| If you currently own property in the following areas:
Greenwich, Westminster, Southwark, Peckham, Dulwich Village, Camberwell or other South East and Central London areas, and you are considering renting out your property, our property management services could take the stress out of it for you. As we say “Let us LET for you”.
As property management specialists, we provide a professional and cost effective service and insure a smooth tenancy while helping you to maximise profits.
Our landlord guarantees:
We GUARANTEE to provide a service tailor-made to suit your requirements
We GUARANTEE you FREE inventories (Full professional Report and pictures on CD)
We GUARANTEE exposure of your property to millions of tenants via our property portals i.e. Rightmove, propertyfinder, think property etc
We GUARANTEE to give you constant feedback and progress on your property
We GUARANTEE thorough checks of all tenants
We GUARANTEE to make you money or save you money regarding your property
Also dont forget:
- No Let No Fee - If for any reason we cannot find you a tenant, you will not pay anything.
- No VAT - We do not charge VAT so all savings are passed onto you.
- Availability - We are available outside normal working hours either for client or tenant viewings, or for any issues clients and tenants have.
- Free Renewals - Rolling contracts are organised by us for free.
- Free Inventories - Report and pictures are sent to the landlord on a CD (check in and check out).
You can find a list of our extensive range of services below
Services
1. Let Only
We provide landlords with suitable tenants for their property. This service includes:
- Visiting and valuation of the property.
- Ensuring the property meets the high Eden Josh standards e.g. gas safety.
- Measure and photograph property to facilitate marketing for potential tenants.
- All our properties are advertised on our and our partner portals websites.
- Subsequent to initial contact, we arrange viewings of the property.
- Once suitable tenants are found, they are credit checked to ensure reliability.
- Tenancy agreements, first month's rent and deposits are arranged.
- If required, we can arrange for utilities and council tax to be transferred.
2. Let and Rental Management
This service runs initially exactly the same as the letting only option. The rental management extra service gives the landlord the extra options as:
- We can hold the deposit and place it into the government tenancy scheme.
- Tenants pay the rent by standing order into our client account monthly.
- If for any reason tenants have not paid, we chase and advise on actions (if any).
3. Full Property Management
This service runs exactly the same as the Lettings and rental management. Full management also give the following extra services:
- A free inventory (check in and check out) is prepared, agreed and taken.
- A report and pictures of the property is provided to the landlord on CD.
- We supervise the transfer of all the utilities and council tax to the new tenants.
- We receive payments monthly in advance and pay you promptly invoiced.
- We inspect the property regularly.
- Any repairs required to the property, we will organise and pay, then invoiced.
- Our rent guarentee scheme if joined, means payment under all circumstances.
- Free renewals for the landlord and tenants when initial contracts are complete.
4. Other Services
Eden josh act as an Independent distributor to the Utilities warehouse discount club whereby landlords can save a lot of money on utility services like gas, electricity, phone bills all presented on one bill. The landlord can benefit in that if they pay the utility bills for their tenants, they can save time and effort, otherwise the landlord can also gain money from their tenants using their utilities. Even if you are not a landlord, contact us or click here for more information about how you can save or earn more money via the utilities warehouse scheme.
Other services also include:
- Gas and/or electric certificates
- Independent Inventory
- Property cleaning services
- General maintenance and repairs service
- Agent of Endsleigh. We provide landlord and tenant insurance
- Building and decorating services
Guide for Landlords
Before letting a property, you the landlord have to ensure compliance with the law. Summarised information is provided below. Any queries and/or advise, please contact us here:
Preparing the Property
Obviously a well maintained property attracts the most revenue, therefore tenants in such properties tend to treat them with more respect. It is essential that gas, electric, plumbing, waste, central heating and hot water systems must be safe, sound and in good working order.
To aid landlords in achieving maximum rental income, we offer services such as: Cleaning, gardening, gas safety certificates, Energy Performance Certificates, building work and many more.
Other Considerations
Mortgage
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.
Insurance
You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can advise on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required. Get your landlord quote here.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.
Council tax and utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.
Income tax
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.
The inventory
The importance of an inventory cannot be overstated. It helps avoid misunderstanding and disputes as tenancy ends. Our inventories are provided to our property management clients as a free service both check in and check out. We provide full pictures and an inventory report on CD for your additional piece of mind.
What is an Assured Shorthold Tenancy?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £25,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant. In addition, if the tenant owes at least 2 months or 8 weeks rent on the property he can apply through the court to seek a possession order.
Health and Safety, and other Legal Requirements
The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.
Gas
Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a competent engineer (e.g. a CORGI registered gas installer).
Maintenance: There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times.
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.
Copies to tenants: A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences, or to each existing tenant within 28 days of the check being carried out.
Electrical
There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', or even of manslaughter is to arrange such an inspection and certificate.
Fire
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Items which comply will have a suitable permanent label attached. Non-compliant items must be removed before a tenancy commences.
Smoke Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other ordinary tenanted properties, it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).
Is your property a House in Multiple Occupation (HMO)?
If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules apply. Learn more here: http://www.communities.gov.uk/
The Housing Health and Safety Rating System (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities. For further information visit http://www.communities.gov.uk/hhsrs
The Tenancy Deposit Scheme
From 6 April 2007, all deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. Landlords and letting agents must not take a deposit unless it is dealt with under a tenancy deposit scheme. To avoid any disputes going to court, each scheme will be supported by an alternative dispute resolution service (ADR). Landlords and letting agents will be able to choose between two types of scheme; a single custodial scheme and two insurance-based schemes. Learn more here: http://www.direct.gov.uk/en/TenancyDeposit/index.htm.
The Disability Discrimination Act 2005
The DDA 2005 addresses the limitations of current legislation by extending disabled people's rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people. Under the new duties, provided certain conditions are met (for example, that a request has been made), landlords and managers of premises which are to let, or of premises which have already been let, must make reasonable adjustments, and a failure to do so will be unlawful unless it can be justified under the Act. Landlords will only have to make reasonable adjustments. And they will not have to remove or alter physical features of the premises. Learn more here: http://www.dwp.gov.uk/aboutus/dda_factsheet4-premises.pdf
Energy Performance Certificates (EPCs)
From 1st October 2008 landlords in England and Wales offering property for rent will be required by law to provide prospective tenants with an Energy Performance Certificate for their property. In Scotland EPCs for rental properties will be required by January 2009. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. A new certificate will not be required on each let since, in the case of rental property, EPCs will be valid for 10 years. The requirement is being introduced to comply with the EU’s Energy Performance of Buildings Directive (EPBD) which applies to all property, including rented property. This became law in 2003 and allowed until January 2009 for full implementation so as to provide time for sufficient numbers of energy assessor to be trained. The Directive’s requirements were introduced in England and Wales along with the controversial Home Information Pack regulations that require sellers to produce packs providing information about their title, local searches, plus an EPC. We can arrange an EPC inspection for our landlord clients upon request.
Some relevant links:
Insurance:
Buildings Insurance
Covers the rebuilding of your property following loss or damage caused by fire, aircraft, smoke, malicious persons (including tenants), accidental damage to bathroom fixtures & fittings and glass, lightning, explosion, collision or impact, falling trees and earthquake, theft (by forcible means), subsidence, riot/civil commotion, storm, flood, escape of water or oil leakage and loss of rent up to 20% of the sum insured following damage. Also includes property owner's liability.
Limited Contents Cover
Where the property is let unfurnished limited contents cover is available; this generally provides cover for the following items: Carpets, Curtains, Sun Blinds, Light Fixtures & Fittings, and Kitchen White Goods. Cover an be on a new for old basis and also includes landlord's liability.
Contents Insurance
Cover can be on a new for old basis for loss or damage caused by fire, aircraft, smoke, malicious persons, lightning, explosion, impact, theft (by forcible means), subsidence, riot/civil commotion, storm, flood, escape of water or oil leakage, breakage of mirrors or glass in furniture, replacement of locks following theft of keys, and loss of rent up to a given percentag of the sum insured following damage. This can also includes landlord's liability.
Legal Expenses
You may be unable to collect the rent, your tenants may damage or remove your personal possessions, or they may cause a nuisance to your neighbours. All these problems can be resolved by legal action but this is expensive. You can get cover to include all of your legal expenses up to a set figure and even with no policy excess to pay.
Please get your landlord's insurance or rent guarantee quote here
We hope that you will find the above information useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property.
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