Your obligations as a Landlord

There are certain regulations that you should be aware of when letting your property.

1. Fire and Furnishings (Fire) (Safety) Regulations 1988

All new tenancies must comply with these regulations which require that:

(a) all upholstered furniture (e.g. beds, sofas, armchairs) must have fire resistant filling material.
(b) upholstered furniture must pass a cigarette resistance test (except mattresses, bed bases, pillows and cushions)
(c) permanent covers must pass a match resistance test.

Furniture manufactured after the introduction of the regulations in 1988 should all have labels attached. There are a few exemptions to the regulations, notably that they do not apply to bed clothes, carpets or curtains. Further details are available on request.

2. Gas safety (Installation and use) Regulations 1994. All gas appliances within the property must be inspected, and generally serviced, at least once a year by a qualified CORGI (Council for Registered Gas Installers) gas engineer who will check not only the appliances but also the integrity of the supply and that the regulations regarding ventilation and flues etc. are complied with. On request, he will issue a Gas Safety Inspection Certificate which should be kept so that it is available to tenants or prospective tenants for inspection.

3. Electrical Equipment (Safety) Regulations 1994 require that electrical appliances and the electrical supply are safe. There is no statutory procedure for checking these items but a periodic inspection by a qualified electrician is advisable.

4. Landlord and Tenant Act 1985 It is generally the responsibility of the Landlord to keep in good repair the external structure of the property including such items as drains and gutters, and internally, central heating and the installations for the supply of water, gas, electricity and sanitation.

5. Smoke Detectors It is advisable that two be fitted prior to the commencement of the tenancy.

Practical Advice

Insurance You should inform your insurance company that the property is to be let. If you do not, the insurance may be invalidated.

Property Condition It is in your own interests to put the property in good decorative order. It will also normally be necessary to provide carpets, curtains and a cooker. There is generally a better demand for unfurnished property and contrary to popular belief there is now no difference in the type of tenancy created.

Gardens It is the responsibility of the Tenant to maintain the garden. It is advisable that you provide a lawnmower and basic garden tools.

Some Questions we are asked

Q. What type of tenants do you let to ?

A. This is a difficult one to answer as tenants we have let to come from varied backgrounds including office staff, business owners, companies providing accommodation for staff, hospital and care workers, factory staff, drivers, building tradesmen, teachers, shop staff, military personnel, racing staff and ministers of religion. Our experience shows that it is not really possible to classify people as "good" or "bad" tenants according their chosen careers.

Q. How long will it take to find a tenant ?

A. There is a good demand for property in the area and the properties usually let quickly. Although demand is strong, the market is still price led and we aim to set the rent at a level at which we can find a tenant within one month or sooner. That way, when tenants give notice to leave we will usually have another tenant ready to move in, so keeping empty periods to a minimum and maximising your income.

Q. What is your occupancy rate ?

A. Based on an analysis of our managed properties over a twelve month period our occupancy rate is around 96.5%. This means that on average, once your property is let you can expect it to be empty awaiting a tenant for just 13 days per year.

Some comments from our clients

“Thank you for the efficient service you provide, I do recommend you to people.”

“We are very happy with the level of service that you provide and would thoroughly recommend Acacia Property Management to friends & family.”

“Thanks very much for looking after the house for the past couple of years. You've been very helpful!”

" Thank You for all you have done for me over No.11. I really do appreciate your very great efficiency in all things. I'm really very impressed by your whole operation.”

“When I have obtained a property I will be keen to appoint you as my agent, you come highly recommended"