Established in 1861 we have been providing a property management service in Herne Bay and the surrounding districts ever since.

We currently manage over 350 properties in the district and pride ourselves on a service that is personal yet professional, taking great care to understand the needs of the Landlord and the Tenant.

Quick Links
 

Managing Agents Rent - Valuation & Collection Dilapidation's Deposit Tenant Tenancy Agreement Tenancy Terms & Conditions Council Tax & Utilities End Of Tenancy Repairs

Management Fees Rent Collection (quarterly) Rent Collection (monthly) Finders Fee (Landlord managed) General Insurance Buy To Let Mortgages Landlord Safety Obligations

Managing Agents (back to quick links)

Throughout this document the managing agents mentioned are WILBEE & SON Estate Agents of 105 - 107 Mortimer Street, Herne Bay, CT6 5ER.

• We will be pleased to advise you on the market rental value for your property.

• Rents are payable by the tenant calendar monthly.

• If the property is to be managed by us, we will collect the rent due and you will be paid direct at either monthly or quarterly intervals agreed in advance. We will prepare, at either monthly or quarterly intervals, an income and expenditure account which you can send to the Inland Revenue.

• If we, as the managing agents, are used to introduce the tenant and all rent due is collected by the landlord, we will arrange for the tenant to complete a direct debit mandate prior to hand over of the property.

• In all cases we will collect a deposit from the tenant to safeguard against damage. At the end of the tenancy we will inspect the property and the costs of any work or damage attributed to the tenant will be deducted from the deposit. We do advise the tenant, in the letting terms and conditions that they are required to sign, that they cannot assume any outstanding rent due will be deducted from the dilapidation's deposit.

• We will search our database and try to match a tenant to your property. Where necessary we will advertise the property, either with a 'to let' board erected outside the property, within our weekly advert in the local press or within the lettings section of our internet sites.

• On finding a suitable tenant we will take up references, status and credit checks. We currently use Homelet a national credit referencing agency, for our credit referencing. The tenant pays for this service in the fee they pay to us on application.

• If the tenant matches the property and passes the application checks we will pass all documentation to you for approval. Once you have advised that the tenant is suitable, we will collect the dilapidation's deposit and first months rent. The property will not be handed over to the tenant until the tenancy agreement and terms and conditions have been signed and all monies due paid and cleared.

• We will prepare an assured shorthold tenancy agreement under current legislation. In general this will be for a period of not less than 6 months and then renewable on a month to month basis. This gives you the flexibility to re-occupy the premises after giving the tenant two month's written notice to quit (under section 21 of the Housing Act 1988 as amended by the Housing Act 1996). Similarly the tenant may terminate after the initial period by giving one month's written notice.

Tenancy Terms and Conditions (back to quick links)

• We will prepare a terms and conditions agreement for the tenant detailing any items (such as pets, contents insurance, garden, periodic inspections, termination details etc.) not covered in the tenancy agreement. The tenant is required to sign a copy of this document for our records.

• We offer through Homelet a tenant insurance policy. Tenants are also responsible for the Landlords fixtures and fittings. Homelet tenants contents insurance automatically covers all of these risks giving total peace of mind. With policies starting from as little as £6.21 per month the policy covers the tenant, their partner and all members of the family permanently living at the address. Further details are available on request.

• The payment of water rates, council tax, gas, electricity, telephone bills, t.v. license, cable and satellite television are the responsibility of the tenants.

• We will inform the local council and utility companies of the termination and start dates of any tenancies along with previous and forwarding addresses.

• At the end of the tenancy we will inspect the property and deduct any dilapidation's where necessary. Any remaining monies will be returned to the tenant.

• We will inform the council and utilities of the relevant changes.

• Hand over the property to the landlord or seek a new tenant.

• You are responsible for all repairs to the property with the exception of window glass or other breakage's and damage caused by the tenants.

• Small or emergency repairs can be carried out by our contractors, or ones nominated by you, and their charges deducted from your account. We will always ask for instructions before commencing any large scale repairs.

• Rent collection (monthly account)

On application plus VAT on rent collected each calendar month                                                                                                          

• Finders Fee (Landlord managed) covering accompanied viewings, introduction of tenant, status checks, references and agreement, etc. On application plus VAT

• Local independant financial advisors are able to offer insurance policies covering property insurance, legal protection insurance etc.

• We offer a rent guarantee scheme through Homelet giving peace of mind for Landlords. If the tenant fails to pay the rent, they will pay the rent you are expecting from your property until vacant possession is obtained for up to 12 months (excluding the first months lost rent). Additionally they will pay 50% of the rent for up to 3 months after vacant possession has been obtained, whilst a new tenant is found. All related legal expenses are included in the policy which costs 4% or minimum £10.50 per month. Claims will only be paid if your tenants have been satisfactorily referenced by Homelet.

• Local independant financial advisors will be able to offer advise on buy to let mortgages. Check the yellow pages for further details.

• Gas Safety (Installation and Use) Regulations 1994 and amendments:

These Regulations state that all gas installations and appliances need to be regularly maintained to ensure that they run safely and reliably, by a qualified CORGI gas engineer. In rented accommodation all appliances and associated pipe work, chimneys and flues must be subjected to an annual safety check by law, and a suitably qualified engineer will issue a safety certificate following the checks. A copy of this safety certificate must be given to a tenant before they move into a property, and, anyway, within 28 days of the check whether requested or not.

It is important that Landlords are aware that these regulations apply whether they use a Property Manager or not, and the penalty for non-compliance is a maximum fine of £5,000.

Further information can be obtained from the Health and Safety Executive or found on their web site at http:www.open.gov.uk/hse/gas/main.htm

• Electrical Fittings and Appliances

Consumer Protection Act 1987
The Electrical Equipment (Safety) Regulations 1994
Plugs and Sockets (Safety) regulations 1994 & amendments
Landlord and Tenant Act 1985 Section 11

The above legislation concerns electrical safety, and this has caused confusion for many landlords in deciding how they are affected. Section 11 of the Landlord And Tenant Act 1994 states that where a lease for less than seven years, or a periodic tenancy, was granted after 24th October 1961 the landlord will normally be responsible for keeping the (electrical) installation(s) in the dwelling in good working order. Subsequent legislation has been concerned with consumer safety, fixed appliances (cookers, showers, immersion heaters, central heating boilers etc.) and portable, or low voltage, appliances.

Trading Standards advise that tests should be made at reasonable intervals, recommended every twelve months. To be sure that both landlords and letting agents can show that tests are being made it is also recommended that a test certificate be provided to the tenant showing the next due test date.

Failure to comply with the Electrical Regulations may constitute a criminal offence under the Consumer Protection Act 1987 which carries a maximum penalty on summary conviction of a £5,000 fine and/or 6 months imprisonment. Trading standards reserve the right to prosecute the landlord, agent or both.

Landlords and/or Agents could also be liable in civil law under their statutory DUTY OF CARE for failure to ensure their tenants safety and face punitive damages.