Landlords' Frequently Asked Questions

1. How does Easilett assess rental value?
   Easilett promises to give a fair market appraisal, taking into account the landlord's circumstances, current market conditions and rental demand. Where possible we support our valuation with information on comparable properties.
2. How will Easilett market my property?
   We market via easilett's website, Rightmove and countless internet portals (see Marketing). Our eye-catching 'To Let' boards attract many calls, we also call potential applicants personally, send text/SMS, mail and email applicants with details. We remain pro-active and continue to market your property until a suitable tenant is found.
3. How does Easilett select tenants?
   We always interview prospective tenants who apply for a property. We ask ourselves the question: "If this was my property would I be happy to rent to this applicant?" If we feel they would make suitable tenants we then instruct an independent referencing agency to check their credit history, character references, employment details and/or bank and, where possible, obtain references from previous landlord/s.
4. Will easilett provide the Tenancy Agreement?
   Yes, we will prepare the legal Tenancy Agreement (AST) which will generally be for a period of not less than 6 months and then renewable on a month to month basis (unless you and/or tenant wish to renew for further fixed period). This gives you, the landlord, the flexibility to re-occupy or re-let the property after giving the tenant two months' notice to quit. Similarly, the tenant may terminate after the initial period by giving at least one month's notice.
5. When will I receive my rent?
   Rent is collected on a monthly basis and sent on to your bank account once it has cleared. From April 2012 most rents are collected on the 1st of each month. Rents are generally processed to you within 3 days of receiving the rent.
6. What happens to the deposit?
   Easilett collects the deposit and the first month's rent from tenants before or on the day they move in. As soon as funds have cleared we deduct our fees and send the deposit to our 'Tenancy Deposit Scheme' DPS (if Managed or Let Only service), or send the deposit to you if you use our Tenant Find service. You are then responsible for passing the deposit to one of the custodial schemes.
   See deposits.
7. What is the Tenancy Deposit Scheme?
   Visit deposits for details.
8. What if there's a dispute about deposit?
   Visit deposits for details.
9. What legal obligations apply to Gas?
   Residential landlords are obliged under the Gas Safety Installation and Use Regulations 1998 to ensure that all gas appliances in a let property are properly maintained and serviced. There is a legal requirement to have an annual safety test carried out of all gas appliances on the property. You must obtain a new certificate every year and the certificate must be issued by a Gas Safe registered engineer. We can arrange this for you if you wish.
   See gas safety regulations.
10. What legal obligations apply to electrical safety?
    There are a number of electrical safety regulations. All supplied appliances in a rental property must be tested for safety and landlords have a legal duty to ensure all appliances such as fridges and kettles are safe – this applies to used and brand new appliances. The fixed installations in the house must also be safe and periodically tested. All electrical equipment manufactured after January 1995 should carry the CE symbol.  
    See electrical safety regulations.
11. What legal obligations apply to furniture and fittings?
    The Furniture and Furnishings (Fire) (Safety) Regulations 1988 as amended, place a legal obligation on residential landlords to ensure that upholstered articles meet fire resistance regulations. Regulations apply to beds, mattresses, sofas and other soft furniture. All affected furniture must carry the fire resistant label and non-compliant furniture must be removed from a property prior to letting. See furniture for more details.
12. Who organises repair work?
    Easilett can arrange immediate repairs for properties that we manage under our 'Managed' service. We are happy to use your preferred tradespeople if your wish, or we have our own trusted contractors who are well known to easilett. If you manage your own properties then you must arrange maintenance/repairs yourself, and within a reasonable period of becoming aware of the issue.
    See property maintenance.
13. Am I responsible for utility costs during tenancy?
    No. Your rent payment normally includes rent, service charge and ground rent (if leasehold). Your tenant is responsible for telephone, electricity, gas, water rates, council tax and TV license bills.
    
    If you are managing your own property then we advise you to keep all utility companies aware of occupants, moving in and out dates and accurate meter readings agreed with your tenant/s.
    
    If we are managing then we will take care of this for you.
14. What if my tenant seems to have moved out but left property in the house?
    You should not assume the tenant has left the property. The courts have been quite liberal in their interpretation of whether people have or have not moved out, where any of their possessions have left at a property. To be safe, if you have any doubt that the tenant has not moved out, you should obtain a court order before entering the property and taking possession.
15. Can I enter the property to inspect the condition and how the tenant is looking after it?
    This depends on the terms of your tenancy agreement. Most written tenancy agreements allow the landlord to inspect upon giving reasonable written notice, normally no less than 24 hours. What would not be acceptable is simply turning up and letting yourself in, as this could be a breach of the tenant’s rights in what is referred to as their 'quiet enjoyment'.
    
    If we manage your property then we will make periodic visits on your behalf, generally every 3 or 6 months, depending upon the length of tenancy.
16. What happens about insurance?
    Buildings insurance (and any contents of yours at the property) is usually the landlord's responsibility, and is good practice to keep it this way to be certain the property is adequately insured for its full value.
    
    It is essential to inform the insurance company that the property is to be let out. If this is not done, the insurer may be able to avoid paying if there's a claim. You should also make sure that the insurer is informed when the property is empty. The general rule is that everything material to the risk which the insurer is asked to assume is disclosed to the insurer. If this is not done the insurer can refuse to pay claims.
17. Public liability insurance:
    Your insurance company must confirm that cover will be maintained if the property is let. In particular it is important that the public liability element covers any loss or injury occurring at the property, which might be sustained by the tenant or visitors during the tenancy, for which the landlord could be liable.
18. The tenant pays rent late, although he does eventually pay after I chase, what can I do?
    This is a breach under the Housing Act 1988 (schedule 2 of Section 8) so you could serve notice to the tenant. This is one of the grounds which would allow you to recover possession via the court. However, it is only a discretionary ground and even if proven, the court has the option to allow the tenant to stay provided that rent is paid together with something towards any arrears. This is known as a suspended possession order.
19. Will my tenants take care of my property?
    Although no-one can guarantee every tenancy will be perfect we do place great emphasis on finding quality tenants and matching them to your requirements. As a result of our extensive credit checking and referencing process, together with our ability to assess potential tenants through our meetings with them, we aim to provide you with the greatest levels of confidence in the tenants we secure.
    
    Of course our attention to detail does not end when the tenancy starts. Our ongoing liaison with tenants, and our property inspection regime, helps us to address any issues before they become a concern.
    
    Whilst you will have your own specific conditions relating to the type of tenants you would wish for, we also have some basic standards on which we will not compromise to ensure that tenant selection is made with confidence in their ability to meet their financial and other tenancy obligations.
20. What about the Tax implications?
    See Landlord guidelines for details.
21. Should I let furnished or unfurnished?
    This depends on the type and location of your property and market demand. In Lincoln the majority of tenants require unfurnished, however, if your target tenants are students then you may wish to consider providing furnishings.
    
    Please note that furnishing a property does not automatically translate into higher rental values, and any furniture included in the tenancy should comply with legal implications and will need to be maintained or replaced as necessary. See furniture for fire regulations.

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Disclaimer: Please note that the information provided on this website is for guidance only and should not be relied upon. The information is believed to have been correct at the time it was published but is not updated at regular intervals and therefore may not be accurate.