All posts by Lisamarie

Vetting tenants is crucial. If you’re a landlord, locating the perfect tenant can make your life a lot more straightforward. The difference between getting a dependable tenant in your rented accommodation and an unreliable tenant is huge – it could even be the difference between getting a rent payment and not getting one at all. Plus, a good tenant will take care of the property, stay in contact if there is a problem (and respond to you if you contact them) and, when they leave, they’ll leave the place in exactly the condition you want them too – as evidenced by your inventory report.

Yet vetting tenants isn’t something that all landlords do. A letting agent will, of course, take on this task, but if you’re renting without using an agent, it really is so very important to carry out the right checks before allowing someone to live in your property. Of course, it’s true they might pass all the checks and still be terrible tenants, but if you don’t even try, you’ll really never know.

Vetting Tenants’ Affordability

Ensuring a tenant is going to be able to pay their rent is one of the most fundamental checks that you are going to need to carry out. If tenants do not pay promptly, landlords will struggle – it’s that simple. This is a business, and without an income that business will fail. If you have a mortgage to pay, then it becomes even more difficult when tenants don’t pay. Confirming a tenant is able to afford to spend their rent is a sensible step, and ideally you want to be looking at an income that is around 2.5 times the rent.

Payslips are the best way to gauge just want income is coming in, and asking for a reference from an employer shouldn’t be a problem either. A bank statement is going to give you plenty of information, as will knowing what rent they are currently paying. Taking all of this into account, you can work out how well a tenant can afford your rent.

Credit Checks

Landlords can often balk when they think about getting credit checks done. However, it is viral when vetting tenants. If a tenant has endured financial issues, it might influence a landlord’s decision about them. It might be that the economic challenges are actually in the past, with the applicant currently being in a stronger economic position now, in which case there will be proof of that. Either way, it’s important to know.

References

Contacting the tenant’s last landlord and asking for a reference about them is yet another sensible approach for landlords. If a tenant has triggered other landlord’s troubles, you might not want to risk them doing the same to you. There might be reasons the applicant had trouble with a particular landlord, and of course, you can dig deeper and find out the whole story, but again, the more information you can gather when vetting tenants the better. Yes, it will take you longer, yes it will cost you more, but the cost and the time and energy it will take if you don’t carry out these checks and something does go wrong will be much worse.

If you are a landlord looking for assistance in locating and vetting tenants and you don’t want to do it yourself, your best option is to find a good letting agent to help you. For peace of mind, it’s worth it.

There has been a massive jump in enquiries for pet-friendly rental properties. Requests are currently up by fifty percent on usual levels. And it’s all down to the coronavirus pandemic. But is renting with a pet going to become any easier?

Or rather, it’s lockdown that has caused the trend. People have been lonely, and have either got a pet or at least thought about getting one, the delay perhaps being that they cannot have one right now due to their landlord not allowing it. So, wanting a pet or having one already, and the larger numbers thinking in this way, means that the next property these tenants are going to be looking for should take pets. Hence the increase.

As lots of people, as well as their companies, have realised that they are able to work at home, and companies are actually considering ways for home working to be normalised, folks are actually reassessing if it’s feasible for them to get a pet. This means an increased need for pet-friendly rental properties. Landlords will discover in the coming weeks and months that they might well have to adjust and review their policies if they would like to let their property quickly, or even at all. Renting with a pet is becoming the new normal and landlords must be aware of this change.

Why Not Pets?

The worry for virtually all landlords is that pets result in much more daily wear and tear than individuals on their own. That said, folks with pets will generally remain in the exact same spot for more time, so they can help to reduce the danger of a landlord having to keep looking for new tenants. It might be a better option all round.

With regards to decorating, carpets are a lot more apt to show harm than a wooden floor. Laminate is actually cheaper to install and tougher to scratch, although a scratch on a hardwood floor is easier to repair.

So the answer here is simple; don’t have carpeting, have hard flooring instead. If the tenant wants to add a rug for additional comfort, that’s their choice, but at least your carpets won’t be ruined by their pet, and you can let the property much more quickly.

Other adaptations to look at for those renting with a pet would be very simple modifications like a cat flap. Either install one yourself, or allow the tenants to if they want to. Plus, you may decide to upgrade your end of tenancy procedures around cleaning, for instance, and having an inventory done as well as a proper check-out will help immensely when it comes to determining if any damage has been done.

Remember To Advertise The Fact Of Renting With A Pet…

If you decide to allow pets, be sure you update listings right away to maximise the chance of you getting the right tenant. If you make sure to advertise the fact that you accept pets, you’ll certainly get a lot more interest, and certainly more than those who says no pets or don’t mention pets at all, forcing the potential tenants to enquire.

The Tenancy Agreement

Landlords are within their rights to include things like an understanding in your agreement about trying to keep the property thoroughly clean, or perhaps covering the costs of a one off deep clean at the conclusion of the agreement. You should think about a larger deposit to cover any more potential damage, or perhaps increase the amount of interim inspections you have carried out.

Any stipulation surrounding renting with a pet have to be agreed by both parties at the start of the tenancy.

Renting is more popular in the UK now than in the previous ten years. In 2017, 4.5 million households were living in rented accommodation, in contrast to 2.8 million a decade prior. It’s obvious from that leap that there tend to be more of us favouring the simplicity of renting a house instead of saving for a hefty deposit in order to own one. So, even though many have aspirations to get on the property ladder, it is evident that for some being a tenant is actually a far more appealing option.

In the event that you are presently renting and would like to know why this might be better for you than purchasing, below are several top reasons why it can make good sense to stay put.

Freedom and Flexibility to Move

Whether you are a first time buyer or you are buying your next property, dealing with the property market can easily be a long, hectic process. Keeping the freedom to move around without needing to be concerned about being a part of a chain or even being gazumped at the final second is actually a significant draw for renters.

Don’t Limit Your Life

As a tenant, you have a specific idea of just how long you are able to remain at the property, and that means you are able to simply begin searching for alternative accommodation if you don’t wish to renew the tenancy at your current place. This can be particularly advantageous as you are able to relocate to a completely different area, city, or perhaps country when your agreement comes to an end with no hassle (apart from the general hassle of moving house, that is!).

Sometimes, you may be in a position to end your contract early which adds yet another degree of flexibility. Should your circumstances change and also you have to move on fast, this is especially helpful; if you were tied into a mortgage it might be impossible.

No Mortgage to Pay

A mortgage is an enormous debt. Actually, it is probably the biggest debt you’ll ever take out and it takes decades to pay off in most cases. If a homeowner has to miss a payment, their credit will be negatively affected, and they might even lose their homes.

While there are repercussions to think about if you stop paying your rent, like the risk of eviction, you’ve much more chance to search for rental properties at a price tag that fits your income should your circumstances change. An understanding landlord will be helpful too, but either way, if you lose your job or have to take time off, it’s much simpler to keep going when you rent.

Mortgage Payments

As a tenant, your rent is set by the landlord. If they want to increase it, you can choose to stay and pay or leave. It’s simple. If you have a mortgage, the repayments are affected by interest rates and if the interest rates rise and the payment increases, you are tied into paying the more expensive mortgage. You can look around for a better deal, but this can be costly due to arrangement fees, and you might even have to deal with an early repayment fee too.

Less Work For Renters

Being a homeowner would mean you’ve responsibilities towards the property you own and these can be costly. Everything from ensuring the roof is in good repair to checking out the boiler is in working order are issues you need consider.

Renters, on the other hand, are not accountable for the upkeep of the property in the same way. You do still need to be careful with the property – remember, it’s your home but it’s the landlord’s house – but any major repairs should be dealt with by the landlord, unless your tenancy says otherwise.

Renting Is Lower Cost

The price of moving home as a homebuyer is pricey. With estate agents costs, legal costs, stamp duty as well as removal expenses you can very easily be taking a look at a good few thousand on top of the deposit you had to save up for.

When you start a new tenancy, there will be a five week deposit plus the first month’s rent, and that’s about it apart from hiring a removal company too. Much, much cheaper.

Have you ever stopped to think how just a few small things – or one larger thing – can make a difference? It can be the difference between a good day and a bad one. It can be the difference between success and failure. When you’re a landlord or a tenant, it can be the difference between an easy end of tenancy and a difficult one. The inventory clerk can make it a simpler process for everyone.

Think of it this way; if there is a ripped carpet, a marked wall, a broken window, or any number of ‘small’ issues with the way a property is left after a tenant has moved out, it will clearly have an impact on their deposit. That is what the deposit is there for, after all. It’s a bond which will be paid back if the tenant has left the property in a satisfactory condition. If not, the deposit can be used to pay for repairs and cleaning. It’s a good system which helps both tenant and landlord when used in the right way.

Yet it can also, clearly, be problematic. In order to minimise (and ideally eliminate) any arguments, a professional inventory clerk can be hired to carry out an inventory of the property. In this way, it is quick and easy to see at a glance what damage the tenant caused, and what they inherited when they moved in.  

What Is An Inventory Clerk?

An inventory clerk is a highly skilled individual who makes in depth notes relating to the contents and condition of a property before it’s let to a tenant. An inventory clerk may also conduct mid-tenancy inspections on a property, and return once the residency has ended so as to match the current property condition to the initial condition as stated in the inventory. Ultimately, the return of a tenant’s complete deposit is going to relate to the condition of the property once the tenant leaves, excluding standard wear and tear.

A property owner commonly asks for a deposit to be paid by new tenants, usually the equivalent of five week’s rent. That deposit is kept in a tenancy deposit scheme (an official one, of course) until the renter leaves the property.

Why An Inventory?

An inventory, carried out by an experienced inventory clerk, is in the best interests of both the owner and also the tenant. This ensures that there are fewer problems once a tenant leaves the property, as all aspects of the property are noted in the inventory report. These reports should be read and signed by the tenant and landlord on the day that the tenant moves in. This shows both parties what the current condition of the property is, and of both parties agree, should anything be different when it comes time for the tenant to move out, it is easy to point out and detail with.

The inventory report can list everything that’s within the property as well as the condition. This can include heating appliances, extractor fans, cupboards, plug sockets, door frames, smoke detectors, curtains or blinds, flooring, light fittings, walls, ceiling and doors.

In addition to those fittings and fixtures, any piece of furniture that belongs to the owner should be mentioned, in addition to descriptions of their condition. It is very important that any marks, chips, or damage are reported in the inventory to confirm that the tenant isn’t accountable for any damage when they move out.

Looksy’s inventory reports also will include utility readings: electricity, water and gas.  The report should contain plenty of photographs as proof of what is being noted.

For landlords, hiring an inventory clerk saves you time and prevents future problems. An expert service ensures that everything is noted in the report, and you gain peace of mind. As an inventory clerk is freelance and unbiased (or should be), they’re going to be able to look at the property objectively.  

For more advice and to book an inventory, please get in touch with us today.

Landlords and tenants alike have to be careful when it comes to changing the locks on a rented property. Although the landlord might own the property (or at least have a mortgage on it) they are renting out, they have to aware that this is someone’s home, and that the person living there has a right to feel safe and secure. Tenants are, in fact, granted a ‘right for quiet enjoyment of their rented property’.

Equally, although the tenant lives in the property and calls it home, they have to understand that, ultimately, it belongs to someone else, and that someone else – the landlord – must be in control of the property.

This means that, apart from in a few situations and usually with the tenant’s permission, the landlord can’t change the locks in the property and vice versa.

So just when can the landlord or tenant get away with changing the locks on a rented property? Read on to find out.

Changing The Locks On A Rented Property Between Tenants

The ideal time for a landlord to carry out changing the locks on a rented property is in between tenants. Despite the fact that the rental agreement may well have said that no copies of keys should be made, it could be that this has happened, and that keys have been given to friends and family members, cleaners, contractors, or anyone else who might have needed to access the property when the tenant wasn’t home.

The fact that the tenant has moved out should mean that none of these people need to use the keys anymore, and ideally they will either be handed to the letting agent or inventory clerk at check out, or disposed of.

Yet sometimes this doesn’t happen. And to be on the safe side, and to ensure your new tenants are completely safe and secure, it’s a good idea to change the locks. Everyone’s happy, there can be no issues, and you have control over how many keys there are again (for now, at least).

Changing The Locks On A Rented Property If Keys Are Lost

What should a landlord do if a tenant loses their key and can’t get into the house? In most cases, they don’t need to do anything – the tenant will need to fork out for a new lock and they will also need to inform the landlord. Sometimes this just can’t be helped; if the tenant needs to get inside because they’ve lost their key or locked themselves out and they’ve exhausted all other options, there is nothing else to be done.

In this case, it will be down to the tenant to organise changing the locks on a rented property, and they will need to pay for it too.

What If There Has Been A Break In?

If someone has broken into a property changing the locks should be a priority. The lock itself might be damaged so that the property is longer secure, or the thieves might have stolen keys (or have a key) enabling them to return… either way, changing the locks on a rented property if there has been a break in is essential.

But who is responsible?

Well, this one is going to depend on the circumstances. If the lock or door was damaged during the burglary, it is most likely to be the landlord’s responsibility to fix the damage and change the lock at the same time – and this is probably going to be covered by insurance. If there was no damage (or if the door had been left unlocked, for example), it is probably down to the tenant to deal with.

This is why it’s important to have a good relationship between the tenant and the landlord so that, should any issues occur, they can quickly be discussed and a course of action decided on.

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.

Rental Property

It’s the Chelsea Flower Show this week, and although this year – for obvious (coronavirus) reasons the event is actually a virtual one, it’s still a feast for the eyes and we encourage everyone to take a look online to see the beautiful and innovative displays (check out the link here: https://www.rhs.org.uk/shows-events/virtual-chelsea).

All this talk of gardens and plants and beautiful things got us thinking at Looksy about how to manage garden maintenance in a rental property. There are a number of things to consider when you delve deep down into the subject, and we’ve put together just a few ideas for you here.

The key, as with any kind of tenant/landlord interaction, is understanding. A neglected garden is going to make any property look bad, and the kerb appeal will quickly disappear, but having some rules in place and knowing exactly what the tenant can and can’t do is crucial.

Low Maintenance

Before your tenants move in, you should assess the garden of your rental property and think about ways to make it more low maintenance. If it’s a small garden, this can mean installing a patio (and removing some of the lawn to do it), replacing grass with Astroturf, and putting up fences instead of hedges. This kind of garden will take very little effort to keep looking nice, and the tenant can add their own take using planting boxes and urns if they want to. Otherwise it’s a quick mow and a sweep up and it will look as good as ever.

Are They Gardeners?

If the garden of the rental property is one that is going to need a lot of looking after, and you don’t want to change it or don’t want to spend money making it easier to deal with, you’ll need to speak to the potential tenants before they sign anything. Make sure they are aware of what you need them to do with the garden and how you expect it to look – keen gardeners will be happy to get involved, and those who might not want to carry out these tasks can walk away before they sign up to something they don’t think will fit with their lifestyle.

Hire A Gardener

Something that some landlords are happy to do is hire a gardener. The price can be included in the rent, and it means that the outside spaces will always look attractive and the tenant won’t have to worry about doing any of the work if they don’t want to. Again, this is something that you should make the tenant aware of before they agree to the rent; most will be pleased to find there is an added benefit, even if it means they are paying out more each month.

Use The Tenancy Agreement

If you are worried that your property might start to look neglected because the tenant isn’t doing any work in the garden, and to stop any confusion about who is responsible for what, use your tenancy agreement.

If the ‘rules’ are written out in your tenancy agreement, there can be no arguments, and it makes life a lot easier for everyone involved. This is why having a tenancy agreement is so important, not just for garden maintenance but for every aspect of the tenancy.

Get An Inventory Done

Having a good, thorough inventory carried out at the beginning of the tenancy, and ensuring there is a professional check-in and check-out service, means that the exact condition of the exterior of the house will be recorded. If there are any disputes, the inventory is one of – perhaps the most – important documents you’ll have. Using the report, you’ll be able to show what the garden looked like before anyone moved in, and what it looked like at the end of the tenancy.

If the tenant has left it in a bad state of repair and their tenancy agreement states that they must maintain the garden, the proof is right there in the inventory report.

Get in touch today to book your inventory and give yourself complete peace of mind in the process.

Looksy Inventories – Inventory Reports

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.

Check Ins

The day has come – your new tenants are moving in. What do you need to do? The only thing you really need to think about is ensuring that Looksy Inventories are booked to carry out the check in process on your behalf.

At check in we will hand over the keys to the property and make a record that this has been done. We will take final meter readings. Plus we’ll walk the new tenant through the property and the inventory to make sure they are happy before they sign the report. We then leave them to unpack and settle into their new home, and you can relax knowing that the job is done.

Check Outs

After a while, be it 6 months, two years, or a decade down the line, your tenants will decide it’s time to move on. When this happens, Looksy Inventories will carry out the check out report on your behalf. Using the original inventory as a guide, we will document (including photographs) the condition of the property and compare it against the condition it was in when the tenants move in. This is hugely important, as any discrepancies will need to be discussed before the tenant’s deposit can be released.

The difference between damage and deterioration and fair wear and tear is something that an experienced inventory clerk will be able to determine, and we can advise the landlord or managing agent accordingly.

Finally, the keys will be collected (and returned to the agent or landlord) and final meter readings taken. All parties will sign the report, and you can start getting the house ready to go back on the market.

Interim Reports

The interim report that Looksy Inventories carries out for landlords and lettings/managing agents something that can offer total peace of mind. Whether it’s quarterly, six monthly, or annually, having a professional book an appointment with the tenant to carry out an inspection means that your property will be well looked after at all points during the tenancy.

This interim reporting system also means that any issues can be ironed out sooner rather than later. A tenant may be more comfortable speaking to an inventory clerk than going direct to their landlord or managing agent, so these regular inspections give them the opportunity to mention items that need to be attended to. Our experienced clerks can then determine the urgency and nature of the issue, and report back quickly.

Legionella Risk Assessments

Looksy Inventories is also able to carry out domestic legionella risk assessment reports. As part of being a conscientious landlord, understanding the potential dangers that legionella bacteria can pose is essential. Our easy to understand report will detail any remedial work that may be required and give you an overall risk rating so that you and your tenants know they are safe and sound.

Please note: Looksy Inventories does not carry out remedial work – our advice is entirely objective and although we can offer guidance, the final decision regarding any works to be done must be the landlord’s.

About Looksy Inventories

At Looksy Inventories we are passionate about property. We have been tenants and we have been landlords, and we understand the complex nature of the relationship between the two. Having a professional, experienced inventory clerk on hand to carry out reporting is a way not only to protect your property but to protect your reputation and your tenants.

The understanding of the inventory process and its importance for landlords, agents, and tenants has been painstakingly gained, and we are proud of our excellent reputation for carefully carrying out inventories, check-ins, and check-outs. Contact us today to book an inventory that is carried out efficiently and professionally every time.

It has been a long few weeks, but now, with the news that letting agents are able to show prospective tenants around properties once more (ever since 13^th May 2020), it seems that the floodgates are opening and landlords who were unable to rent their properties out during the initial stage of the UK’s coronavirus lockdown are keen to get the process started and the rent coming in.

Yet care does need to be taken. Rushing at this point and not paying attention to the safety aspect of letting a property could do more harm than good. Yes, the economy will bounce back more quickly when the housing market starts to move again, but if attention is paid then lockdown could become more restrictive once more and all that hard work and patience will have been for nothing.

There is updated guidance on moving home, for example. In that document, it states that “the process of finding and moving into a new home will need to be different, given those involved in the process will have to adapt practices and procedures to ensure that the risk of spread of coronavirus is reduced as far as possible. This will include doing more of the process online, such as virtual initial viewings; vacating your current property whilst other people are shown around; and ensuring your property is thoroughly cleaned before someone else moves in.”

But what about property inventories? Letting agents still need to engage an inventory clerk for the work to be carried out, and since one of the most important skills that an inventory clerk can have is to be observant and to look closely at each room in a property, this is not something that can really be done remotely. At least not in a satisfactory, high quality way.

The good news is that inventory clerks are masters at social distancing, and have been even before the coronavirus pandemic. With or without the threat of COVID-19, as an inventory clerk there is no need for others to be in the property at the same time as you; in fact, it’s far better when they aren’t there as the job can be done more speedily and efficiently.

Ideally the property should be empty of not only people but of things too… so since there are no possessions within the house or flat, there is nothing for an inventory clerk to touch which someone else can pick up later, and this will also reduce the risk. Although, of course, an inventory clerk will need to open doors, windows, look in drawers, and more, as long as we wear gloves and use hand sanitiser, there really is very little risk. Plus, the house is likely to have been thoroughly cleaned before our arrival – thank you, wonderful end of tenancy cleaners – thus making the job an even safer one for everyone involved.

As for us here at Looksy Inventories, we are more than ready to get back into carrying out thorough, high quality inventory work during the second stage of the UK’s coronavirus lockdown period. With our gloves and masks and hand sanitiser at the ready, we can collect keys and drop them back off whilst still adhering to social distancing measures. Just get in touch with us today to find out more about how we can guarantee to keep within current guidelines and get the job done – and done well.