Property Management (Continued)

We have a specialised lettings department making us one of the only specialists in the area. Our full range of services are highly competitive and our service is one we are proud of.

This page outlines our services and provides a guide to the pitfalls of residential letting. We consider we are an agent providing the best service and actually care about your property and the tenants. We follow strict professional guidelines and are governed by the disciplinary procedures of the NAEA & RICS.

As an agent, we provide a comprehensive service:

• Specialist friendly service
• Competitive fees
• Three services available : Full Management. Rent Collection, Tenant
  Introduction
• Comprehensive property marketing schedule
• Affiliation to the National Association of Estate Agents
• We follow Management guidelines of the Royal Institute of Chartered Surveyors
• Free property rental valuation
• Our Managing Director is Professionally qualified
• We treat tenants fairly and without discrimination
• Comprehensive vetting of tenants
• Client Accounts - Safe money
• Monthly Statements
• Full solicitor back up
• Trustworthy tradesmen

Our fees are competitive and please ask for seasonal deals available and our service guarantee.

If you wish to chat further about our services, please give us a call at any time: 01271 329345

INTRODUCTION:- Our commitment to you

John Smale & Co. Property Management will take care of your property, giving you total peace of mind, whilst maximising your income.

The company's aim is to serve the landlord by providing a comprehensive service package handled by helpful staff committed to your needs.

We are members of the National Association of Estate Agents, the national regulatory body. We also carry Professional Indemnity Insurance.

LETTING YOUR PROPERTY:- How we can help

Initial Advice:- after your visit to our offices or just a telephone call, we will come and visit your property. We will carry out an inspection and provide you with advice on the current rental value, guidance on the condition of the property, advice on decor and facilities and give general advice on the legislation that is now in operation for letting properties. We will also discuss our range of services and form the parameters of a close working relationship.

LEVEL OF SERVICE OPTIONS:- Flexible levels of service to suit

a)Full Managment- we will advertise your property, professionally vet and secure a tenant, collect all monies, deposits and rent, handle all repairs subject to your approval, regularly inspect the property and advise you on its condition so that you can closely monitor your asset.

b)Tenant Introduction and Rent Collection- the same as (a) although where you are close to the property, you may wish to take over responsibility for repairs and inspections yourself. We would vet the tenant and make sure the rentals are paid on time.

Tenant Introduction- if you would solely like us to introduce a tenant then we can organise this. We would advertise on your behalf and seek a suitable tenant who would then be professionally vetted. At the end of the term we would still be willing to organise any change of tenant and handovers.

THE SERVICE WE OFFER:-

Securing a Tenant- our service is to match suitable tenants to your property, through advertising and through our excellent contacts with industry, banks, medical, military and many other professions. All our tenants must offer bank, solicitor/employer references. We will arrange a short list of suitable tenants to view your property. On establishing the right tenant we will deal with the necessary formalities as quickly as possible.

Professional Vetting- we use a professional independent company to carry out the necessary checks on a prospective tenant. We check their current employment, landlord and character references.

Landlord's Approval- before signing up any agreement we will seek the landlord's approval using the information available.

Preparation of Agreement- a Tenancy Agreement will he drawn up by our solicitor. It will take into account all current Landlord and Tenant legislation.

Client Account- we have set up a totally separate account for clients' monies. Your money is completely secure and accounted for separately. This is a bonded account and checked by an outside firm of accountants.

Deposit- on securing a satisfactory tenant, we will obtain a deposit for dilapidations which will be held in a client account for the duration of the tenancy.

Rent Collection- in the case of services (a) and (b) we will collect the first month's rent and then monthly in advance thereafter. This will be paid into our account and then directly into your account and shown on a monthly statement.

Inventory- for a new Tenancy Agreement for unfurnished / furnished accommodation, it is advisable to prepare an inventory, listing all fixtures and fittings at the property. We are willing to prepare such a document or alternatively, we can advise you on its preparation.

Schedule of Condition- it is strongly advisable to prepare a Schedule of Condition prior to the tenant's occupation of the property. We can offer advice on the preparation of this document or alternatively, we can prepare this ourselves. We take a photo of the room and any damage is recorded.

Transfer of Utilities- relevant to service options (a) and (b). Before a new tenant occupies the property, we will arrange for all the utilities and council tax to be transferred to the new incoming tenant.

Payment of Bills and Repairs- for the full management service option, we would set up an arrangement with the landlord for the payment of necessary repairs and emergencies during the tenant's occupation. If you have your own contractors we are happy that you use them. However, we do have a good local knowledge of quality tradesmen whose workmanship / charges are closely monitored.

Regular Inspections- for the full management service, we will carry out inspections of the property on a regular basis. This will take into account the condition of the property and any necessary repairs. It will also detail the tenant's comments. We will forward a copy of our report after each inspection.

At the Conclusion of a Tenancy- as and when the tenant gives notice, we will inform you immediately and discuss your future plans for the property. If necessary steps will be taken immediately to secure a replacement tenant. Once the keys have been returned, we will inspect the property with the schedule of condition and inventory as appropriate. We will make the necessary deduction from the tenant's deposit to cover any dilapidations. We will then confirm that the property is ready for the next tenant. We will work closely with the landlord to ensure there is a smooth change over.

FURTHER IMPORTANT ADVICE:- Your questions answered.

What Should I do About Preparing my Property to Let?
Every property is unique and we will therefore need to visit your property in order to evaluate suitability for renting out and advise on any necessary improvements that need implementing. Briefly, the property should be clean, tidy and habitable. If furnished, then we will give advice on the new regulations concerning furniture as outlined below. Outside, the garden should he presentable and tidy. With regard to cooking facilities, heating systems and other appliances, clear working instructions should he provided.

Furnished or Unfurnished?
This is up to you. With the introduction of new regulations, it has become much more expensive to furnish properties. Unfurnished is quite acceptable or part furnished can be an attraction to the tenant, allowing him/her to bring in some of his/her own furnishings.

How Will theFire Regulations Effect Me?
The Furniture and Furnishings (Fire)(Safety)(Amendment) Regulations 1993 lays down new rules setting new levels of fire resistance for domestic upholstered furniture, furnishings and other products containing upholstery. New lettings must comply with the regulations. This is a detailed subject so please ask for our information leaflet.

If I Have Gas Appliances, is There Any Control Over These?
Yes, there is the Gas Safety (Installation and Use) Regulation 1994 which requires that in rented properties, gas central heating boilers, water heaters and gas cookers should be subject to an annual check by a qualified (CORGI) engineer. On a fully managed property, we will arrange for this to be done on your behalf.

What About Insurance?
You should inform your insurance company (Buildings and Contents) that the property is to be let. You will be advised accordingly. Landlords should also consider other insurance options such as legal expenses and residential lettings warranty. Further details are available upon request.

Your Building Society Mortgage
You must obtain consent from your mortgagor prior to the let. We are prepared to do this on your behalf subject to your approval.

What Happens if a Tenant Defaults on Rent?
We will monitor closely incoming rents and will take immediate action to recover unpaid rents. If these steps fail, we would recommend the appointment of a solicitor to act on your behalf to recover the tent. There are insurance policies available for the recovery of such legal costs; ask us for details of legal costs insurance.

Tax Matters
Tax is a complicated field and although we can provide initial advice, the landlord should obtain advice from an accountant or tax advisor. We are able to provide a leaflet on the matter upon request.

SERVICE LEVELS

a) Full Management

b) Tenant Introduction and Rent Collection

c) Tenant Introduction

d) Schedule of Condition and Inventory

For a free consultation, please contact us.

COMMERCIAL MANAGEMENT:-

These will depend on the property and the role required. Fee levels will be tailored to suit the clients needs.