Frequently Asked Questions

We will first make sure that it is our responsibility to do the repair. If it is, and we have enough information about the repair,an order will be placed with a contractor to carry out the work. Wherever possible, the order will be placed immediately.

We, or the contractors working for us will:

• Help you identify the repair needed
• Tell you the maximum time we will take to complete the repair
• Offer you an appointment for all urgent and routine repairs at a time that is convenient to you
• Write to you by post and confirm details of your repair,as well as any appointment that we made for you
• Take care to protect your furnishings while doing repairs
• Tidy up mess and remove rubbish within two working days of finishing the repair
• Inspect ten per cent of all completed repairs to check the quality of work
• Monitor our performance and quality of service and publish performance figures

No. You can only insure your own contents on your landlord insurance policy. Your tenants must take out their own insurance should they wish to protect their contents.

The reason for this goes back to one of the principal rules of insurance, which is that the entity that is being insured must be owned or directly effect the person who is taking out the insurance contract.

If this rule is not strictly adhered to, the insurance contract can develop a moral hazard and end up more like speculation/gambling.

Most mortgagees insist as a term of the mortgage that you inform them of your intention to let the property.

It is quite likely that they will agree to this if your lender is one that accepts 'buy-to-let' mortgages, it may well be on different terms and at a different interest rate than your current deal and they may charge an arrangement fee.

It is recommended that you take advice from your mortgage provider or your independent financial advisor.

The inventory is vital and probably your greatest piece of protection. Should you need to make a claim from the bond it is vital that the property is inspected before the tenancy begins & that both the landlord (or their agent) and the tenant have signed it.

It is this document that will form the benchmark should a dispute arise.

Ideally a similar exit survey should be conducted and if possible should also be signed by the tenant. This will leave only the costs of the remedial action to be decided & agreed.

This will depend upon the kind of repair. As a rule of thumb, 28 days is often considered reasonable for repairs that are not urgent, and for urgent repairs it's often one to two days.

The vast majority of property these days are let on what is known as 'Assured Shorthold Tenancies'.

Though there are other types of tenancy or license we will concentrate on shortholds.

Normally a shorthold tenancy will run for six or 12 months. This gives you a fixed period for which you will have the right to occupy the property. Equally you will have the duty to pay the rent for that property.
At the end of the fixed period there are choices:

1. You can leave the property and claim back your deposit
2. The landlord may offer you another fixed term period
3. The landlord may allow the tenancy to roll over.

If the landlord chooses to allow the tenancy to 'roll over' it can only be brought to an end by either party giving sufficient notice. Normally this would be two months for the landlord or one month for the tenant.

By law, a landlord has to provide a rent book to somebody who pays rent weekly, unless the rent includes a substantial payment for meals. The rent book must contain:

• The name and address of the landlord and the landlord's agent if there is one
• The amount of rent to be paid
• Description of the property the rent is for.

The inventory can be very useful in the event of a dispute. Even in unfurnished accommodation it is worth insisting on an inventory as this will clearly state the condition of the property including decoration, floor coverings and curtains.

State of repair and cleanliness are the two most likely reasons why landlords withhold all or part of the deposit. An inventory signed and agreed by landlord and tenant gives you hard evidence of what you accepted at the beginning of the tenancy.

On receipt of the inventory, don't just accept it. Examine the property carefully and note any faults, dirt or marks. Only sign it when the items you have noticed have been added.

The general rule is that you should never stop paying the rent to try and force your landlord to do repairs. If you do, your landlord may go to court to make you leave your home because you are behind with the rent.

When a repair is needed you should tell the landlord as soon as possible. It's always a good idea to put your request in writing and to keep a copy of the letter. You should give the landlord a 'reasonable' period of time within which to carry out the repair.

Where the landlord does not inform the tenant of the whereabouts of the deposit, the tenant can apply to the local courts. The courts can then order the landlord to either repay the deposit or get it protected.

If the courts wishes are not carried out within 14 days the landlord will be ordered to repay three times the amount of the deposit to the tenant within 10 days.

Futhermore where the deposit has not been protected the landlord can not evict the tenant using a Section 21. Therefore, by not securing the deposit you will not be able to get your house back and face a large fine.

Assuming you are happy for your present tenant to remain you have two choices. You can either offer another fixed term contract and both parties, assuming they agree, will be bound by those terms for that period.

Alternatively you can let the present tenancy roll on (Periodic tenancy)

By issuing a new shorthold the landlord gains the security of another fixed term but may incure additional administrative costs & will not be able to regain possession of the property until the end of the fixed period. In addition some agents may charge the tenant an additional fee. This can annoy tenants who may be less willing to renew next time.

By creating a periodic tenancy (allowing the tenancy to roll on) reduces costs and can make it easier for landlords to gain possession should they wish to.