Five Star Property offer a full lettings, rent collection and property management service. Great care is taken over the selection and referencing of tenants. We feel that it is vital to provide the highest standard of professional service to all of our clients and take pride in our commitment to deliver excellent customer care.
Five Star Landlords Experience
Our dedicated staff have a wealth of knowledge and experience in the lettings and property management industry, together with an expert knowledge of the local area. Our professional and friendly service can be tailored to suit the needs of landlords and tenants alike. Our aim is to give you an unparalleled level of service, giving you total peace of mind that your property is in the right hands.
We operate our letting service on a NO LET NO FEE basis, if we don’t find you a tenant there is no withdrawal fee charged. Our fee’s are competitive and printed clearly within our terms of agreement and will be explained in full during the valuation of the property. There are no hidden fee’s, small print or surprises.
Our Landlord Services
Duties & Responsibilities of the Agent
To Provide a Shorthold Tenancy Agreement
An up to date comprehensive Assured Shorthold Tenancy Agreement will be prepared between the Landlord and Tenant. The Landlord and Tenant will both be provided with a copy of the agreement. With the original contract kept on file at our Retford Office.
The Tenancy Agreements are initially for a fixed 6 month term, with the option to renew at the end of the term or to allow the contract to roll over on a month to month basis. Five Star Property accept no responsibility for an agreement introduced by another party.
Advertising & Marketing of Property
Preparing property information, taking of property photos, advertising in the local Newspaper(s), To Let Board if needed. Full advertisement on www.rightmove.co.uk including use of our Show Case advertising. Circulating details through our data base of active tenants.
Prospective tenant(s) will be fully vetted by a professional independent referencing company (Rentshield) which will assess their suitability and credit worthiness. Five Star Property will obtain (and credit check) a guarantor for the prospective tenant should one be required. The landlord will have the ultimate decision on whether a tenant is acceptable for tenancy of their property. Five Star Property cannot guarantee the credit worthiness or future conduct of the prospective tenant.
Once a satisfactory receipt of reference is obtained, Rent guarantee and legal expense insurance will be available to Landlords. Products & prices range from full cover to 1 month excess cover. Please ask for more information.
A monthly rental statement will be generated and sent out to the Landlord either via post or email. Payment will be made preferably by electronic transfer or by cheque to your chosen bank account. Any change of address or change in bank details must be provided to us in writing.
We ask for a period of at least 5 working days be given from when we receive the rent to when it is paid out to the Landlord.
The property will be inspected on a three monthly basis during the tenancy if the property is fully managed by Five Star Property. We may also visit the property at other times should the tenant require ourselves to look at any problems or defects that are brought to our attention.
The inspection is carried out to look at the condition of the property and test the smoke alarms. Although smoke alarms remain the responsibility of the tenant during the let. This inspection is not to be construed as a full survey.
Once we have received either from the Landlord or tenant a notice period to leave (usually 60 day Landlord or 30 day tenant if the initial 6 month tenancy agreement is rolling) Five Star Property will carry out a final inspection on any managed property at the end of the agreed tenancy.
Tenants will be informed in writing together with a checklist of what is expected to be done upon vacating the property. This includes the standard of cleaning, any garden maintenance, notification to utility companies etc.
The inventory and digital pictures taken at the start of the tenancy is used at the time of the final inspection to help assess the condition of the property following the tenancy. Taking into account the duration of the tenancy and allowing for fair general wear and tear.
The security deposit held with the DPS may be used to compensate a Landlord of any excessive dilapidation to the property. Or breach of covenants as set out in the tenancy agreement.
Should a tenant fall behind with their rent or breach any covenants within the contract, Five Star Property will report such to the Landlord. Should it be necessary to instruct solicitors to commence legal action the landlord will be responsible for instructing their own solicitor and paying their fees.
Should you require more information regarding nonpayment of rent or tenants in breach of their tenancy agreements, please feel free to contact our office for more in depth information.
Income tax liability
If you are a non UK resident you may have to pay tax on any rental income you receive. The relevant tax rate is approximately 20-24% and will be deducted from the rental income and held in a deposit account by ourselves until the liability for tax has been assessed by the inspector of taxes or a certificate of exemption has been issued. You must agree to inform Five Star Property immediately if you become a non UK resident and agree to the above action. All excess monies will be returned as soon as any tax liabilities have been met. Five Star Property are able to provide you with such forms, where there are joint owners of property both owners must complete such forms.
Five Star Property do not supervise or manage un-let or empty property. No responsibility will be accepted by Five Star property for the security of an un-let or empty property.
Five Star Property offer a No Let, No Fee Service for all rental properties. Should you choose to withdraw the property before it is let there will be no fee charged. The Landlord will remain responsible for any contractor’s invoices outstanding.
Should you withdraw the property to let once a prospective tenant has paid for referencing, the landlord will be liable to compensate the tenant in full.
Five Star Property reserve the right to withdraw their property management services from a landlord should the property not meet current health and safety standards, or a tenancy is jeopardized by the landlord not fulfilling their repairing or maintenance obligations.
Tenancy Deposit Scheme
Legislation that came into effect 6th April 2007, dictates the tenancy deposits retained by Landlords and their agents are required by law to be protected by a Tenancy Deposit Scheme (TDS)
Five Star Property subscribe to The Deposit Protection Service.
The DPS is the only Government-authorized custodial scheme, All funds are ring fenced in accordance with client money regulations.
An independent and free Alternative Dispute Resolution (ADR) service will aim to resolve any disputes quickly and without the need for court action.
The DPS is managed by Computershare Investor Services Plc, a global business with more than ten years’ deposit protection experience.
For More information contact the Deposit Protection Service.
Tel: 0870 7071 709
Repairs & Maintenance
Five Star Property are able to arrange quotes from our contractors for any essential works that are required to maintain the property. We can also use contractors chosen by the landlord to carry out any work, however we reserve the right to instruct another contractor in the case of an emergency should we be unable to contact your chosen contractor.
Day to day management matters such as minor repairs (up to a maximum of £150 for one item) are undertaken without referral to the landlord. Any expenditure over £150, except in the case of an emergency, estimates will be obtained for your approval.
Any invoices for repairs will be deducted from the rental monies received and invoice copies will be included with the monthly statement.
Duties & Responsibilities of the Landlord
A prospective landlord MUST obtain the relevant written permission from the mortgagee prior to letting the property. Provide Photo Identification to the agent. Ensure the property has the correct Landlords Buildings & Public Liability Insurance. To supply a television aerial at the property. Overseas Landlords should complete the HM Revenue and Customs form NRL1 to apply to have the UK rental income paid without deduction of UK tax. Notify service companies of the date you vacate the property including council Tax.
As a minimum the Landlord should
Ensure the property is well maintained and in a respectable condition, as per the Housing Act 2004 legislation and the Housing Health & Safety Rating System. Rental accommodation should be safe and hazard free.
It is helpful to leave information for the tenant for operating the central heating, hot water system, alarm etc. The Property should be professionally cleaned inc. carpets, curtains & windows etc. Gardens should be maintained and presentable, grass cut etc. Tenants are responsible for maintaining garden; tools should be made available to tenant to do this.
Compliance with the following regulations
* The furniture and furnishings (Fire)(Safety) Regulations 1988 (Amended 1993) * The Gas Safety (Installation & Use) Regulations 1998 * The Electrical Equipment (Safety) Regulations 1994 * The Plugs & Sockets etc. (Safety) Regulations 1994 * Smoke Detectors (The Smoke Detection Act 1991) * Energy Performance Certificate (EPC) 2008 The Furniture and Furnishings (Fire)(Safety) Regulations 1988 (Amended 1993) All upholstery and upholstered furnishings, eg sofas, armchairs, mattresses, headboards, pillows etc. supplied as part of the tenancy must comply with current fire resistance standards. Items such as carpets, curtains and bedding are not included and any furniture manufactured prior to 1950 will be exempt providing that they have not been re upholstered with any illegal filling. Such furnishings must carry the appropriate permanent labels to show that they comply. It is the landlords responsibility to ensure that any furnishings which do not comply with the regulations must be removed prior to the commencement of a tenancy. Non compliance can result in the landlord being found guilty of a criminal offence and can face a fine, imprisonment or both. It is agreed that the landlord is responsible for ensuring all non compliant furnishings are removed prior to tenancy and indemnify the Agent against any claims for non compliance.
Gas Safety Inspection/Certificate
The regulations place a duty on the landlord of any premises to ensure that the gas installation, flues, pipe works & appliances are maintained in a safe condition. An inspection must be carried out at least once a year by a Gas Safe/CORGI registered (or similar) Gas Engineer. A copy of the certificate must be provided to the tenant, a copy of which will be kept on file.
Records: Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken.
There are several regulations relating to electrical installations, equipment and appliance safety. Such legislation is less explicit than that of gas safety requirements. There is a statutory duty of care for Landlords and Agents to ensure any electrical wiring or equipment within the property is safe and well maintained. As a landlord it is imperative that you do all that is possible to ensure tenants safety, prior to renting a property a Periodic Electrical Installation Report must be provided by a suitably qualified Electrical Engineer. Any Portable electrical appliances must be PAT tested on an annual basis. Copies of which will be held on file.
**Please note: If the Landlord is found guilty of non compliance with either/or gas safety & electrical safety legislation, it could lead to the landlord having a criminal record, face a fine or imprisonment (or both). Should a tenant die as a result of non compliance the landlord could face a charge of MANSLAUGHTER.**
As Landlords duty of care all let properties require a battery operated smoke alarm detector to be installed to each floor. Under building Regulations, properties built after June 1992 must have mains interlinked smoke detectors to each floor. During the tenancy, the tenant is responsible for ensuring that smoke detectors are in working order and the batteries are replaced regularly. The Landlord shall indemnify the Agent against any claims arising from lack or non compliance in this regard.
Energy Performance Certificate
Landlords in England & Wales offering property to rent are required by law to provide prospective tenants with an Energy Performance Certificate (EPC) for the property. The requirement has been introduced to comply with the EU’s Energy Performance of Buildings Directive (EPBD) which applies to all property, including rented property. EPC’s are valid for 10 years.