The first stage towards letting your property is to meet with us for a “Lettings appraisal”. We provide this service free and without obligation.
Every property is different so in assessing rental value, we take account of accommodation, condition, location and current demand. Most importantly, we have the knowledge of other properties currently being offered for rent and historic information on rents achieved.
During the valuation appointment we will advise you about any action you can take to maximise the rental income and the property’s desirability to potential tenants.

Furnished or Unfurnished?
One of the first decisions to be made is whether to let your property furnished or unfurnished. The advantages of letting unfurnished are:
• Usually there is greater demand
• Lower turnover of tenants
• Generally more mature tenants
• Less wear and tear on your furnishings
• Lower maintenance or repair costs

Unfurnished Lettings
Unfurnished lettings generally include the following:
• Carpets or laminate flooring
• Curtains and or blinds
• Light fittings
• Kitchen appliances (known as white goods) should be in good working order with instructions and preferably insured for breakdown
• Smaller wall mounted items such as mirrors and usual bathroom fittings

Furnished Lettings
You may choose to let your property furnished. If so, you need to be aware of the following:
• All furnishings i.e. beds, upholstered chairs and sofas must comply with the Furniture and Furnishings (Fire Safety) Regulations Act 1988. Any furniture manufactured before 1988 will generally not comply.
• All bed linen, towels and ornaments should ideally be removed.
• If an electrical appliance such as a television, toaster, or washing machine breaks down, it is the Landlord’s responsibility to repair or replace it.

Presentation
First impressions count! If your property is presented well, it will not only achieve a higher rent but also attract a better tenant. It is important to ensure that the property is clean, that redecoration is carried out, carpets professionally cleaned, windows cleaned inside and out and the garden well tended. Seymours can advise you on the level and type of furnishings, fittings, and appliances required and where redecoration or other improvements are required.

Decoration
When decorating, choose neutral colours. Emulsion paint the walls rather than wallpaper as it is a lot cheaper, quicker and easier to redecorate when necessary. Carpets and curtains should ideally be neutral or muted colours and be able to withstand wear and tear.

Gardens
Garden maintenance is normally made the tenants’ responsibility and most tenants are happy to maintain a small or medium sized garden. However, if your property has a large garden, we recommend that you employ a gardener to look after it during the tenancy with the cost of this reflected in the rent.

Post
In common with most letting agents, we do not accept responsibility for redirecting mail and we strongly advise you arrange a Post Office re-direction service.

Tenancy Renewals
Two months before the agreement ends, we will again contact all parties to establish if the contract is to be renewed or terminated. If it is to be extended, an agreed renewal fee will be charged. If the Tenancy is to be terminated a new tenant can be sourced and our standard fees will apply.

Reference and Financial Checks
When a tenant has been found we carry out strict referencing procedures using a specialist independent referencing company who demand the highest standards.  This essential and detailed process gives us an understanding of their personal and financial circumstances. We also undertake employers/bank/landlord references of our own and only when those references are completed and the results satisfactory, do we set up the tenancy agreement.

Safety Regulations
The following information is intended only as a guide for landlords and should in no way constitute a detailed interpretation of the complete Regulations. Whilst the Regulations might appear onerous, they are designed to ensure the safety of the property and the tenants.

Gas Safety (Installation and Use) Regulations 1998
These cover all gas appliances, flues, meters and associated pipe work and require landlords to arrange an inspection carried out by a “Gas Safe” registered plumber to check all gas installations. Once the plumber is satisfied that the installations fulfil all requirements, a Gas Safety Certificate will be issued, a copy of which must be held by the agent and given to the tenant before they move in. This certificate must be renewed once a year.  Tenants are not allowed to occupy a property without a certificate.
Landlords are also responsible for ensuring that either the operating instructions are shown on the appliance or that an instruction booklet is supplied.
Furniture and Furnishings (Fire) (Safety) Regulations 1988 (Amended 1989 and 1993)
This act covers all upholstery and upholstered furniture supplied by a landlord in a rented property, including beds, footstools, pillows, headboards, mattresses, cushions, sofa beds, futons etc. New compliant furniture will always carry the correct label indicating that it is legal.
The Electrical Equipment (Safety Regulations) 1994
These regulations apply to all persons who let accommodation containing electrical equipment. The electrical installation at a property and any electrical appliance should be safe, regularly checked, and work carried out by a (NICEIC qualified) electrical engineer.
The landlord is responsible for ensuring that either the operating instructions are shown on the appliance or that the instruction booklet is supplied.
Smoke Detectors
All new homes (built after June 1992) must be fitted with mains operated smoke detectors. There are no specific regulations governing older buildings.
Energy Performance Certificates
Energy Performance Certificates (EPC) have been introduced to help improve the energy efficiency of buildings. The EPC is required by law when a building is constructed, sold or put up for rent and gives home owners, tenants and buyers information on the energy efficiency of their property.
Part of the EPC is a recommendation report which will list the potential rating that your home could achieve, if you made changes. The report lists improvements that you could carry out and how this would change the energy and carbon emission rating of the property.
Landlords will need to provide an EPC which will be valid for ten years, to prospective tenants, the first time you let or re-let your property. Seymours are able to organise the EPC on your behalf.

Taxation of Rental Income
UK Resident Landlords
If you are a landlord resident in the UK, your net income from your investment property is subject to income tax. The level of tax depends on your other income. If you are already a higher rate taxpayer, tax will be payable at the higher rate. The normal method of reporting your taxable assets to the Inland Revenue is a Self-Assessment Tax return form. We strongly advise that you take independent advice from a tax specialist.
The following deductions can be made from your rental income to arrive at the net income, which is subject to tax:
• Interest on mortgage
• Property repairs
• Letting and management charges
• Buildings Insurance
• Ground Rent
• Service Charges

Non-UK Resident Landlords
The Non-Resident Landlord (NRL) scheme is for taxing the UK rental income of persons whose “usual place of abode” is outside the UK. If you are treated as a NRL you still have to pay UK income tax on rental income from your UK property.
Unless the landlord can provide Seymours with a current Inland Revenue exemption certificate, the law obliges us to deduct basic rate tax from rents received and for us to account to Inland Revenue on a quarterly basis. Any Landlord named on the tenancy agreement, when living overseas, requires a separate exemption certificate.
Landlords are responsible for obtaining their own exemption certificate and the appropriate forms should be submitted as early as possible as they take several weeks to process.
Details on taxation are correct at the time of printing.

Service Level Options
Seymours offer different levels of service to accommodate the differing needs of clients.

Letting Only Service
Designed to find the ideal tenant and suitable for experienced or non-portfolio landlords who wish to remain involved in legal details and the day-to-day activities, such as rent collection, arrears and general maintenance.

Rent Collection Service
This service is ideal for those landlords who have the experience and time to be involved with their tenants. Seymours will deal with all elements of marketing, professional referencing, all legal documentation, deposit handling and all ongoing rent collection.

Full Management Service
The Full Management Service ensures that every aspect of the lettings process is dealt with on your behalf and you avoid having to deal with any of the time consuming and demanding issues that can arise during the tenancy.