Lettings
Inexperienced Landlords often assume that the more they increase their chances of finding a good Tenant but choosing the right letting agent is arguably more important that choosing the right estate agent. When selling; price is generally the critical factor and it makes little different to most people who sells it.
Once a buyer moves in any damages or missed mortgage payments become their problem. When letting; you trust complete strangers to look after your property and pay the rent. If they damage the property or fail to pay the rent this then becomes your problem. At Millbanks we believe that the more agents you instruct, the greater chance of finding a poor Tenant. There is nothing wrong with speaking to several agents but its best to only instruct one. A less reputable agent may decide not to risk allowing the property to be let by a competitor and persuade a client to accept any tenant in order to secure their commission.
So, why choose Millbanks?
Millbank Letting Agents are managed by Kirsty Bolderston ably assisted by Garry Knox. Both Kirsty and Garry live locally. Kirsty has previously worked in the industry for a number of years and comes from a strong lettings background in London.
Garry’s previous experience is very customer driven and so together they form the ideal team to provide our existing and new Landlords with the best in customer service but with a strong emphasis on selling and marketing.
With a wealth of experience in the local area dating back to 1979, we offer a great deal of market knowledge in Attleborough, East Harling and surrounding villages. A known and trusted agent in the local area, we realise that reputation is everything and in a world where professional integrity and common courtesy seems less and less important it is important to us that our clients trust us and this is the cornerstone of the way we try to operate.
To maintain this level of success in an ever more competitive and regulated market place, we need to know our business.
When you instruct a solicitor, the Law Society protects you. When booking a holiday most of us would choose a ABTA registered travel agent who are established offering us the peace of mind that they are maintaining standards in their respective industries and to protect us from malpractice.
We are members of the National Federation of Property Professionals (NFOPP) incorporating The National Association of Estate Agents (NAEA) and are regulated by The Property Ombudsman (OEA) thus ensuring we are always kept up to date with the ever changing legislation.
Maintaining our knowledge and understanding of legislation is imperative in this industry to ensure that both our Landlords and Tenants are kept fully up to date with their rights and regulations and so that we can consistently offer them the best advice throughout the letting process and thus protecting them to the best of our ability. Many Agents neglect to advise their Landlords of imperative information particularly relating to current safety legislation. For example: It is a common misconception to many landlords that Portable Appliance Testing and Electrical Installation Testing are not a legal requirement but in fact if any Tenants are harmed as a result of these not being tested or checked in accordance with the following details, it can result in harsh fines and in some cases prison sentences! Landlords are legally required to show a duty of care to their Tenants and by not having current and valid safety certificates on file reflecting this, Landlords are breaking the law and so whilst it may not be a case of black and white legal requirements we always advise our Landlords to watch out for those grey areas!
So what do we know?
The Gas Safety (Installation and Use) Regulations 1998
“The Gas Appliances (Installation and Use) Regulations 1998” requires all gas appliances in rented properties to be checked by A Gas Safe Registered installer annually and any faults found must be promptly rectified (also by a Gas Safe registered gas installer) and detailed records to be kept. A copy of a current inspection certificate together with evidence that remedial work (if any) has been carried out should be available to provide to Tenants.
The Electrical Equipment (Safety) Regulations 1994
Every portable electrical appliance should be tested to ensure its safe unless it is brand new and proof of purchase can be supplied. A report from a bona fide electrician on legitimate headed paper can confirm all the items have been tested and are safe. Defective plugs and frayed flexes must be replaced and any items failing the test must be removed. Instructions regarding the safe operation of appliances should be supplied for the Tenants.
Periodic Inspection Certificate for an Electrical Installation
Electrical installation certificates are detailed reports that contain all the vital technical data and information about a property’s electrical wiring. The Electrical inspection testing report will also state the condition of the electrical wiring and make common sense, expert recommendations for electrical remedial work. The key function of an electrical certificate is to prove the safety of an electrical installation and this brings us back to that grey area mentioned earlier. Whilst Electrical Installation Certificates are not a legal requirement they are the only way of demonstrating that a Tenant is protected from danger, and electricity can be horribly dangerous stuff. Generally these certificates are valid for 5 years although this may vary.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (As Amended in 1989 and 1993)
All soft furnishings supplied must be fire retardant. The regulations apply to beds and mattress, headboards, sofa beds, futons, scatter cushions, seat pads, pillows, bean bags etc. Compliant items will be labelled.
Bed bases and/or mattresses should carry the label “BS 7177” and all other furnishings should carry the label “CARELESSNESS CAUSES FIRE”
Smoke Detectors
The installation of at least one smoke detector on every floor is recommended. Battery powered smoke detectors often cost less but homes built after June 1992 must be fitted with mains operated smoke detectors on every floor.
Energy Performance Certificate (EPC)
Since 1st October 2008 it has been a legal requirement to supply an EPC. An EPC is valid for 10 years and is similar to the energy labels found on domestic appliances such as fridges and washing machines. The energy efficiency and environmental impact of your property will be rated on a scale of A-G (where A is the most efficient and G the least efficient). The fine for non-compliance is £200 but may be significantly higher in certain circumstances.
The legislation may seem daunting but compliance need not be expensive. We deal with this every day on every property and as a professional letting agent we will guide and help you to ensure that you comply and that your property is safe.
We can provide a Fully Managed property service giving Landlords peace of mind that their property is being well looked after. This includes property inspections with feedback and communication passed on to the Landlord. Also inclusive of a rent collection service along with many others and optional extras are also available.
Should a Landlord opt to manage a property themselves we can offer a Tenant Find Only service which will include marketing the property, conducting viewings, finding and securing a Tenant and going through the application process. A let pack will then be forwarded onto a Landlord once everything has been set up.
We always require more properties to rent and have a number of registered Tenants looking for residential property in the local area so if you are already a Landlord or have a property to let then contact Kirsty or Garry on 01953 450373 or email lettings@millbanks.com to find out how we can help. lettings@millbanks.com to find out how we can help you.
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