Q&A for Landlords

How is Simon Miller & Company Lettings Different from any other agent?

We have a very personal touch when it comes to dealing with our clients. Over the last few years, the majority of our business has been from repeat business or from frustrated Landlords who’s current agent has been unable to LET or manage their property to their satisfaction.

All of our clients have access to a 24 / 7 online property portal, allowing them to track, monitor and track the progress of their property.  This also allows Tenants to report any issues or maintenance concerns anytime, any day.

We boast a dedicated and in house trained Property Management Division, tasked with solely looking after your property, nothing else.

What is An Energy Performance Certificate (EPC) and why do I need one?

An EPC is required for properties when constructed, let or sold.
The EPC provides details on the energy performance of the property and what you can do to improve it.

You must order an EPC before you market your property for rent.

NOTE: Changes to EPCs for Landlords and Tenants

From April 2018, Landlords will be required to achieve a minimum rating of E on the EPC for their rental property. Unless there is an accepted exemption, Landlords face a penalty of up to £4,000 for failure to meet the minimum efficiency requirement.

The information provided on EPCs is also helpful for tenants looking to improve the energy efficiency of their home. As of April 2016, tenants can now seek permission from their landlord to undertake energy efficiency measures on their privately rented property.

Do You Carry Out Property Inspections?

For Managed properties we will carry out periodical visits to ensure that the current tenants are maintaining the property to a good standard and that there are no obvious visual defects that the tenant may not have noticed.  If you would like us to visit on a more frequent basis we are happy to do so but this will incur an additional charge of £78.00 plus VAT.  We can also offer this service to Landlords who wish to manage their own properties at a charge of £78.00 plus VAT, you will need to request this in writing. A colour copy including external and internal photos is available on request.

Do I Need An Inventory and Why?

An Inventory and Schedule of Condition is hugely essential for the proper and accurate management of your Premises, whether they are let furnished or unfurnished, to reduce the risk of a dispute arising in respect of the security Deposit.  Inventories should, where applicable, show that furnishings and electrical equipment comply with current legislation.  If you do not have an inventory and schedule of condition you will not be able to prove the condition of the premises at the start of the tenancy and may not be able to obtain compensation from the tenant, either through any Tenancy Deposit Protection Scheme or through the County Court.  We have no liability for any loss suffered if you do not have a fully comprehensive inventory.

We may use an inventory firm to produce a professional and independent report on the property.  The charge is based on the time taken to produce this document.  We cannot accept any liability for errors or omissions on their part unless it is due to our negligence or breach of contract.

A check out report of the Inventory and Schedule of Condition can be carried out at the end of the Tenancy. This will importantly determine whether or not there is any damage, or compensation for breach of the tenancy, or cleaning needed, taking into account the check-in report of the Inventory and Schedule and Condition.

Do I Need to Provide A Smoke Alarm?

Yes. You may also need to provide a Carbon Monoxide alarm also.
The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 were approved by parliament and came into force on 1st October 2015.
Private sector landlords are therefore required to have at least one smoke alarm installed on every storey of their properties and a carbon monoxide alarm in any room containing a solid fuel burning appliance (e.g. a coal fire, wood burning stove).

After that, the Landlord must make sure the alarms are in working order at the start of each new tenancy. However, it is the Tenants responsibility to maintain throughout the duration of their Tenancy.

The requirements will be enforced by local authorities who can impose a fine of up to £5,000 where a landlord fails to comply with a remedial notice.

Further information and literature is available on request.

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