All posts by Lisamarie

If the current tenant’s agreement is about to end and they are going to move out of your rental property, it’s a good idea to give them some useful information about what’s going to happen during the check out process. After all, this will save both you and them from worrying, make things much smoother, and it will help you to decide whether or not to hire a professional for the pre-check out.

What Is The Check Out Process?

The check out process is a simple one, but not something that all landlords are happy to conduct themselves. Lettings agents are busy and can’t always be on hand to conduct the process either, and this is where inventory professionals will come into their own; the check out (and pre-check out) is all part of the service.

The check out process technically begins with the notice to leave, which will either come from the tenant or the landlord, depending on the situation. At this time, the pre-check out service can be implemented.

Next, the tenants will need to return the property to its original condition. Remember, a landlord should never expert any betterment (although it is sometimes the case that this has happened – a great bonus) but they should receive their property back in at least the condition they let it in. Again, another reason to have a full inventory report carried out; that original condition will be clearly stated and matched against what the property looks like when the tenants leave.

On the day the tenants move out, the check out itself should take place, and a check out report completed for the landlord. The tenant will also be able to see the report and will be able to either accept it or challenge it. The deposit return can be negotiated and then released.

The Pre-Check Out Process

We’ve mentioned the pre-check out process a number of times now, and although it’s not something that every landlord requests, and it’s not something that every tenant is going to demand, it can be useful in terms of ensuring everyone is aware of their duties at the end of a tenancy. Plus it gives the tenants the time needed to put the property back the way it is meant to be, if that is something that needs to be done.

The pre-check out visit is conducted by an inventory clerk who can look at each room and make a report as to whether any action needs to be taken. The original inventory is crucial at this time, otherwise the clerk is not going to know what the property was like initially, and won’t be able to say one way or another whether anything has or hasn’t been changed.

What Are The Benefits for Tenants?

The tenant will absolutely benefit from a pre-check out. They will be given all the information they need, written down and explained, regarding the tasks they need to carry out before the day they move out. In other words, they will be told exactly what they need to do in order to have their deposit returned to them with no quibbles.

The tenants do have a number of responsibilities when they come to check out. These will depend in part on what is written in the tenancy agreement, but usually include:

• Cutting the grass
• Disposing of rubbish
• Conducting a thorough clean
• Defrosting the freezer
• Removing all personal items
• Repair any damage (over and above normal wear and tear)
• Replace any items that were removed during the tenancy

Knowing this information in advance will make it more likely that the work is done.

Benefits for Landlords and Letting Agents

The pre-check out isn’t just useful to give tenants the heads up on what they need to accomplish before the day they move out; it’s also useful for landlords and letting agents. It makes the check out process a much quicker, smoother one. It also means there is going to be less maintenance required before the next tenant moves in, saving time and money and keeping the new tenant happy because there are no delays. Plus it helps to keep communication channels open between all parties, with the inventory clerk as the mediator/facilitator.

What Next?

If you need an inventory report, check in, check out (or pre-check out) or interim report, please get in touch with us at Looksy Inventories. A friendly, family run business with a positive, professional attitude, we can make sure everyone in the process is happy.

Buying your first rental property so that you can be a landlord is something that works for a wide variety of people. It’s a neat way to make an additional income, and it’s even better if you have a portfolio of properties

It sounds like a dream.

But of course, if it was that easy everyone would be doing it, and there are plenty of challenges to consider and obstacles you’ll need to overcome to do it successfully.

The very first hurdle to get over is finding the right property to rent out. Just because you would live in it, or it’s in a popular location, or the house next door rents out for a nice amount of money, that doesn’t mean the property you have your eye on will work out. Here are some useful tips for buying your first rental property so you have an idea of what to look out for.

Research The Location Of Your Rental Property

Location, location, location, as they say, and as Channel 4 likes to remind us on a daily basis (you’ve got to love a bit of Phil and Kirsty), and it’s true. Location is the single most important factor you’ll need to consider (after budget, of course, but that goes without saying) when you’re buying a rental property.

However, the surface isn’t enough; you’ll need to scratch well below it and find out as much as possible about not just the town or village, but the road itself. Don’t think that, just because you won’t personally be living in the property, any additional building works that are slated to start, or any neighbour disputes, or any problems with the local schools, and so on, are not your issue. They very much are because savvy tenants are going to be doing this research and finding something untoward is going to put them off signing on the dotted line. They don’t want the hassle, and neither do you.

You Will Need Landlord Insurance

Once you’ve found the right house for the right price in the right location and you’re marketing it at the right rental money, you’re still not home and dry; you need to get landlord insurance.

Most of the time, thankfully, the tenants you have in your property will take care of it; it’s their home, after all, even if it is your house. But sometimes, they just won’t. They’ll make mess, they’ll cause damage, and they’ll stop paying rent. Landlord insurance will cover all of this and more, ensuring that even the most difficult of tenants are only going to be a headache, not a blinding migraine.

It Will Cost More Than You Think

If you think that the monthly mortgage payments are the only cost you’ll need to consider, think again. We’ve already mentioned landlords’ insurance, but there are still more potential costs that a rental property might incur, and it’s vital you have money put aside to cover them.

As a landlord, you are responsible for the maintenance of the property, and if something needs to be done – a plumber is required, there’s a problem with the roof, a fence blows down, and countless other things – you need to be able to pay for it. Your tenant isn’t going to be impressed if they have to fork out themselves.

Looksy Inventories is based in Sevenoaks, and we work within the Sevenoaks District carrying out property inventories for landlords and letting agents. Being so familiar with the area (we live here as well as work here) means that we are aware of all the peculiarities (those country lanes, oil heating, even listed buildings), as well as being completely familiar with the geography of the town and its surrounding villages too. But why else is it a good idea to use a local company for your inventory needs? Read on to find out.  

Improve The Local Economy

Using a big chain or a company based in a different area means that the money you pay them for their services doesn’t stay in the local area. In some cases, it doesn’t even stay in the country.

When using a local business such as Looksy, you can be sure that every penny you pay stays local. At Looksy we shop local, we support our community, and we feel this is even more important during the COVID-19 pandemic. The more you support us, the more we can support others, and the more they can support you. This local usage cycle is a great one to be a part of.

A Face Behind The Business

At Looksy, we’ve never shied away from the fact that we’re a small team. It’s just us, Dean and Lisamarie, husband and wife, building up a business to be proud of. So when you phone, email, get in touch on social media, or when you come into contact with us face to face, it’s us you’ll see. You’ll never be put through to a nameless call centre operator, and you’ll be able to create a great working relationship with us because we never pretend to be something we’re not.

Great Customer Service

If you’ve ever had a problem with a chain retailer before, you’ll know it can be frustrating to let them know about it. Even if you don’t have an issue but you want to ask a question, or you’re curious about how they work, or you need to get in touch with them for any other reason, you’ll often have to wait days (perhaps longer) for a response to an email, and if there is a phone number you can call, you’ll be shoved around from department to department until you give up or the call is disconnected.

With a local company – and certainly with Looksy Inventories – that’s not what happens. If you send an email, we’ll reply pretty quickly (usually within a few minutes on an admin day, and a few hours when we’re out on site), and if you call, we’ll answer (you’ll speak to either Lisamarie or Dean, that’s a promise, but do bear with us – as you know, some areas around Sevenoaks don’t have much reception…).

Contact Looksy Today

If you’re a landlord or a letting agent and you’re looking for a reliable, experienced, fully trained and, importantly, local inventory company, contact Looksy today. We’re here for you.

During the coronavirus pandemic, housing has become something of an issue. Not for everyone, of course. Those who own properties and live in those properties may well have asked for a mortgage holiday, but otherwise things will have continued in pretty much the same way as it always has.

For landlords and tenants, however, COVID-19 has potentially meant something else entirely. Normally, if a tenant cannot or will not pay their rent, the landlord has the means to serve them a section 21 notice of eviction and start proceedings to remove the non-paying tenant from the property.

This all changed during the pandemic. Since work became scarce for some people, rent also became more and more difficult to deal with. However, evictions were put on hold for six months. This was to allow those who were in difficulty to hopefully get back on their feet or to find somewhere cheaper to live. It clearly helped the tenant. But what about the landlord? It would depend. If the landlord relied on the money that came in through rent to pay the mortgage on the rental property, they might have been able to apply for the mortgage holiday as mentioned above. This seems fair.

However, if the money was their income and they suddenly lost it, there wasn’t much recourse.

So it must have been with some relief that the ban came to an end.

Only now, with the pandemic far from over and the government’s furlough scheme winding down, clearly there is going to be more trouble ahead.

The Eviction Truce

The government have stated that there will be an eviction truce between 11^th December 2020 and 11^th January 2021. Essentially, no one will be made to move out between Christmas and new year.

Other housing announcements have stated that:

From 28 August 2020:

• Landlords who already had possession claims in the system – and who would have given a three months’ notice of these – must:

1. Serve a ‘reactivation notice’, informing both their tenant and the court that they wish to resume the action.
2. Provide relevant information about the tenant’s circumstances before the repossession is brought to court including any relevant information about the tenant’s situation with regard to COVID-19, including how their health and finances have been affected.

• Landlords who wish to bring a new possessions claim must:

1. Give their tenants at least 6 months’ notice before they seek to gain possession of their rental property through the courts. This includes section 21 evictions and rent arrears under 6 months. Only in exceptional circumstances i.e. such as cases involving anti-social behaviour or domestic abuse, is this notice period to be decreased as detailed on the government website.

All measures are to be in place until at least the end of March 2021.

If you need to find out more about how this might impact you as a landlord, or tenant, there is more information on the government’s website here. For more advice, contact Looksy.

How to manage your property remotely… Remote working offers a great number of benefits for both employees and employers including better productivity, a happier workforce, and lower costs. It’s something that many businesses are now offering their employees as a matter of course where possible, and although this has been hastened due to the rules around coronavirus, it is something that was always going to happen eventually.

But what about landlords? Can they take care of their properties remotely? Should they? Let’s look deeper into this idea of how to manage your property remotely.

New Tenancies

Before a new tenancy can take place, the property needs to be inspected and any repairs that have to be done before someone can move in must be seen to. Yet if you live a long way from the property, or perhaps even in another country entirely, how can you do this if you plan to manage your property remotely?

The answer is simple; you have an inventory clerk do the inspection for you. An inventory clerk like us here at Looksy will carry out a checkout, full inventory, and then a check-in on your behalf, meaning you don’t have to step foot in the property if you don’t want to.

Of course, if work needs to be carried out you can then choose what to do next. This is where having a trusted team of tradespeople on hand can be ideal – you will see the extent of any damage from the inventory report, and you can instruct your painter, plaster, gardener, carpet layer, kitchen fitter, or anyone else to do the work that needs doing. Simple.

Tenant Relationships

Although a lot of the time the interaction between landlord and tenant ends after the tenant moves in, and the only connection between them will be the monthly rental payment, sometimes more needs to be done. If there is an issue in the property, for example, there should be a clear line of contact and communication so that the problem can be dealt with swiftly before the tenant becomes unhappy (possibly unhappy enough to leave which will then cause the landlord the hassle of finding a new tenant) or the problem escalates into something much more expensive.

Using an agent to help you is a good idea if you want to manage your property remotely. Yes, it will cost you money – often a certain percentage of the monthly rent – but it does mean you don’t have to be dealing with issues when you can’t do much about it. Instead, the agent will be the first port of call and they will have people on hand to fix issues quickly. Agree a maximum price for repairs, and they can organise everything without even having to bother you.

Conclusion About How To Manage Your Property Remotely

It is entirely possible to very successfully manage your property remotely if you are a landlord. The key, however, is to remember you can’t do it alone. You are going to need a good support network behind you to help you, and only then can you really cut the apron strings and be much more independent.

If you want Looksy Inventories to be part of that network, please don’t hesitate to get in touch and chat about what we can do for you.

From : https://news.sky.com/story/thousands-of-private-renters-at-risk-as-evictions-ban-comes-to-an-end-12077652

Tens of thousands of private renters in England and Wales could be at risk of losing their homes as a ban on evictions ends today.

Renters have been protected from eviction during the pandemic by a ban announced in March that was then extended, meaning anyone served with an eviction notice since 29 August has been given a six-month notice period.

But according to campaign group Generation Rent, up to 55,000 households which were served notices between March and August do not enjoy this protection.

The National Residential Landlord Association said it has encouraged landlords to “work with their tenants to sustain tenancies wherever possible”.

But it added it was important to begin tackling the “most serious cases” including tenants committing anti-social behaviour and domestic abuse, or with rent arrears which “have nothing to do with COVID-19”.

Labour has called for protective measures to be extended and has warned of a winter homelessness crisis, while the Local Government Association has said councils are “concerned that the ending of the ban could see a rise in homelessness”.

A spokeswoman for the Ministry of Housing, Communities and Local Government said: “We’ve taken unprecedented action to support renters by banning evictions for six months, preventing people getting into financial hardship and helping businesses to pay salaries.

“To help keep people in their homes over the winter months, we’ve changed the law to increase notice periods to six months and introduced a ‘winter truce’ on the enforcement of evictions for the first time.

“In addition we have put in place a welfare safety net of nearly £9.3bn and increased Local Housing Allowance rates to cover the lowest 30% of market rents.”

Picture the scenario: you let a tenant lease out your beloved home which was once, perhaps, your family home. Maybe you know the tenant already, or perhaps you just have a feeling they’re trustworthy people, so you don’t think an inventory is necessary… Fast forward to six months or a year down the road and those tenants have decided to move on. So far so good.

Before their moving day comes, you go to them and you see the wallpaper is ripped, there are marks on the paintwork, footprints on the mats, an enormous scratch on a worktop. You’re not best pleased at the very least, and you point out the issues.

You gently ask the tenants to resolve these problems before they move out but, to your horror, they let you know that it was that way when they moved in! You had taken a deposit but you have absolutely no evidence to claim that this damage was done during the tenancy because you have no inventory. And the tenants are denying all responsibility. What can be done? The answer is, pretty much nothing.

Regrettably, this will generally need to be chalked up as a lesson learnt and in the meantime, you have to devote your rental income to the maintenance and aren’t able to get a brand new tenant straight into the property.

An inventory is a binding legal document which provides a precise written record of the condition and contents of a home at the start of a tenancy.
It’s never ever been the law that you have to get an inventory, but if you do have one, one that is preferably prepared by an independent business, it will make life easier for you to be able to deduct monies from a tenant’s deposit to make good any damage done.

The Importance Of An Inventory

The inventory is only good if it’s accurate, so all defects have to be observed. Some landlords don’t realise that, although descriptions can appear uncomplimentary, it’s these descriptions that will enable them to confirm whether a tenant caused harm. Therefore, they need to be known.

Photographs are usually invaluable to go along with explanations. The images are going to immediately show the difference between a property on moving in compared to moving out. It’s an easy guide, but there should also be a written description of what has changed.

It’s suggested that a home is cleaned to a professional standard for the beginning of a tenancy, paying specific care to carpets, upholstery, curtains, bathrooms and kitchens. If something is soiled at the beginning of a tenancy a tenant can’t be charged to clean it at the conclusion. Landlords may also be encouraged to remember all receipts.

When a tenant is prepared to transfer right into a property, they need to proceed through the inventory carefully and also sign to accept the problem inside the article is as stated. If they have some discrepancies, they should be rectified or mentioned on the listing and initialled.

Inventories and check-ins… aren’t they pretty much the same thing? Do you really need to have both? Well, yes and no. They are similar, but they’re not the same and they do different jobs. As for whether or not you have to have one, that’s your choice – but we always recommend you do. It keeps your investment safe, and helps your tenant feel comfortable too. Let’s look a little closer at each of these reports and determine what the differences are.

The Inventory

When a new tenancy begins it is crucial to have a new inventory report carried out too. At Looksy Inventories we thoroughly and carefully inventory the condition and cleanliness of the property before the next tenants move in, giving you – and them – complete peace of mind.

Our inventory reports contain information on the condition of the walls, floors, and ceilings. We count the plug sockets. We note colours and patterns. We spot issues that you may not have noticed. We make sure you’re aware of it all. This accurate and detailed account on the condition of your property makes being a landlord or managing agent that much easier.

The Check-In

Whereas the inventory is ideally carried out by the inventory clerk by themselves, the check-in is carried out when the tenant is moving in. The inventory clerk will walk through the property with the tenant, pointing out anything that was noted on the inventory. This way, the tenant is made aware of any issues.

When the check-in is done, the tenant will sign the inventory to say they agree with it, or they will request changes.

Why It Matters

If there was to be any kind of dispute when the tenant moves out, the original inventory, agreed by both landlord and tenant, can be used to determine the condition of the property at the beginning of the tenancy. Without these reports, the tenant would not be able to be held responsible for any damage – who’s to say it wasn’t there before they moved in? Without the report, there is no proof either way.

Although most landlords will agree to having an inventory carried out, not as many choose to have a check-in done for the same property. Ideally, you would choose both to ensure that everything is as it should be.

For more information, please don’t hesitate to contact Looksy Inventories today – we can help you get the job done.

Looksy Inventories is a family run, independent, small business. A husband and wife team who want to enjoy their work, have more time for their family, but work hard in the process. We’re not a large corporation, we’re not a franchise with a huge back office behind us. We’re just us, just Looksy Inventories, just here for you.

Contact us today to find out more.

Nearly two out of every five tenants might be mistakenly losing their deposit money for claims on what is really fair wear and tear, a study indicates.

A survey of 2,000 tenants by Nationwide requesting explanations as to why renters have lost their deposit money found that thirty-nine percent had gotten deductions at the conclusion of the tenancy for basic wear and tear.

The research did not delve into the amount of the damage, but comes despite assistance from the deposit safeguards systems declaring that landlords must allow for “fair wear and tear” when considering deductions.

Assistance from the Tenancy Deposit Scheme (TDS) stated this ‘fair’ usage is among the primary disputes.

The TDS stated an adjudicator would permit fair usage based upon the duration of the tenancy, the number and age of the occupiers, and also the quality and state of the property when they first moved in. So clearly, having a thorough inventory is going to clear up at least that last point – if the previous tenants left the property in a bad state, why should the current ones be penalised?

This was not the sole reason behind deductions, with forty-one percent losing money due to lack of cleaning (and this number rose to sixty-eight percent for 18 to 24-year-olds).

One in seven had at least part of their despoit debited for redecorating expenses and twelve percent had been charged for damage to contents. Another five percent needed to cover damage to the building itself, and four percent had cash taken from their deposit for rent arrears.

When tenants did get their deposit returned, the typical time it took was 1.8 weeks.

Nearly half (forty-six percent) of private renters surveyed received the deposit back within 30 days of leaving, and almost one in five (eighteen percent) have been created waiting even more than three weeks along with an additional one in twenty five (four percent) waiting for over six months.

Paul Wootton, director of specialist lending for Nationwide, said: “While our investigation indicates that the majority of landlords return tenancy deposits fairly and quickly, it spotlights areas of confusion over what can or can’t be debited from the deposit.

“Both landlords and tenants are able to take steps that are simple at the beginning and end of every tenancy to guard against discrepancies and also understand their personal duties – causing a much better experience for everyone.”

Now, it’s clear that Looksy Inventories is going to suggest that a good inventory is one of these safeguards against fair wear and tear or anything else – but it’s true. So get in touch today to find out how we can help you.

We are all saying it, aren’t we: these are the strangest of times. And because of that, there are a number of things that are happening in all sectors that would never have happened before. In the rental sector, landlords might be finding that their tenants – tenants they’ve never had issues with in the past – are asking for a rent payment holiday due to lockdown and coronavirus.

In normal circumstances, most landlords wouldn’t need to be asked, and most wouldn’t agree even if they were. But right now, the government has put measures in place that mean landlords should be giving rent payment holidays when they can. It’s just a temporary thing; the rent would still need to be paid, it would just be delayed.

Yet not all landlords can afford to do this – they’ve got their own bills to pay too, and if they’ve not been able to negotiate a mortgage holiday on the property, there could be problems for them that seriously impact their future.

The Landlord’s Dilemma

Understanding, flexibility, and communication are going in order to be crucial in order to work through this, as well as to devising realistic repayment plans. For instance, you cannot look for double rent for the subsequent three months as this is simply not going to be possible.

It is a hard harmony to achieve, but if you’re considering what to do, here are some questions you might want to ask your tenants before you decide whether to allow a rent payment holiday or not.

Ask The Right Rent Payment Holiday Questions

1. Ask the tenant if they have been made redundant or been furloughed. There is a difference – made redundant and they might have a small payment but no income. Furloughed, and they should be getting at least 80 percent of their salary from the government’s scheme (and the other 20 percent is meant to be topped up by their employer). Do they really need a rent payment holiday in that case?
2. Can they supply proof of their current situation from their employer? This could be useful if you need to ask your mortgage provider for a mortgage holiday as you can explain that your tenant is having issues.
3. Have they developed an expenses spreadsheet to show their monthly budget?
4. Are there any loans or credit cards that payment holidays can be taken out on rather than causing issues with your rent?
5. Do they have savings? Tenants might be unwilling to make use of savings, but they may have to – we’re all having to use money we would rather use elsewhere if the furlough issue has been handed to us.
6. Is there anybody else residing in the home who can help? Or is there a family member who can assist in any way?
7. Make sure they know their rent remains legally due and will be a debt if they don’t pay – ask them if they are away of this, as it might be the catalyst they need to look at their savings or ask for family’s help.
8. How do they propose to pay back the rent payment holiday amount?
9. Would a rent reduction be better?

Finding out as much as possible about the situation, the reason for asking for a rent payment holiday, and what the tenants hope to do in the future regarding the debt is crucial – only then can landlords make an informed decision.