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QUESTIONS & ANSWERS
Q.
Is First Choice an Arla Member?
A. Yes we are.
As an Arla member, you will benefit from our experience, professionalism,
and compliance with ARLA’s bye laws, regulations and accounting
procedures. Our professional indemnity insurance also complies with
the requirements of the Associations Fidelity Bond which protects
your deposit.
Q. What
is Arla’s Fidelity Bond?
A. The Arla Fidelity
Bond is designed as a protection of last resort for monies entrusted
to Arla members by tenants during the ordinary course of our business
as your letting agent. Therefore, In the event of proven theft or
fraud by a member agent or its staff, if you cannot recover monies
deposited with the agent during its period of membership of ARLA
from the agent and agents own insurance does not cover the loss,
you may make a claim to Arla for reimbursement of the money you
have lost.
Q. Is letting
safe? Can I get my property back?
A. Yes. It’s
safe provided the tenancy agreements are professionally and properly
drawn up with the correct notices served. Then, in rare cases where
legal action is needed for repossession, the court should make an
order in the landlords favour. New Accelerated Court procedures
speed up the process, without the necessity for a court hearing
and take the hassle out of the very occasional problem.
Q. What
is my property worth?
A. This depends
on various economic factors at the time of letting out your property,
plus all other factors, such as location, amenities and of course
the condition of the property. This is where our experienced and
knowledgeable team can come to visit and offer a free market appraisal
and without obligation.
Q. What
type of tenants do I get?
A. All our prospective
tenants are fully vetted and credit checked to ensure they have
the financial ability to meet their monthly rental commitments.
Q. What
kind of tenancy agreement do you use?
A. As an ARLA
member we use the tenancy agreement that comply with the Housing
Act 1988, or under contract law for bona fide companies and or rental
over £25,000 a year.
Solicitors, incorporating clauses covering potential problem areas
experienced have carefully drafted our tenancy agreement. These
agreements are far more comprehensive than the standard printed
agreements bought for self-completion and are regularly up-dated
to take account of changes in legislation.
Q. What
is an inventory and do I need one?
A. These are
essential and it is recommended that an inventory be made by a professional
to avoid omission or errors. Therefore, we ensure that this is done
at the beginning of the tenancy by an independent inventory clerk
and finish of the tenancy to identify missing items, breakages and
damage liable to be covered out of the tenant’s deposit.
Q. Do
you hold a deposit?
A. Yes. In addition
to the first months rent paid in advance, the minimum deposit we
require from the tenant is either equivalent to one months rent
or a months and a half rent. The deposit is usually held by us in
a clients call account if property is managed. Otherwise held by
the landlord if the property is managed by the landlord.
Q. What
are your fees?
A. Obviously
fees vary depending on what service is required such as you might
require our tenants finder only service(BRONZE SERVICE), tenant
finder and rent collection service(SILVER SERVICE) or the letting
and full management service(GOLD service). Again whichever option
you might be interest in we are more than happy to discuss it with
you in more depth by contacting us direct on 01245-345800 or e-mail
us.
Q. What
insurance covers can protect a landlord?
A. There are
two types of cover for use when letting out property: Legal expenses
cover available to most landlords and a rent guarantee insurance.(contact
us for more information)
OTHER REGULATIONS
Q. Do
I have to provide furniture and furnishings?
A.
No. Interestingly enough, in most cases we have
found that there is very little difference in rental values between
furnished and unfurnished lettings.
If you specifically want to let furnished, you have to bear in mind
whether your furniture complies with the Furniture and Furnishings
(Fire Safety) Regulations 1988 (as ammended). Our staff will be
happy to advise you on this point. If the items do not comply then
they must be removed from the premesis. Selling or giving these
items to the Tenants is not acceptable.
Q. What
is a Landlord's Gas Safety Record?
A. It
is a legal requirement under the Gas Safety (Installation and Use)
Regulations 1994 (as ammended) to have the gas supply and all gas
appliances (whether portable or fixed) checked by a CORGI registered
operative to ensure their safety. This must be done at your expense
prior to letting a property for the first time and thereafter on
an annual basis
with a copy of the inspection record given to the Tenant.
We can arrange for these checks to be carried out and a Gas Safety
Record obtained prior to letting a property. Our Full Management
service includes arranging for a record to be obtained each year.
In all other circumstances, the responsibility will fall to you.
Failure to have the safety checks carried out and any relevant works
done could result in criminal prosecution.
Q. Does
the same apply to electricity?
A. Not
to the same degree yet. However, there is currenty a requirement
under the Electrical Equipment (Safety) Regtulations 1994 to ensure
that all appliances supplied are 'safe'. We would recommend that
all appliances are checked by a qualified electrician on an annual
basis. We are able to arrange this on your behalf.
Q. Are
smoke alarms required?
A. Smoke
alarrns have to be installed in any new building or conversion.
We would strongly recommend that you install at least one alarm
per floor of your property.
Q. What
am I responsible for repairing?
A. As
a Landlord you have a legal obligation under the Landlord and Tenant
Act 1985 to maintain the structure of the building, the sanitation
and the supply of services. In addition, should an item in the property
require replacing or repairing through fair wear and tear then you
would be expected within the terms of the Tenancy Agreement to deal
with this.
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