Why Let with us?
A bespoke lettings service for landlords
We are passionate about property, dedicated to our clients and have a ‘hands on approach’ to lettings, from start to finish. We assist in all areas of the letting process from the moment we are instructed on the property to the aftercare of your tenants.
Free market appraisal
We will provide with a free market appraisal and advise on any work which may be required to ensure your property attracts quality tenants. We can also advise on steps which may need to be taken to comply with constantly evolving legislations prior to offering the property to let.
Getting your property ready
Gas and electric appliances
You must provide a gas safety certificate at the start of the tenancy and within 28 days of each annual gas safety check if there is a gas installation. If you do not, you will not be able to evict a tenant using a section 21 notice.
Electrical installations and fixed appliances must be safe. It is mandatory that checks are carried out at least every 5 years. We recommend an Installation Survey or Portable Appliance Testing (PAT) so you can be sure they are safe and legal.
Smoke and carbon monoxide alarms
Working smoke alarms must be installed on every storey of living accommodation. If your property has any rooms that contain a solid fuel appliance, such as a wood burning stove, working open fire etc., you must also install carbon monoxide alarms in those rooms.
You must carry out a check on the first day of a new tenancy to ensure that smoke and carbon monoxide alarms are in working order and notify your tenant. Failure to comply can lead to a civil penalty of up to £5,000.
You must have an EPC for your property (rated E or above from April 2018).
You must ensure the water supply is in working order and carry out a risk assessment to assess the risk from exposure to Legionella.
You must ensure that any furniture supplied has the required labels and fireproofing.
Marketing your property
Your property is now ready to market and we offer the following:
To Let Board
This is the simplest and effective marketing tool, available 24 hours a day.
Office and window display
External and internal photographs will be prominently displayed in our premises in order to optimise exposure to the market place.
We will contact registered prospective tenants as soon as possible after receiving your instruction and your home details will be forwarded to any new registered applicants immediately. Our agents are proactive in calling, emailing and sending brochures to generate interest on your property.
Zoopla and OnTheMarket are well known property aggregator websites where many tenants first start their research. Your property will be featured on these websites as well as the Rockstone London website.
The tenancy agreement
A let can only start with a signed tenancy agreement and its contents will govern how the tenancy is run and what may happen if either party fails to meet their obligations. As standard, a tenancy agreement will detail: the names of all people involved, the agreed rental price and how and when it’s paid, how and when the rent will be reviewed, the deposit amount and how it will be protected, the property address, the start and end date of the tenancy, and tenant or landlord-specific requirements and responsibilities, such as who will pay the insurance, service charge, bills etc.
As Rockstone London offers a completely bespoke service to landlords, we can alter our standard agreement to suit each individual let. Ask to include details on deposits, ending a rental agreement early and who is responsible for minor repairs.
Protecting a tenant’s deposit
Every Assured Shorthold Tenancy security deposit must legally be held in a government-authorised tenancy deposit protection scheme. Although we endeavour to run every managed let as smoothly as possible, disputes do occasionally arise. The specific protection schemes which has been chosen can impartially mediate between the tenant and a landlord so a fair conclusion is reached. The conditions set out in the tenancy agreement together with the inventory and check-out report will help govern any deposit recovery disputes.
Buy-to-let finances and tax implications
Although Rockstone London can give you a general steer on buy-to-let financial matters, we recommend instructing a professional accountant to create a tax and financing strategy for your investment property.
When budgeting, many landlords overlook the necessity for specialist landlords’ insurance, which covers the building and sometimes aspects of liability and contents. Rental income insurance can also be arranged.
Taking care of your property
While the tenant is expected to take care of the property and attend to small matters of DIY and ‘running repairs’, a landlord is responsible for the structure of the property, heating and hot water systems, basins, sinks, baths, sanitary fittings and other fixed features. A landlord must give a tenant 24 hours’ notice before entering the property unless is it an emergency, such as a flood or fire.
Rockstone London will carefully craft a tenancy agreement that sets out the maintenance and repair responsibilities of both the landlord and the tenant. We recommend regular, scheduled property inspections to detect unreported damage or repair issues before they escalate.
The end of a tenancy
When the tenancy period is over, a tenant will either vacate the property or ask to remain. Rockstone London would be delighted to negotiate a new tenancy agreement on your behalf, taking in any rental increases, should the landlord desire.
If the tenant is vacating, we swiftly conclude the check-out process, providing support and advice should a deposit dispute arise. We will do our best to find a new tenant for the property as quickly as possible, turning to our extensive database of registered applicants first.
Please note: this summary is intended to be a basic guide only, and there are variations in the way the law is applied (for example, in Scotland). Please take professional advice from a solicitor on all aspects of buying and selling property.
We are members of the Association of Residential Letting Agents (ARLA/Propertymark), and The Property Ombudsman (TPOS) and we abide by a strict code of practise. We are also members of the Deposit Protection Scheme (DPS) and Federation of Property Professionals (NFOPP) Client Money Protection Scheme.
Contact us today for a Confidential Market Appraisal.