Tag Archives: Property Care

11Jun 2013

Utility Companies Who Expect More Money Cause Headaches in Rental Properties

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By Craig Smith

Utility Companies

Over the past few years we have seen an increased amount of people who have some form of poor credit. It doesn’t seem unusual these days for someone to have a CCJ or a repayment plan with a debt management company but it sometimes the lesser known about forms of debt management that can have a knock-on effect for other people.

For instance, most gas & electricity suppliers will install pre-payment meters if a customer is constantly late with their payments or doesn’t pay at all. This might seem like a fair form of punishment for non-payment but it is the Landlord and even the next tenant who are left to pick up the pieces.

One property that we manage was fitted with pre-payment meters for that reason and this was only found out when the tenants moved out. (The utility companies have no dealings with the agent or Landlord once the tenant is responsible.) The Landlord ended up having to top up the meter once the tenants had left as it had still been left in debt and to ensure it was kept topped up to keep the heating etc ticking over. Then, when the new tenant moved in, the energy company stated that the new tenant should pay on time for the next 12 months before they would even consider changing the meters back again!

There is one certain company that ask for a deposit of £100 each for gas & electricity supplies otherwise they will take further action. Just a few weeks ago we had a property come empty that was supplied by Utility Warehouse and they requested such a deposit. They informed us that the deposit would only be waived under 3 circumstances. The first was to setup a monthly direct debit for the payments which is unnecessary as the property would only be empty for a few weeks. The second was to have prepayment meters installed which would cause yet more disruption to the Landlord and the property. So, we opted for the third option which was to change to another supplier.

All this is just so much hassle considering only a small amount of energy is used during an empty period, and given the fact that we always take move in & move out meter readings for each tenancy there should be no incorrect billing whatsoever!

Going back to my first point here, how does any of this help somebody who has had financial difficulty to get back on track?! Some of these utility companies seem determined to make life difficult and don’t seem to be able to make a reasonable decision for the right circumstances!

24May 2013

Local House Fire Raises Important Reminders

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By Craig Smith

2 Property Insurance 240513

In our local newspaper this week there was a story of a family who had been awoken in the early morning hours by a fire that had started in their kitchen. Thankfully, everyone escaped unhurt and it was the kitchen that suffered most of the damage. The story itself highlights two important issues not just for homeowners but also to those in rental properties as well.

Insurance

The first is that the lady in question did not have any insurance to cover the damage caused by the fire. There are a lot of people tightening their purse strings due to the way the economy is at the moment but we cant be sure whether this is the reason in this instance. The costs of food, fuel and energy have all increased no end over the last few years so it is no wonder some people look to cut costs elsewhere.

Insurance is never an area we would recommend scrimping on as, like it has here, it can backfire dramatically. The kitchen will probably need ripping out and a complete new one going in, which is most likely to be a cost of four figures at least! Compare this to the cost of the insurance and it is easy to make a decision as to whether the insurance is worth it.

It is easy to find the right policy you need especially with the help of internet comparison sites and brokers. It is usually the responsibility of the owner or Landlord to ensure the building is covered and the tenant to cover any accidental damage.

Electrical Safety

The fire itself was started by an electric can opener that had been left switched on at the plug. This highlights the second issue of the day.

Although it may be more convenient to leave electrical goods left turned on, the fire brigade and other safety experts recommend turning them off to prevent the likelihood of fires such as this. It is also a reminder that appliances, plugs and leads should be checked for any wear, frayed edges of potential hazards. Again, we don’t know the reason why the can opener had become faulty but couple an unsafe item with lack of insurance and it could spell disaster!

Other Important Safety Factors

Lets not forget that each property should have a working smoke alarm. We still hear of so many people who have the viewpoint that it will never happen to them but it could happen to anyone! Just last year there was a fire in a property that we manage, caused by a faulty kettle of all things! It was only the fact that the smoke alarms were working correctly that the tenant was alerted so quickly, preventing the fire from getting out of hand and keeping the damage to a minimum.

07Jan 2013

Coronation Street Raises Gas Safety Awareness

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By Craig Smith

They say there is a first time for everything and here we are commenting on a big issue made aware by a TV soap!

There is a storyline currently running where one of the residents in Coronation Street has suffered from carbon monoxide poisoning thanks to a dodgy boiler repair. This doesn’t just make good viewing but also raises the awareness of having someone competent to do the right job.

Competent Worker

The boiler had been repaired by a friend with some mechanical knowledge as a goodwill gesture. OK, this is soap land but these kinds of things could happen in your street. What starts as a helpful neighbour could turn into something disastrous if not done properly.

By law, anyone working on a gas appliance such as a boiler or gas fire needs to be Gas Safe registered and hold the necessary skills to carry out any works. Carbon monoxide has no odour and in many cases can kill or seriously harm someone without them having any idea there is a leak.

Work in Other Areas

The same principles apply to other times of work such as electrical installations & repairs and day to day maintenance. Electricians must hold the correct certifications in order to install or replace any fittings or appliance and in general day to day repairs, you wouldn’t ask a roofer to put up some shelves, would you?!

The Consequences

The results of a bodged repair can not only affect the people in a property but also the person who was responsible for the work. With regards to gas safety, the person responsible could not only be fined but could also face a jail term as punishment.

Always Check

This is the reason you should always check who is coming to work on your home. This is important not only if you are an owner occupier but more so if you are a Landlord. If you instruct someone who is not suitably qualified to carry out the relevant works, you could be putting the lives of your tenants at risk and could also be held responsible!

22Nov 2012

Rental Property Advice: Damp or Condensation?

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By Craig Smith

One common issue reported by a lot of tenants is that of damp appearing in a property. But it isn’t necessarily damp that is the issue as a lot of ‘damp’ turn out to be nothing more than condensation which can be cured with a few simple pieces of advice.

Condensation Problems

The majority of these issues are, of course, condensation. This can come about if there is a lack of ventilation in a particular part of a property where the moist air can’t escape. Although we are approaching the winter months and the temperature is gradually getting colder (although hopefully not too cold this year!) it is still important to ensure rooms are kept well ventilated, mainly when showering or cooking.

Both of the above generate warm, moist air which can mostly be seen on window panes. What can’t always be seen is the amount of warmer air that cant escape and will eventually appear as black marks or peeling paint on walls or ceilings. We tend to find that most of these reported problems occur in bathroom or upstairs bedrooms, bathrooms due to the obvious showering & warm water and bedrooms as a lot of people prefer a nice warm bed to go home to and leave windows etc closed.

Putting a Dampener on Things

The symptoms for damp and condensation can be very similar; typically a black or mouldy mark and a musty smell where it has occurred. When someone notices a mouldy or wet patch on a wall or ceiling it is easy to mistake this for damp, particularly in older properties such as Victorian terraces. Damp is usually caused when there is a leak of water into the property such as a leaking roof or gutter or water coming up from the ground through the walls.

The repair job might not be as big as it sounds and can sometimes be fixed with a couple of hours work from a local trusted builder. From experience in our office, items such as a slipped roof tile, blocked/broken guttering or a crack in the outside wall are the most common causes of this.

Putting the Damage Right

For condensation the best cure is to keep the affected areas well ventilated (for example, using extractor fans where there is one and opening windows to keep air flowing through) and to wipe down any areas where the mould appears to help prevent it spreading. It will take time for it to eventually die down but with some good ventilation and some old fashioned elbow grease you should soon notice the difference.

As above, damp may need a little more than just cleaning but a good builder can recognise exactly what needs to be done to cure the problem. Once the job has been finished you will probably need a few coats of good paint or stain block once the moisture has dried up to stop the marks from appearing again.

Big Difference

Condensation usually occurs higher up in rooms whereas damp can lurk around outside walls where moisture can come in rather than it trying to get out. Sometimes it is better to do some investigative work yourself before involving any costly call out charges.

22Jun 2012

Property Letting Advice: Pets Still Causing Issues for Prospective Tenants & Their Landlords

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By Craig Smith

If you are a pet owner looking to move into a rental property you will perhaps already know that finding a Landlord who is willing to accept isn’t as easy as it sounds! Many Landlords prefer not to accept cats and dogs due to the damage caused by them and irresponsible owners.

Of course, Landlords know that the majority of pet owners are responsible and wouldn’t have a pet in the first place if they weren’t going to care for it. The issue here is that it only takes one irresponsible owner or uncaring tenant to cause a huge amount of grief for a Landlord.

Tenant Referencing Prior to Tenancy

Most letting agencies, including us, have a process of referencing a tenant prior to them being agreed for a tenancy. The vetting process (no pun intended!) usually includes credit & employer checks along with a reference from their current Landlord. The credit checks won’t tell a Landlord if they care for their current property but their previous Landlord reference might just do that.

Credit referencing agencies usually ask the referee to complete a questionnaire based on how the tenant has behave or how they have performed their obligations. It is always difficult to give a bad reference as by doing this, a Landlord could find themselves with a tenant who is unable to move as no-one else will accept them! However, if someone refuses to give a reference they usually have a good reason why and this should start to ring alarm bells for the prospective Landlord.

Additional Deposits for Pets

As a general rule through Castle Estates we usually ask for an extra £100 in the deposit per pet, subject to the Landlords approval. (You will probably find that most agencies around the country have a similar system with the additional cost varying.) We find this works quite well as this re-iterates the point to the tenant that the property must be looked after because there is more money in the pot to be lost if they don’t and the Landlord can sleep soundly knowing that there is more deposit money available should it be needed.

Undeclared Pets Cause Upset for Landlords

Some tenants feel that they have to keep their pets a secret which is bad news all round. You will find that most tenancy agreements contain a standard clause that prevents any animals being kept at a property which means that, if the Landlord finds out about the ‘secret pet’, they could have valid reason to ask you to leave the property.

A recent case that came through our office was that of a tenant who had moved into one of our managed properties and, a few months into the tenancy agreement, began looking after a family members dog. To be fair, the tenant had suggested that the dog had no-where else to go but this shouldn’t have prevented them from asking for permission and instead they left it until one of our periodic visits when we found the dog sat looking up at us in the hallway! The Landlord in this instance was reasonable and gave the tenant plenty of notice for which to have the dog removed form the property and after a lot of aggravation (and damage to the property by said tenants) the property was eventually returned to its original state.

Pets That Leave Their Unwanted Guests Behind!

Another problem that we have heard is when a tenant with a dog has left the property and at the final handover, everything appears to be fine. It was only later on, once their deposit had been returned, and a viewing was taking place that little black blobs started to appear on the viewers’ legs. Fleas!

I looked into this and found that fleas can lay eggs and will only hatch when they are vibrated. Whilst they are laid on the back of a cat or dog this is usually only a problem for the animal but once they find their way into the carpets you probably won’t even know they are there! With this particular property being completely empty until the viewing took place, the eggs had lay dormant until the carpets were walked over again.

It is always a recommendation that any carpets or fabrics are thoroughly cleaned at the end of the tenancy and, if done professionally, keep the receipt as proof!

28Mar 2012

Lettings News: Are Tenants Fully Aware of Their Responsibilities?

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By Craig Smith

At the beginning of February we posted about how some Landlords might not be fully aware of their responsibilities when letting a property. The Landlord doesn’t just have responsibilities at the start of the tenancy but throughout as well and, likewise, the tenant must ensure that they keep to their side of the contract too!

Tenant General Repairs

Common sense sometimes needs to be applied with regards to how far a tenants responsibility would reach. For example, a tenant would be responsible for changing a faulty light bulb or mowing a lawn regularly. Believe it or not some tenants will ask a Landlord to do some of the simplest tasks!

Another common area of dispute between a tenant and Landlord is when drains or pipes become blocked. Usually, this cost of having a drain unblocked would fall to the tenant, especially if they have lived at the property for some time. Whilst most tenants do take care of the property they live in like it was there own, occasionally items such as wipes will find their way into the sewer system. Generally, the rule is if a tenant has caused the issue then the tenant would be responsible for the cost of its rectification and this rule extends to most of the fixtures & fittings of a property.

Wear & Tear on a Rental Property

Over time some items will become worn regardless of whether the property is let or lived in by an owner. Electrical appliances such as washing machines or dishwashers will no doubt eventually break down. Of course, if the reason for the breakdown is the fault of the tenant (for example no salt being put into the dishwasher) then the tenant would be responsible as they should treat the appliance as their own, or in a ‘tenant like manner’. If the appliance has been looked after and has broken down due to age then the Landlord should be prepared to bear the cost.

Wear and tear is easily explained on appliances provided at a property but less so on the actual décor. Again, a tenant should make sure that wallpaper, carpets etc are looked after but a reasonable amount of wear & tear should be expected. The number of tenants can also determine the amount of wear expected, a family of 5 might cause heavier wear than a single person for instance.

Who Looks After the Garden?

Most tenancy agreements will state that the tenant should take care of the garden. Occasionally Landlords might include a gardener in the cost of the rental, more often so with large gardens or those with large trees & shrubs. Tenants would be expected to keep any lawns mowed, borders free of weeds and keeping the garden tidy. This will depend on the individual tenancy and, if a tenant is unsure, they should always check before entering into a tenancy.

Best Advice

As an agent, we always make tenants aware of their responsibilities before they sign any agreements with us. This helps to avoid any disputes further down the line and we would urge all Landlords to do the same! 

01Feb 2012

Lettings News: Are Landlords Fully Aware of Their Responsibilities?

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By Craig Smith

There are many reasons why someone may want to let out their home. A lot of home owners at the moment are struggling to sell their property but still need to move on with their lives, perhaps a job offer in a different part of the country or moving abroad. Putting a tenant into the property can keep the mortgage paid and the house looked after whilst the Landlord is away.

Basic Health & Safety

A lot of these Landlords can come into this situation knowing nothing at all about renting a property and it is our job to keep them on the right path. The Landlord would be responsible for ensuring that the property is safe, for example ensuring that any gas appliances are tested annually and that anything that the tenants are left with a safe environment to live in. Don’t forget that Landlords can (and have been) jailed for failing to ensure that their rental property is safe!

Then there are the less well known items that can catch out unsuspecting homeowners, such as ensuring that stairways are safe. One property that we looked after for a Landlord had no banister rail along the stairway and although it did look great, something did need to be done before a tenant moved in to prevent any accidents occurring. A simple banister was fitted in order for the stairs to be deemed safer, the Landlord would much rather have a small expense at the start of the tenancy than a claim for damages from an injured tenant!

General Repairs

Repairs also need to be covered by the Landlord throughout the tenancy, not just to the building itself but also to any items that have been left for use by the tenant. Of course, if a property has been let furnished and a tenants pet has ripped the cover on a sofa then the tenant would be liable for the damage. But it is the Landlord who should cover any wear & tear such as a cooker breaking down or rotten window frames.

Who Can Carry Out the Repairs?

For general repairs such as gardening or decorating a lot of Landlords prefer to do this themselves which will help to reduce any costs but for more specialist items such as electrics, qualified contractors need to be used. Some of the most well known include using a GasSafe registered engineer for works to gas appliances and most electrical works that are carried out must now be certified under Part P building regulations. 

17Jan 2012

Landlord Advice: When Tenants Run Away From a Property

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By Craig Smith

Managing around 300 properties throws up a wide range of different tribulations from time to time but one that keeps appearing every now and then is a tenant that ‘does a runner’ from a tenancy. There are a number of causes as to why they may do this but usually this is due to financial problems on the tenants part.

Scared of the Unknown?

Perhaps one reason that a tenant may run from the responsibilities is that they don’t know how the Landlord will react to overdue or unpaid rent. From experience, a lot of Landlords are willing to work with tenants to reach an outcome that will suit all parties. For example, if the tenant is in rent arrears the Landlord may agree some sort of payment plan so that the tenant can pay the outstanding rent in smaller payments but, eventually, the Landlord still gets his rent.

Of course, not all Landlord are as reasonable as others but communication from the tenant is key. Again, most Landlords will be more willing to resolve any such matters with a tenant is they keep in regular contact and update the Landlord as to when payments may be made.

Extra Costs for Landlords

Another big problem with tenants leaving in a rush is the state in which the property is usually left. A recent case that we had of this included furniture, boxes if items and even childrens’ toys being left in a house! This is without mentioning any cleaning or redecorating that needs to be carried out due to tenant neglect.

If a deposit is held then a Landlord can take steps to use this either for rent arrears or for damages, or, depending on how much is held and how much reinstatement work is needed, perhaps towards both. Using the deposit towards the costs will help but initially, at least, the cost is usually borne by the Landlord.

Property Downtime Increases

Reading this now you might think that things aren’t too bad, get the decorators and the cleaners in and away you go again looking for another tenant. But think of this, how many tenants would be willing to take on a run down property? Fair enough the work may already be in progress but it is hard to see potential in a property that has been neglected. This could result in the property being empty for a longer period than it may usually do.

With an increase in the amount of time that the property is empty, coupled with the initial costs of any works could all add up to a rather large bill for the Landlord!

Can we Prevent the Tenant form Doing This Again?

The simplest answer to this is, unfortunately, no. A tenant will do whatever a tenant wants to do, whether it is right or not. There are ways of chasing tenants for rent arrears or dilapidations through the courts which could result in a tenant having a CCJ or some sort of judgement made against them. This could affect their credit rating and would almost certainly hinder their progress on any future tenant referencing. 

02Nov 2011

Property Landlord advice: Keeping the House Warm!

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By Steve Roulstone

At our office in Stafford, at this time of year, we like to remind our Tenants on behalf of our Landlords, especially in relation to their Insurance, that during the winter months they have the responsibility of keeping their rented property at the right temperature to combat our winter weather. We do this every year to ensure that property is left unprotected during holidays, be it skiing, a winter break or just over the Christmas period that Tenants are away, the home still needs protecting. Especially after the hard spells we experienced last year, which were a timely reminder ensuring we do not take any year for granted as far as the weather in this country is concerned.

Correct temperature recommended.

Of course one of the most important pieces of advice, in amongst information on emergency procedures and confirmation of responsibility, is the correct temperature that an empty house should be maintained at and it is this one figure that I wanted to highlight today, because should you ask any group of people what temperature they should maintain their own house at whilst away during the winter months, it would be my position that very few would be correct in their estimate!

Plumbers and Insurance agree.

The surprising thing was that the recommendation was agreed by both the Insurance companies (written as part of the policy) and the plumbers we spoke to, namely that the house should be kept between 12c and 15c. (I know that in my own house, and even in the rented property I now occupy, I have never aimed to keep the property at this figure) However, what matters here is that as Agents we advise the Tenants in a manner that they both realize their responsibilities and are advised in a way that the implications are understood.

Co-operation required.

If it is part of a Landlords Insurance policy that a minimum temperature be maintained when a property is empty, then it is important that Tenants are reminded at least once a year and that the reminder is timely, with the beginning of the winter being the best time to renew the instruction. There is no doubt that cold snaps such as we experienced last year may not come every year, but then there is just as much chance that they will and this is something that the Landlord cannot ignore, because should an Insurance Company be able to prove that a property has not been maintained correctly, then they have the ultimate sanction and could refuse to accept any subsequent claim!     

Clear advice and implications.

What we would all seek to avoid in such circumstances, is a situation where the Tenant can be held responsible for damage caused because they did not follow what was required of them so it is important that they are both made aware and advised of the clear implications that could follow from not carrying out there responsibility. What we do know from previous experience, is uncommon to popular belief, the majority of Tenants do understand and are sympathetic to what they need to do in these circumstances and therefore when advised properly and informed on time, they will co-operate and help to keep ‘burst pipes’ to a minimum! 

13Jul 2011

Advertising a Rental Property: Where and How?

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By Craig Smith

Each advertising platform may try to tell you that they are the best to market your property, whether it be online or in your local newsagents. But which really is the best way of advertising a property?

Internet Property Advertising

Well, I guess there can’t really be a right or wrong answer to this as there are so many factors to take into account. Perhaps the most wide reaching method is the Internet with, according to the Office of National Statistics, more than 30 million adults having Internet. In turn, some of the more widely recognised property advertising sites advertise using television and radio campaigns, which then generate more users for the agents using the sites.

It is a fact that most enquiries we take are from Internet sources. The majority seem to be either from our own website, Zoopla or Rightmove just to name a few. Some of these sites are particularly useful to working professionals who might not always be at home to read the local newspapers or they can perhaps even look whilst they are at work or travelling with the aid of modern mobile phones or a laptop.

As an ARLA regulated agent, Castle Estates also display available properties on Property Live (refer to our previous blog on agent regulating).

Your Local Newspapers

If you are looking to stay in your local area, most local newspapers have sections for property for sale and to let. The disadvantage to this is that it will only reach a local audience and won’t appeal to the national audience. We see a large number of professionals who move from various places around the country and even abroad for work or to be closer to family. However, newspapers might only be published once or twice a week, whereas Internet advertising can be changed as and when properties come available.

Of course, there are still a number of people who don’t have Internet access or prefer not to use it, which is where the local newspaper will reach more prospective clients. Most areas have a weekly free newspaper which will be distributed throughout the area and should reach a large number of people.

The Good Old Advertising Boards!

Some people will see boards displayed at a property as a nuisance, particularly if a number of properties are available in a small road. However, on busy roads and popular housing estates, these boards can generate a lot of interest in a property. A lot of people will see a board and then go onto the Internet to find out further information. They also come in very handy if your not sure whereabouts the property actually is!

So Then, Which is Best?

Unfortunately, there is no definitive conclusion on this. Each way of advertising has is benefits and disadvantages, which might suggest that the best way is to use all of them. The best would be whichever suits the clients that are being targeted, in our area there are rural villages where many people prefer a local paper than using the Internet, but also people relocating who find it easier to look at the up to the minute details on the web.