We carry out thorough checks on all prospective tenants before recommending them to you. We obtain and check detailed information about the prospective tenant including employment, banking, previous landlord and credit references. The tenant selection process is very thorough and over the years this has led us to have a very good tenant payment record. Subject to satisfactory responses the property can be included in the Rent Protection option. Tenants normally pay their rent on time but occasionally a tenant may be ill for a long time or become unemployed. These or a variety of other situations can result in the tenant having financial difficulties. The Rent Protection Policy covers the Landlord against non-payment of rent and also pays the legal fees of obtaining possession, should that become necessary.

A tenancy agreement is a legally binding contract between the landlord and the people renting the property and contains the conditions and responsibilities of both parties. Our tenancy agreements are written to meet the specific needs of each owner and are regularly updated to take into account changes in legislation, decisions of court cases and our own experiences. We will provide the Tenancy Agreements and appropriate Statutory Notices with copies, if necessary, to help you to obtain the necessary approvals from your mortgage lender.

There is not a minimum period for which a property can be let out but the usual period of tenancy is 6 months which can then be extended or renewed. A longer period can be agreed but a landlord has better security in a shorter term let.

When you let your property you will have various obligations which are laid down in law. With our fully managed service package, we put your mind at ease as we assist you in ensuring that you meet your legal mandatory obligations as a Landlord,as most breaches are classed as a criminal offence. These concerns in particular are;

a) Right to Rent checks & the Immigration Act 2016
New provisions came into force on 1st December 2016. Landlords in England must undertake checks to ensure that their prospective tenants have the right to live in the UK, before they let a property to them. This requires landlords to view and take records of identity information, such as passports and visas. If a landlord knowingly lets a property to tenants who do not have the right to rent; if found guilty they could face an unlimited fine or up to five years’ imprisonment.

b) GDPR Data Protection
GDPR is a new set of rules designed to give EU citizens more control over their personal data. It came into effect on the 25 May 2018, and applies to all landlords. Under the new rules, YAB LTD is classified as a data controller, this allows YAB LTD to process and control tenant information in a transparent fashion. On request we can provide our privacy policy which covers this in detail.

Energy Performance Certificates (EPCs)
All tenancies in England and Wales that begin after 1st April 2018 must have a minimum EPC rating of E. The regulations prevent any landlord from letting a property with a rating of F or G until the necessary energy efficiency improvements have been carried out. A local authority can impose financial penalties on a landlord if it finds they are in breach of these regulations or unable to prove compliance. As part of our managed service package we arrange for an EPC to be undertaken which are valid for 10 years.

d) Landlord gas safety checks & certification
If there is a gas supply in the property, it is a legality that landlords must have a gas safety inspection each year. Furthermore, a copy of the Gas Safety Certificate must be given to tenants every year. All appliances, installations, pipework, and air vents must be checked to ensure they’re safe to use. For licensed areas the certificate has to be submitted to the local authority with the relevant annual declaration.

e) Landlord Electrical Safety
Landlords letting property in the UK have a legal obligation to ensure that the property being let is safe to occupy, which includes ensuring the electrics, including portable appliances supplied with the property, are in a safe condition. The Government has announced they will require landlords to have an electrician perform tests every five years and a record of electrical inspections should be kept. It is best practice to conduct regular and routine checks (e.g. ‘PAT testing’ and ‘Electrical Installation Condition Reports’) by a qualified electrician, for licensed properties this a mandatory requirement.

f) Plugs and Sockets (Safety) Regulations 1994 for landlords
This regulation requires that any plug, socket or adapter supplied for intended domestic use complies with the appropriate current standard, and specifically that the live and neutral pins on plugs are part insulated so as to prevent shocks when removing plugs from sockets and all plugs are pre-wired.

g) Landlord fire safety checks
By law, landlord rental properties must have fire alarms and carbon monoxide detectors. A smoke alarm must be installed on each floor of your rental property and carbon monoxide detectors must be installed in any room with a solid fuel-burning device. It is also recommended you include a fire extinguisher in the property. There are additional requirements for HMOs and licensed which reflect the greater risk for these properties, including ensuring a protected escape route.

h) Landlord responsibility for fire safety in relation to furnished properties
All furniture provided by the landlord must meet the fire resistance requirements in the Furniture and Furnishings (Fire) (Safety) Regulations 1988. Non-compliance with the regulations is a criminal offence and carries penalties of a £5,000 fine or six month’s imprisonment, or both.

i) Prescribed information
The law requires the landlord to ensure that various prescribed information and certificates are provided to the tenant at the correct time and any delays in providing this information / certificates could result in the landlord not being able to serve the appropriate notice to seek possession of the property and also result in a criminal offence.

If you have a mortgage on your property the lender will normally require details of the proposed Tenancy in order to consent to the letting. In the case of leasehold properties (for example if you own a flat) you will need the Landlord’s or management company’s consent.

Some lenders may impose conditions and want to see the form of contract we intend to use. Policies vary from lender to lender but, if you can show that the property will be professionally managed, permission will normally be granted.

You will be responsible for insuring the buildings and your own contents and your insurance company must be advised that the property is being let otherwise any pre-existing cover may not be valid. Some insurance companies may not agree to cover letting or may do so only at an increased premium. We are introducers to one of the regions leading Brokers that offers an Agents only policy at competitive rates. Further details can be provided on request. The Tenants are responsible for insuring their own contents.

Electricity, gas, water rates and Council Tax costs are usually the responsibility of the Tenant. We will forward the meter readings to the utility companies on the day the tenancy starts and ends. Telephone and Cable companies will not take occupancy amendments from Agents so you will have to contact them direct. If the property is empty between tenancies the responsibility for payment of these bills reverts back to the landlord.
If the property is leasehold you will remain contractually responsible for the ground rent and service charges levied by the freeholder or Management Company so we suggest you maintain payment of these charges.