticks to the floor if you turned your property upside down including kitchen cupboards etc.

When getting quotes be upfront about your tenant’s status, failure to tell an insurer you let to students, for example, and this is realised on a claim it may result in the Insurer not having to pay out.

Finally, when you decide on the right landlord insurance for you don’t be fooled by monthly payment options, these are usually subject to additional charges; if you can afford it pay upfront.  Better the cost now than when something does go wrong and you are not properly insured.

We at Harringtons Lettings recommend iInsure365,  Hove based Landlord Insurance Specialists who can be contacted on 01273 827 090

We have a Corporate Tenant Looking for Property

Published 26-01-2012

We have just taken on a Corporate Tenant looking for long-term tenancies with an immediate requirement for five+ bedroom houses in Central Brighton & Hove. If you have a property, please call us urgently on

01273 724000

What To Look For In Student Accommodation

Published 24-01-2012

 

 

If you’re planning to move out of halls in your second year, you’ll probably need to start looking for private accommodation in the spring term of your first year.

If you’re looking for private rental places, there are many things worth checking before you go about renting it.
Make sure you take a few days out specifically to look around student accommodation. Usually there is a lot of properties on the market and it is worth seeing a few properties before you make a final decision. You’ll want a checklist which will help you decide the best long term place. Here are some ideas on what to look out for:

If you are going to be house sharing, which is more than likely in most student accommodation, make sure you have your group ready. At many lettings agents, Harringtons Lettings included, you will be asked to put down a holding fee which will take the property off the market and which also covers your admin fees. Many problems and misunderstanding happen when for example, one of your friends decides to pull out of the let leading to loss of your holding fee. This fee can be anything from £150 per person at Harringtons Lettings up to over £250 with other agents in Brighton. Surely nobody would like to loose this sort of money so getting yourselves all organised is vital when house hunting.

It is also important to check what condition is the property in? Is there any sign of damp or other lingering problems that may not get sorted out in your tenure there? What about the general cleanliness? You can always ask for the property to be professionally cleaned before you move in.

It is also a good idea to find out exactly how much the bills will be each month. This can be calculated pretty accurately with current Energy Performance Certificates, or just by asking the current tenants at the property. Price is going to be an important part of your considerations, so make sure you get it right.

Are there enough facilities to go around? Are there the right white goods? A washing machine is always useful in student accommodation. Similarly, what are you responsible for? If there’s a garden, do you have to look after it? Unattended gardens is a common way to loose money from your deposit so make sure this is something you area aware.

At Harringtons Lettings we have over 18 years of experience with student lettings. With currently over 20 student properties available for the next academic year we have one of the best selections of student houses and flats in the Brighton area. Why do not you give us a call on 01273 724000 to find out more.

Condensation and how to overcome this issue

Published 10-01-2012

 

This time a year we are finding that many of our tenants are having problems with condensation.

What is condensation?

Condensation as the name suggests is water which has “condensed” from warm, moist air on contact with cold surface.

Why does condensation occur?

1.    cold air enters the building
2.    the air is warmed for the comfort of the occupants
3.    the warn air takes up moisture
4.    the warm, moist air comes into contact with cold surfaces, walls, windows, etc. and is bellow dew point
5.    condensation occurs as the excess moisture is released

The main sources of moisture in domestic properties are parfait and unventilated heaters, cooking, clothes washing and drying, baths, dishwashing etc.

Some of the problems that condensation can cause include running water on windows and walls, the appearance of moulds on the surface of wallpaper and paints in poorly ventilated areas, and dry rot under suspended floors.
A much less common form of condensation occurs when the dew point is reached within the structure itself. This is known as Interstitial Condensation and can be easily mistaken for rising damp.

Overcoming condensation

It has been proven that condensation results from moist air coming into contact with cold surfaces. Mould development within a building is unlikely to occur if the relative humidity is maintained bellow 70%.

Heating air alone in unlikely to achieve a satisfactory solution. Unless cold surfaces are eliminated, condensation at some point is unavoidable.  To tackle condensation successfully, both air humidity as well as cold surface elimination must take place.

Improved heating and ventilation with specific action in relation to cold spots will usually result in considerable improvements.

Installation of small extractor fans into bathrooms and kitchens will carry away moisture in the air with minimal running costs.

Particularly cold walls can be insulated by covering with foam lining paper or polystyrene tiles in order to prevent condensation.

An alternative to heating and ventilation for the control of moisture in the air is the dehumidifier. This device draws in air, cools it to remove moisture and reheats it to an acceptable temperature before recirculation it.


For any more details and information regarding condensation please contact Harringtons Lettings on 01273 724000 as we know number of good contractors who could assist with these issues.

FROZEN PIPES

Published 16-12-2011

CHRISTMAS HAZARDS

Published 16-12-2011

Student Properties Needed for 2012

Published 16-12-2011

WE HAVE JUST LET OUR FIRST STUDENT PROPERTY FOR 2012!

AND HAVE 100’S OF STUDENTS WHO HAVE MISSED OUT!

 WE ARE INUNDATED WITH EARLY BIRD STUDENTS TRYING TO SECURE THE BEST STUDENT HOUSES FOR 2012 BEFORE THEY ARE SNAPPED UP

DONT BE THE LAST LANDLORD TO ADVERTISE YOUR PROPERTY!

01273 724000

Demand For Student Accommodation Rises

Published 13-12-2011

Early evidence of fewer university applications for 2012 has showed a picture that will come as no surprise to anyone, and was a natural impact of the recent steep rise in tuition fees. It has been suggested that university towns may experience fewer students looking for accommodation. However, based on numerous letting agent reports, there is no evidence as there is still plenty of demand.

According to reports, there are two new groups of property applicants looking for accommodation. The first group are ‘fresh out of college or school’ students who are not taking the university route and looking for their first out-of home place to live. The second group of applicants includes ever increasing number of foreign students from Asia and Middle East proving that no shortage of student accommodation applicants should be expected.

The rise in tuition fees is also likely to increase demand for private accommodation as this offers better deals than university halls.

As mentioned by Jonathan Moore, the director of Easyroommate.co.uk, private accommodation can be up to 23% cheaper than student halls, which is for cost-conscious students looking for the best deals around a large amount to consider.

Based on the recent study carried out by Easyroommate.co.uk Brighton stands at the top of the list for the highest private accommodation demand within the UK with 13 applicants for each available room.

Even though the student numbers are on increase, it seems as higher education institutes have often failed to keep pace with the expended demand for accommodation.

Last year alone, there was a large over subscription to student halls in the Brighton area which resulted into lack of available accommodation. Students who did not get placed in student halls were left to find other forms of accommodation, many ending up staying in hostels for a considerable period of time.

Experienced Lettings Negotiator/ Valuer Needed

Published 09-12-2011

Harringtons Lettings are currently looking for a Lettings Negotiator / Valuer within their busy Western Road Branch. 

The applicant must be highly motivated and work under a substantial amount of pressure as this is an extremely busy office.   They will be required to carry out viewings and valuations on properties within the Brighton, Hove and surrounding area.  Their day to day duties will include taking tenants details, booking appointments, calling tenants on a daily basis, calling through private adverts, generating leads for valuations, generating valuations themselves, chasing up valuations, organising their diary, liaising with the other staff in the office and working as part of a team, carrying out viewings, dealing with any day to day running within the office itself as required by the Owner, dealing with holding fee forms if required. 

Please apply by calling 01273 724000 or by sending your CV to viewings@harringtonslettings.co.uk

INTERCEPTOR DRAINS

Published 06-12-2011

Property Blows up in Shoreham!

Published 30-11-2011

As the county was recently shocked by the news from Shoreham of a wrecked house caused by exploded boiler, it acts as a well-timed and essential reminder to all Landlords.

It is not only boiler explosions caused by faulty Gas boilers that can cause severe damage and injuries. The most common cause of death from a faulty Gas boiler is Carbon Monoxide poisoning.

Carbon monoxide (CO) is a colourless, unscented, poisonous gas produced by incomplete burning of carbon-based fuels, including gas, oil, wood and coal. These carbon-based fuels are safe to use, however it is only when the fuel does not burn properly that excess CO is produced, which is poisonous.

No matter what the relationship is between the tenant and the Landlord, it is still a Landlord responsibility to ensure that the Gas boiler and any gas appliances are serviced annually by a Gas Safe (previously Corgi) Engineer who will issue a Safety Certificate. Many Landlords are not aware that failure to carry out this essential inspection constitutes  a criminal offence.

As mentioned by the Health and Safety Executive report from 2011 every year around 15 people die from CO poisoning caused by gas appliances and flues that have not been properly installed, maintained or that are poorly ventilated. Levels that do not kill can cause serious harm to health if breathed in over a long period. In extreme cases paralysis and brain damage can be caused as a result of prolonged exposure to CO. Increasing public understanding of the risks of CO poisoning and taking sensible precautions could dramatically reduce this risk.

If you are a Landlord - please ensure you do not neglect your duties under the Gas Safety (installation and use) Act. As a landlord, you are legally responsible for the safety of your tenants in relation to gas safety.

As a Landlord the Law requires you to:

1) Repair and maintain gas pipework, flues and appliances in safe condition
2) Ensure an annual gas safety check on each appliance and flue
3) Keep a record of each safety check and be prepared to present if requested
4) It is also advises to keep your tenants informed about their responsibilities while they are staying in your property.

If you are a tenant with Gas in the property you are renting, please ensure you see a copy of the Gas Safety Certificate. If you smell gas at your property, immediately call the following emergency number 08706081524 and an engineer will attend the property within 1 hour.

Miraculously all three people who were present during the explosion earlier this week in Shoreham escaped without any severe injuries. Unfortunately this is not always the case.

If you are concerned about this issue or need advice please contact Harringtons Lettings on 01273 749 169. Harringtons have excellent contractors on hand to carry out Gas Safety inspections at very competitive rates to ensure that your property and your tenants are safe from unexpected Gas boiler failures.

ANOTHER HAPPY HARRINGTONS LANDLORD

Published 16-11-2011

Thank you Mr Baiche....these will be enjoyed

MIKE DOVER

Published 04-11-2011

Following several settled years we've suddenly had several of our tenants "upping sticks" to say nothing of the near continuous leaks,white goods & carpet/vinyl replacements; inventory checkouts & redecoration.

We have to say that your letting team have quickly secured new quality tenants, most at increased rents & equally important ensuring we had no voids.

However their sterling performance was equalled by the excellent service Kim & her admin. team provided not only during this particularly busy period but throughout this & previous years.

Keep up the good work !

With thanks,

Mike Dover Director

CHRIS AND PAM MUNDAY-CHANNING

Published 04-11-2011

"We have 2 flats with Harringtons and have been with them for many years. We have always found them to be very good at letting our properties quickly at market rates.. they are friendly and efficient and we find them easy to deal with. Kim now heads up the lettings team and she is on the ball with quick feedback on any problems arising. We have tried other agencies but prefer to stay with Harringtons. They suit us very well.

Pam and Chris....... landlords."   

PETER SPRINZ

Published 04-11-2011

"I have always found Harringtons efficient at letting my properties and dealing with any problems quickly.
What I particularly appreciate is that admin always responds to messages when they are not available
 
peter sprinz"

Ryan Hall (Landlord)

Published 03-11-2011

I have been using Harrington's Lettings since I first let out my flat around three years ago. Initially, I used their 'introductory service', which I was satisfied and happy with. Having had good experiences with Harrington's I recommended them to a friend who wanted to let his flat in Hove out. He decided to have the fully managed service and raved on about how professional and hassle-free it was. When the time came for me to look for a new tenant, I decided to also take on Harrington's fully managed service and I have not looked back since. It is excellent; really great value for money and they do a brilliant job both looking after my property and looking after my needs. Their service is very impressive and if I ever have problems/issues, Kim from Admin has always been there to provide solutions to these. I thoroughly recommend Harrington's services and intend to keep my business with them as you can't ask for more.

Ryan Hall

David Lawson (Landlord)

Published 03-11-2011

"Harringtons Lettings is blessed with an extremely good adminstrator. Kim Stapleton is efficient, helpful and very pleasant to liaise with. She is the "safe pair of hands" in the world of the Brighton and Hove rental market.

David Lawson - Author, Broadcaster and Landlord"

HMOS

Published 02-11-2011

Dan Taylor of Harringtons Lettings has recently advised some Landlords that they could find themselves fined up to £20,000 and unable to collect their rents if they do not have a Licence in respect of their property. Housing of multiple occupation is already subject to special Rules and in some areas Registration Schemes, while many Local Authorities and Universities already run voluntary Landlord Accreditation Schemes. The Government have specified Minimum Amenity Standards, setting out requirements for kitchens, bathrooms and toilets in HMOs. When Licensing HMOs, Local Authorities will have to satisfy themselves that there are no “Category 1” Hazards within the properties. They may carry out inspections prior to granting Licences or at a later date. It is therefore important that Landlords are aware of the regulations and please do not hesitate to contact Dan Taylor on 01273 201273 or on www.harringtonslettings.co.uk.

DAMAGE TO UNFURNISHED PROPERTIES

Published 02-11-2011

Landlords with unfurnished properties often fall into the trap of thinking that as there are no actual "loose" contents, there will be nothing to worry about at the end of the tenancy. However, Landlords can face very expensive repairs due to damage to doors, walls, carpets and worktops and it is therefore essential to have a full inventory with photographs done before any tenants move-in.

The most common damage found in unfurnished properties are:

1) Doors and walls - damage from impact and nail/screw holes, drilled cable holes, impact dents from doors handles and general excessive dirty and marks

2) Painting and redecortion - Tenants repainting without permission in loud and hideous colours. Often redecoration is required before the property can be let again.

3) Stains, burns and tears to carpets

4) Tenants taking light bulbs and lampshades

5) Dents, burns and scratches to kitchen worktops

6) Kitchen appliances - damage to ceramic hobs, broken shelves in fridges, damage to washing machines and dishwashers

7) Cracks in sinks toilet and baths. The cost to repair a chip in the bath enamel can be very costly often running into £100's of pounds

8) Cracks to windows and broken window fittings

9) Cleaning - tenants often argue that a property wasnt clean when they moved in and they therefore cant be charged when they move out. A comprehensive inventory will be provide adequate evidence to protect a landlord against costly professional cleaning invoices

Harringtons Lettings have been on training course on best practice and are therefore excellently placed to carry out comprehensive and effect inventories for Landlords at competitive prices, even if we do not manage your property.

if we can help, feel free to give us a call.

FACEBOOK THE NEW MARKETING MEDIUM

Published 02-11-2011

The average person on facebook has 130 friends. If one person therefore "Likes" your property it is instantly reaching an audience of 130 people. If those 130 people then "Like" the property then 16,900 then have access to the property details and so forth. I cannot therefore stress the impact facebook could have on the marketing of your property and it is such a simple technique that it completely free!

Many Landlords reading this are probably thinking Facebook is for young kids and find terms such as "like" completely alien. However, did you know that the average age of a facebook user is 38 years old. Another fact for you, on average a person may look at Rightmove once or twice during their lunch hour. In contrast, an average person may look at facebook 50-100 times a day and have it constantly open in their browser.

If you dont have a facebook profile and are fighting the need to get one, dont worry! Harringtons Lettings are already established and are one of the first letting agents to embrace such marketing medium. We are also regular Tweeters, Diggers and bloggers (Our blog has had over 1700 views to date!). We can therefore reach a wider audience of potential tenants for your property.

If you do already have a facebook page or even use Twitter, connect with us as friends or follow us. You will also be able to "Like" your property on Rightmove once the marketing process begins.

Are Facebook page is:-    http://www.facebook.com/#!/profile.php?id=100000060507810

Our Twitter address is:      @Harringtonslett 

Our blog site is:                  http://harringtonslettings.blogspot.com/

Social Networking is changing the way tenants look for properties and Harringtons are experts

ABANDONED PROPERTY

Published 30-09-2011

When times get hard the instances of tenants leaving without notice before a tenancy comes to an end increases.

"Doing a runner", "skipping" "moonlight flitting" "Walking" or "return to sender" all indicate what in strict legal terms is known as abandonment of a tenancy.

Often the landlord or agent does not know the property is vacant until rent payments stop, and if that is not monitored closely or regular checks carried out on the property, several weeks can go by before anyone is alerted to a vacant let, which in winter cost be suffering frost damage or even squatters.

When tenants leave like this they often leave possessions behind. When belongings are left behind the landlord owes a legal duty of care to the tenant to protect them (Torts (Interference with Goods) Act 1977). This is the case even if the tenant is in rent arrears or has damaged the property. Many Landlords do not know the law and tenants can therefore bring a claim against them for damages.

Dont make this mistake, give us a call if you have any questions.

BRIGHTON HOUSE PRICES

Published 30-09-2011

Land registry figures show that, after a slight fall last quater the average house price in Brighton is up 0.4% from quarter 1 for 2011.

However, these figures do not seem to be reflected in what agents are experiencing. Many estate agents in Brighton are reporting that Vendors have an unreleastic expectation of what their properties are worth meaning that properties are being marketed at unachievable prices. Many properties are therefore sitting on the agents books for long periods of time with very little interest.

The rental market, however, is doing extremely well with there being a shortage of properties currently available. Many agents are desparate for studio, one and two bedrooms flats 

Many Vendors and Landlords underestimate the importance of the first week of marketing a new property and the significance of getting the price right. The amount of clicks for additional information on a property is approximately 70% higher with the amount decreasing week by week. it is therefore vital to get the price right in the first week so as not to miss any potential buyers/ tenants.

HOMELESSNESS

Published 30-09-2011

New government figures on homelessness in England show that the number of ople applying to local councils for help with housing has increase by 14% over the last year.

The statistics also show a 20% increase in the number of people who have been accepted as homeless  but for whom no accomodation has been offered by local authorities.

Many Landlords no longer want to rent to housing benefit tenants due to the problems associated with them:-

1) The council pay rent 4 weekly in arrears rather than in advance as per the norm meaning landlords are left having to catch up

2) The Council advise tenants to remain in a property untill they are made homeless by the landlord. This means that landlords are being forced to go down the nasty and costly process of eviction in order to get their properties back

3) The government have introduced a cap on the amount of housing benefit paid to tenants meaning landlords are having to rely on tenants topping up their rent each month

4) The Council can at any point suspend or withdraw a tenants benefit claim leaving the landlord without rent and out of pocket whilst a tenants situation is reviewed.

With the amount of landlords accepting benefit tenants decreasing and the amount of people being made homless increasing, Councils are going to have to seriously review their policies to tackle the problem so that they protect landlords and their properties as well as tenants rights.

STUDENTS

Published 30-09-2011

For many students this is their first experience away from home and having to fend for themselves. So it is safe to say that some are still a bit wet behind the ears! 

Now that they have moved in, most students will not realise that they have to start thinking about rent payments and setting up utility bills until it is too late. Landlords need to plan ahead and keep an eye on when the rents should be hitting their accounts. It is important to set a precendent from the start and make sure that tenants are chased immediately when the rent is due. This lets them know that late payments are not acceptable and teaches them an important lesson in life.

Another problem we have found at Harringtons Lettings is that many student landlords are leaving themselves vulnerable by allowing their tenants to swap over mid-way through the tenancy. One Introduction Landlord from last year found that he was unable to take any action when the tenants left without having paid the last month’s rent and with the property in a terrible condition. He had allowed some tenants to move-in and some to move-out but hadn’t changed the legal paperwork or the tenancy agreement resulting in the guarantees being completely void.

Should your tenants decide to swap over, Harringtons will be happy to help you fulfill all of the legal requirements and ensure that the paperwork is updated. There will be no charge to you as a Landlord and instead we ask that the tenants pay a fee for the work involved.

Have you considered swapping over to a fully managed service? Harringtons Lettings offer very competitive fees. We are doing a special offer to new clients of 5% for a limited time!

WORRIED ABOUT SQUATTERS?

Published 01-08-2011

Recent news reports commented on a group of 30 squatters who took occupation of a nine bedroom house worth millions in Highgate, London. The squatters were quoted as saying is "was easy"!

With ever more increasing reports of Squatters occupying more and more “high profile” properties, Squatters are becoming more of a concern to our landlords.

As the Squatting trend increases, Landlords need to be more vigilant and prevent entry in the first place. There are a number of things you can do to make your property more secure:-

1) Ensure that void periods are to be kept to a minimum.

2) Make sure that the doors and windows are adequately secure.

3) If any works are being undertaken at the property that it is kept secured overnight.

4) Make the property looked lived in by putting curtains in the windows and lights on timers.

If you have any questions, please feel free to give us a call.

DO YOU KNOW THE LETTINGS LAW?

Published 01-08-2011

Landlords ar leaving themselves vulnerable to tenants taking advantage of their good nature by not knowing the relevant law relating to lettings. There are many pitfalls which a landlord can find themselves in which are easily avoidable.

Have the tenants changed over? If one tenant in the property moves out and is replaced by an alternative tenant, it is vital that everything is swapper over in paperwork terms with the change. Landlords can become swamped and find it difficult to keep up with all of the change overs and often the paperwork side of things can get left behind. If the tenants swap over:-

1) the Guarantor Documentation must be signed by all of the guarantors again, otherwise the guarantee may become invalid and Landlords are unable to chase arrears,

2) a new tenancy agreement must be produced and signed by all tenants,

3) the names on the deposit certificate with the Deposit Protection Service must also be changed over to include the new tenants details

This a fairly long and convoluted process with effectively the tenancy being treated as if it has started again. But this process of absoloutely vital in protecting landlords. It is better to carry out the process as and when the changeover occurs rather than getting to court down the line and realising that the legal documents are not adequate.

TOP TIPS ON ARREARS

Published 01-08-2011

The biggest concern to a Landlord is whether the tenants will pay their rent on time each month. Here are some helpful tips to help with arrears:-

1) Ask for a guarantor who is a UK home owner. This gives you the added security of having a third party to contact and chase for rent giving the tenants a detterent against paying late. Would you want your mother or friend contacted if you were in arrears?

2) Set an example. The first few months of a tenancy are vital in setting a precedant and making sure a tenant is aware that late payments are not acceptable. So be tougher and contact the guarantor straight away.

3) Chase the rent on the day it is due. Make sure that you are aware when each rent payment is due to be received and start calling the tenants on that day. This installs a sense of urgency among tenants and makes them realise that you will take action if the rent is not received.

4) Take Action. If a tenant falls into arrears dont give them a million chances. In our experience this will only allow the tenant more time to fall even further into arrears. Find out what remedies are available to you and give the tenants a set deadline to pay. If the money is not received by that date take the appropriate action straight away.

5) Make it easy for the tenants to pay. Give them a standing order form at the start of the tenancy ready completed with your bank details so all they need to do is drop it into their bank.

Harringtons Lettings deal with arrears on a daily basis and have one of the lowest arrears rates amongst Lettings Agents in the area. If you have any questions or concerns please feel free to give us a call on 01273 724000.

CANT SELL?

Published 29-07-2011

ARE YOU TRYING TO SELL?

Published 14-07-2011

With finance and mortgages becoming increasingly difficult to obtain, many young professionals simply cannot afford to buy a property. This has meant a sharp increase in the amount of people looking for properties to rent.

We are currently inundated with tenants looking for properties in Brighton & Hove. There is, however, a massive shortage of properties on the rental market. There are currently only 568 rental properties listed on Rightmove in Brighton & Hove. This shows a significant reduction from last year when there were over 1500 properties listed.

In the sales market, Nationwide reports that house prices fell by 0.7% in October with the average house price now being £164,381 down from £166,757 in September.

The market is proving difficult for people trying to sell their property with agents reporting that there is a lack of first time buyers and inventors. This downward trend is set to continue late into 2011.

With many Landlords achieving higher rents than mortgage   payments and rentals increasing dramatically, perhaps it is time to consider renting your property.

DO YOU HAVE THE RIGHT INSURANCE?

Published 14-07-2011

On the massive list of things that every landlord needs to do and remember, should be the important matter of insurance. Yes, it’s yet another expense and another hassle. It’s most likely that you’ve never had to make a claim. But when the worst happens, and it sometimes does, you’ll be glad of it. But it’s surprising that many landlords aren’t covered at all or have the wrong sort of cover.

Landlords insurance is an insurance policy that covers a property owner from financial losses connected with rental properties. The policy covers the building, with the option of insuring any contents that belong to the landlord that are inside.

The reality of having tenants in your property is that although most will be very responsible individuals, some may not be. This may mean that your property is at higher risk of damage due to inaction or lack of attention when problems arise such as initially small leaks.

Then there are those risks that arise specifically because your property is being rented. Samples of these include things such as: damage and theft due to the actions of the tenants; vandalism and illegal entry/theft when the property is empty between lets or if you’re decorating and renovating; claims against you from tenants or their visitors, that have suffered an accident while on your property.

For all these reasons, insurance companies see the risks for a rental property to be higher than those of an owner-occupied one. Specialised buy to let landlord insurance exists to cover these types of risks and a landlord insurance quote can be easily obtained. Harringtons have close connection with TPCM who specialise in Landlord insurance. TPCM have negotiated great value comprehensive covers with the UKs largest insurer. They do not appear on price comparison websites so call them directly for a quote.

HOUSING BENEFIT IS ABOUT TO CHANGE

Published 14-07-2011

The coalition government are proposing to implement two cuts to the housing benefit system in 2012:

1)       The system currently calculates benefit payments based on the median amount of rents for a particular area so a recipient receives an amount equivalent to renting a middle of the range property. However, the government changes will mean that housing benefits will be calculated on the lower end of the spectrum being lower value properties, thus making the vast majority of properties unaffordable to many tenants.

2)       The government also want to cap the amount of housing benefits paid to larger properties meaning the maximum amount that can be claimed will be as follows:

§  1 bed property – £250 per week

§  2 bed property – £290 per week

§  3 bed property – £340 per week

§  4 bed property – £400 per week

In Brighton & Hove this equates to approximately a 10% reduction in benefit payments.

So how does this affect you as a Landlord?      

If you have housing benefit tenants in your property you will find yourself relying on them topping up their benefit payment to cope with the increase. You will need to make a decision as to whether you can afford to drop your rent to accommodate the cuts or whether to find new tenants before the changes take effect.

Overall, there will be widespread uplift in arrears and evictions and more properties on the market with fewer tenants. Tough times are ahead but Harringtons have extensive experience and knowledge of all aspects of property law. We are here to help so call us for free advice 01273 724000.

WINTER TIPS

Published 23-02-2011

It is always important when winter is on its way and there is cold weather due it causes the usual problems for you and your property. We enclose some handy tips which you may not be aware of:-

1. The inconvenience caused by burst pipes can be considerable. Small fractures can release gallons of water damaging masonry and plaster, carpets and other contents. Make sure that the boiler and heating system are serviced regularly and check that the thermostat is working correctly.
2. Make sure you know how and where to turn off the water supply in the case of an emergency.
3. Check whether the insulation on your water pipes and cold water tanks is sufficient. Particularly pipes and tanks in attics or other vulnerable places should be lagged and similarly protected.
4. Make sure that any external taps are turned off and hoses disconnected.
5. Did you know that there are devices available which can detect excessive water flow and either send a warning or automatically turn the water off for you. Leak detection systems are also available which will send your warning to a designated person enabling them to take appropriate action.
6. If you discover a frozen pipe don’t wait for it to burst, turn the water off. Then slowly thaw the affected pipe by introducing gentle heat to the area such as a hair dryer, space heater or hot water bottle. Do not attempt to thaw the pipe with either a blow torch or an open flame.
7. When a pipe bursts turn the water off and try to catch any excess water in a bucket or other container.
8. If the pipe has burst make sure that you have a professional electrician look at any devices that may have been flooded.
9. Keep your property heated to reduce the chance of pipes freezing.
10. If the property is going to be unoccupied for some time drain down and shut off your water system.
11. Make sure you check your property daily, this could help reduce risk.
12. Keep an eye on your roof and look out for any loose or missing slates.
13. Keep the gutters, gulleys and drains clear from debris.

It is important that people are always aware of what is around them and just keep your eyes open.