Christopher Pallet Lettings presents
A Landlord's Guide to Letting

To download the full Guide to Letting as a pdf file right-click here

Why let out your property?

Whether you have inherited property, are moving away with your job or have bought a property specifically to let, it is important that your property doesn't stay empty for long.

When you rent out your property you will be gaining not just the rental income but also peace of mind by having the house occupied and being looked after.

Protect your investment, rent out your empty property.

Choosing the right agent

Letting your property is not as straightforward as you might like to think, so it is important to choose the right agent to assist you.

Q. Is your agent a member of the Association of Residential Lettings Agents (ARLA)?

A. Christopher Pallet Lettings is a member of ARLA. This means we are bound by the industry code of practice and by the obligatory Client Money Protection Bonding Scheme. Most mortgage companies insist that you use an ARLA agent. For more information see the ARLA website.

Q. How does your agent manage Tenant's deposits?

A. Christopher Pallet Lettings is registered with The Dispute Service to register all qualifying Tenants' Deposits in accordance with the legislation that came into force 6th April 2007. All client monies are kept in a separate client account.

Q. Can a Landlord hold a deposit?

A. Yes and No. If the tenancy is an Assured Shorthold Tenancy then the deposit must be registered with one of the Government approved schemes. A Landlord can hold the deposit and register it with Tenancy Deposit Solutions Ltd or the deposit can be sent to the Deposit Protection Service and registered with the Government backed scheme. Normally Christopher Pallet Lettings would hold the deposit and register it with The Dispute Service.

Q. Does your agent keep up to date with relevant legislation?

A. As members of ARLA, Christopher Pallet Lettings are kept fully up to date with all legislation affecting the lettings industry. We make sure you won't be breaking the law inadvertently.

Q. Does your agent check out prospective tenants properly?

A. All tenants are fully referenced by an independent company to check their employment status and their identity. Christopher Pallet Lettings also asks for a bank reference for all prospective tenants to ensure they can afford the monthly rental.

Q. Does your agent have experience in the local lettings market?

A. The Lettings directors of Christopher Pallet Lettings have been involved in the lettings market since 1992. We have been serving landlords and tenants throughout Aylesbury and the surrounding towns for 15 years. We have Landlords who have stayed with us since we started. Our aim is to retain Landlords and their properties on our books by giving you excellent service.

Q. Does your agent have a wide catchment area?

A. Christopher Pallet Lettings has a network of 6 local offices covering local towns and villages - see map.

Q. Does your agent have convenient opening hours?

A. Christopher Pallet Lettings are open from 9.00am to 6.00pm Monday to Friday and to 5.00pm on Saturday. An ansaphone will take messages out of office hours. In addition prospective Tenants can browse available properties on the Internet

Our Services

At Christopher Pallet Lettings we offer three levels of service: Finding Only, Rent Collection and Fully Managed.

See the table for full details of the services included at each level.

Frequently Asked Questions

Q. How much rent can I expect to get for my house?

A. That depends on many different variables. One of our valuation experts will come and visit your property to give you a no obligation valuation. They will also advise you of any action you need to take to bring the property up to legal requirements and how to present it to let for the highest rent possible.

Q. I'm going abroad for a few years, what do I need to do to let my house out while I'm gone?

A. Contact our Aylesbury Head Office on 01296 311399 and arrange for one of our valuation experts to come and talk to you. They will be able to give you all the information you require including Inland Revenue rules for Non-Resident/Overseas Landlords.

Q. What happens if the tenants don't pay their rent?

A. When we are collecting the rent we will be aware that it is late immediately and will begin arrears chasing procedures. If you have selected the Finding Only service then it is your responsibility to chase rent arrears.

Q. What if something goes wrong in the house during a tenancy, like there's no hot water or a fence blows down?

A. If you have opted for our Fully Managed Service (see table)then the tenant would contact us directly and we would arrange for minor maintenance tasks to be carried out. The contractors would be paid from the rent. If more major work is required then we would liaise with you and obtain alternative quotes before authorising any work. This service does not cover vacant properties.

Q. How will I get paid? What's the process of rent collection?

A. All tenants are asked to complete Standing Order Mandates to pay their rent monthly, directly into our bank account on the due date. When the rent is received our accounts department process it and pay over the amount, less the fees and any contractor expenses, by BACS transfer directly into your bank account. This usually takes 7-10 days. A statement will be issued with each rent payment advising you how much has been transferred.

Q. How do you screen tenants?

A. All prospective tenants are independently credit checked and salary details confirmed. We also write to the applicant's bank to ensure they can afford the rent.

Q. I don't want anyone keeping pets in my house because I'm allergic to their fur.

A. Any conditions such as No Pets or No Smoking will be detailed in the advertising and in the Tenancy Agreement which is a legally binding document.

Q. How do I get my house back when I need to?

A. The let will normally be on an Assured Shorthold Tenancy for a period of 6 or 12 months. This means the tenant has a right to live in the property for 6 (or 12) months. Within this period you can only evict the Tenants by Court Order for non-payment of rent (serving a Section 8 notice on them). If you do not wish to renew a tenancy you can regain possession of the property at the end of the tenancy by giving the tenant 2 months notice (serving a Section 21 notice).

Q. What other types of Tenancy are there?

A. There are 2 other types of Tenancy - Company Letting or Non Housing Act Tenancy. We will advise you if and when these situations arise, which is very seldom.

Q. Do I have to pay tax on the rent?

A. Your rental income is regarded as taxable income by the Inland Revenue and must be declared on your annual Tax Return. If you have any questions regarding this please speak to your accountant.

Q. Is my money safe?

A. It is essential that you only entrust your property and any rents and deposits to agents who operate to the highest professional standards. Christopher Pallet Lettings keep all clients money in separate clients' accounts and operate these accounts professionally. We also hold comprehensive Professional Indemnity Insurance to cover against any claims for errors, omissions or fraud.

Q. What about insurance?

A. We can put you in touch with a reputable insurance company for any insurances you feel you require to cover rental income, buildings, and contents. Be aware, your existing policies will be invalidated because you are letting out the property.

Q. Should I let furnished or unfurnished?

A. Most of the properties we handle are unfurnished but there is a market for furnished lets. Unfurnished properties will still include carpets and curtains and usually the basic kitchen appliances such as cooker and fridge.

Furnished properties will need to include beds, tables, chairs, suites, kitchen crockery, utensils and cutlery. As Landlord you are not expected to provide towels or bed linen, nor would you be expected to provide a television or hi-fi equipment.

Be aware that if you let fully furnished your soft furnishings must comply with the Fire Regulations.

Q. Are there any other regulations I need to know about?

A. The Housing Health and Safety Rating System (HHSRS) 2006 has given the local authorities the power to assess privately let properties to ensure they are safe for habitation. If your property has outstanding repair issues your tenants can withhold rent and may report you to the local council who would then inspect and may issue a Statutory Notice for improvements.

Q. Do I need a Home Information Pack?

A. No, but there is legislation in the pipeline which will mean you will probably need an Energy Performance Certificate for lets completing from October 2008.

Q. Do I have to have an Inventory?

A. When you let your property it is strongly advised that you have a comprehensive inventory prepared that details the condition of everything about the property at the start of the tenancy, even if your property is unfurnished. Without a proper inventory you are unlikely to be able to get adequate compensation from the tenant's deposit in the event of damage, cleaning, gardening or loss at the end of the tenancy.

The Facts On Safety

When you let out your property you are responsible for ensuring it is safe for your tenants to live there.

Gas Safety (Installation & Use) Regulations 1998

All mains or bottled gas appliances must have a safety certificate. This includes central heating boilers, cookers, fires, water heaters and any other gas-fired appliance. All such equipment must be serviced and tested by a CORGI registered engineer who will issue the Landlord's Gas Safety Certificate on satisfactory completion. This gas safety certification must be renewed every year.

Failure to comply with the Gas Safety Regulations is a criminal offence and could result in a heavy fine or even imprisonment.

Electrical Equipment (Safety) Regulations 1994

While there is no statutory electrical checking procedures or timescales in place at present, nonetheless it is Christopher Pallet Lettings' company policy that all properties advertised do meet stringent safety requirements.

The recommendations are that every property has a Period Inspection Report (PIR). This checks the entire electrical installation including wiring and the mains consumer unit. In addition, any electrical equipment left for the Tenants to use such as refrigerator, cooker or lawn mower should be PAT (Portable Appliance Testing) inspected annually.

From 1st January 2005, all domestic electrical work, whether new or updating, must be carried out by a Government Approved contractor (Part-P). The work must comply with British Standard Safety Requirements.

Christopher Pallet Lettings will happily recommend a registered Part-P certified electrician to carry out any tests, checks or work necessary.

Smoke Detectors

Every home built after June 1992 must have mains operated smoke detectors installed on each floor by law. Older properties are exempt from this ruling but we would strongly recommend that smoke detectors are installed on each floor in all rental properties.

Furniture and Furnishings

The 1993 Regulations state that all upholstered furniture and furnishings in rented properties must reach a certain level of fire resistance. This is shown by the labels attached to all upholstered furniture manufactured after 1988.

Any furniture not complying with the regulations (with no label) must be completely removed from the property before the tenancy begins.

What Happens When a Property is Available to Let?

The first step is a free, no obligation visit by a Christopher Pallet Lettings valuation expert. She will advise you of the possible rental achievable and what may need to be done to the property to bring it up to legal requirements. She will also advise you on how to present your property to achieve the highest possible rent.

Once instructed, Christopher Pallet Lettings will advertise your property on our website, on the Rightmove website, in the local press, with a To Let board at the property if desired, and in colour details available from our branches.

Interested tenants respond to the advertising and will make an appointment to view the property. All viewings are accompanied by one of our trained negotiators who will get to know the prospective tenants and enquire into their individual circumstances. As the landlord, you will be kept fully informed at all times.

When an interested person has been found they are fully referenced for your peace of mind. The referencing process credit checks them, establishes their identity, that they are in employment and that they can afford the rent.

As a result of the referencing process and the personal contact, we aim to find only the best quality tenants for your property.

We will draw up a Tenancy Agreement for the let. This is a legal document laying out the exact terms of occupation. Any particular terms and conditions you wish to impose are included here.

Before the tenant is given the keys to move in we will have collected a damages deposit, the first month's rent in cleared funds and the signed Tenancy Agreement.

Extra services

If you are looking to purchase a Buy to Let property, our sales offices can offer many suitable properties.

In addition we have Mortgage advisors attached to the sales offices who can find you the best mortgage for your requirements.

Your next step

Contact Christopher Pallet Lettings at our Aylesbury Head Office on 01296 311399 , and one of our trained valuation experts will be happy to make an appointment to value your property and advise you on all aspects of letting.

Our services to Landlords at a Glance

	Finding Only	Rent Collection	Fully Managed
Free valuation and advice
Colour advertising in local press
Colour advertising on website and Rightmove.co.uk
To Let board
Accompanied viewings
Tenant referencing
Preparation and supplying of Tenancy Agreement with Special Clauses as required
Inventory clerk services
Damages deposit holding & annual registration
Rent collection
Rent forwarding by BACS transfer & monthly statements	1st month only
Quarterly property check visits
Arranging property maintenance during tenancy (cost of repairs deducted from rent)
Arranging annual landlord Gas Safety check (cost deducted from rent)
Annual tax summary statement
Tenancy renewal documents
Annual rent review
Discount for 2nd & subsequent properties
Any other "add-on" requirements - please see Terms of Business for full list and fees