Terms & Conditions.
Intercity Accommodation
21 Moor Road Tel: (0113) 230 2303/ 230 2304
Far Headingley LS6 4BG
LEEDS UK
CONTENTS
Letting your property – questions and answers
Terms of business
Property information form
Fire safety regulations
Gas safety requirements
LETTING YOUR PROPERTY
SOME QUESTIONS AND ANSWERS
INITIAL ENQUIRIES
On your invitation, we will visit your property at a mutually
convenient date and time to provide you with a current rental
valuation together with an indication of its letting potential.
It is always useful for us to know what the minimum rental
amount is to permit us the flexibility to do business with
the best potential tenant rather than just the wealthiest.
Advice as to level and quality of furnishings, decor &
fittings would be available, all free of charge and without
obligation. If you decide to appoint Intercity Accommodation
we will market the property as soon as our management agreement
has been signed and keys are received. We will then undertake
viewings (always accompanied) with prospective tenants, seek
employers references, proof of earnings and undertake a legal
tenancy agreement on your behalf. A detailed inventory of
the condition of the property and its contents will be drawn
prior to the tenant’s occupation of the premises.
HOW MUCH WILL IT COST?
Each time that a new tenant is located a charge of £200
will be made. If an existing tenant simply wishes to accept
a further tenancy a small charge of £25 is made to reflect
administration time and costs. A commission of 12.5% (15%
for non-UK resident Landlords) of the rent will be levied.
No advance payment is required from you, as these charges
will be deducted from the rental income. The Agency will undertake
any advertising of your property that we feel may be necessary
and there is no charge for this. However in the unlikely event
that you wish specific additional marketing, we can discuss
with you and advise you on the likely effectiveness and costs
at that time.
WHAT IF I CHANGE MY MIND?
You are free to do so with written notice to our office at
any time whilst the property has not been let and no tenancy
has been agreed or is being considered on your behalf. If
an application for a tenancy is already being considered then
we will be in the process of taking up references for that
prospective tenant. If you wish to change your mind at this
stage then a charge the equivalent of one weeks rent will
be made to cover administrative costs incurred to date. Once
a tenancy agreement has been signed you cannot change your
mind nor can you change your mind during a tenancy. We will
always tell you when the tenancy agreement for your property
is due to end. Providing you give us written notice at least
two months before this end date then we can take steps to
cease the letting if you wish. Otherwise the letting will
continue until you give us written notice to stop.
HOW LONG MUST THE PROPERTY BE LET FOR?
The minimum period of letting is six months, which means that
you cannot gain possession of your property before six months
have expired. Longer tenancies are possible and we can discuss
the advantages and disadvantages of this if you so wish. Remember
that you can usually only obtain possession of your property
at the end of a tenancy agreement. Possession before the end
of a tenancy is possible only if the tenant has breached one
or more of the tenancy terms. It is always helpful if an indication
can be provided of the anticipated maximum duration of let.
Many prospective tenants may be deterred if the maximum let
is only six months. The recent 1996 Housing Act made it lawful
to enter into a tenancy of less than 6 months. If you require
such a short letting then we can discuss this with you.
CAN I STIPULATE THE TYPE OF TENANT I WANT?
Yes. You can also stipulate other conditions such as non-smokers,
no pets, no children, and no sharers. However it is important
to remember that the more conditions you impose the more limited
your choice of prospective tenants will be.
HOW CAN I BE SATISFIED AS TO THE CHOICE OF TENANT?
The practice of some companies is to charge commission in
advance for the entire duration of the tenancy regardless
of whether rent is actually received or not. Our charging
structure means that unless a tenant pays the rent due, we
cannot collect our commission. Clearly it would not be in
our interests to accept a tenant where we have any doubts
whatsoever as to their future conduct. At times of low demand
there may be pressures to secure a letting for a property
that may have been vacant for some time. However we would
rather offer you the option of employing another agent than
risk securing an unsuitable tenant.
WHAT GUARANTEE DO I HAVE OF GETTING MY PROPERTY BACK
If the tenancy has expired and no less than 2 months notice
has been served then possession is guaranteed. If possession
is required during the term of a tenancy then you must be
able to prove (to a court if necessary) that your tenant has
actually done something which is in breach of the tenancy.
There are 17 grounds that may be relied upon of which 9 are
discretionary and the remainder are mandatory. An example
of a discretionary ground is one where the tenant has not
taken good care of the premises. The courts decision as to
whether possession is awarded or not depends entirely upon
the circumstances of the case. An example of a mandatory ground
is one where the tenant has accrued two months rent arrears.
Such decisions would be made by the County Court.
DO I HAVE TO TELL MY BUILDING SOCIETY?
If you have borrowings secured against the property then yes.
The lender may impose certain conditions and they may also
wish the Agency to serve your tenant certain notices. You
must also inform your insurance company that your property
is going to be tenanted.
WHAT ABOUT THE SERVICE BILLS?
Unless you agree otherwise, the tenant is responsible for
the payment of gas, electricity, water rates, council tax
(or equivalent) telephone account and personal belongings
insurance. The Agency would always take meter readings for
the gas and electricity supply immediately before and after
each letting with details being advised to the appropriate
authorities direct.
WHEN WILL I RECEIVE MY RENT?
The tenant’s obligation is to pay rent within 7 days
of the 1st day of each month. You can expect to receive your
net rent as soon as your tenant’s payment has cleared
the banking system. This will usually be before the middle
of the month. It will be paid directly into your bank account
and a statement will be posted to you. If your tenant is due
to vacate the property, then rent will paid by the middle
of the month following vacation in anticipation of ant repair
expenses that may be incurred during the last month. Rent
may also be carried forward if a repair invoice is anticipated
during the course of the letting. Interest will not be paid
on money which is retained providing that the retention is
not unreasonable.
WHAT ABOUT REPAIRS?
As a general rule you would be expected to repair/replace
as required for any breakdown or deterioration of the property
or its contents. You would not normally be expected to improve
the property beyond its original condition although you may
wish to do so to ensure a long and successful letting. We
will ask you whether you want to arrange for repairs yourself
or whether you wish our office to arrange them on your behalf
or indeed a combination of both. The Agency can use your appointed,
qualified tradesman providing that s/he is able to respond
with reasonable speed to instructions. This is vital to retain
the confidence of tenants. The Agency will always appoint
our own contractors to deal with emergency repairs in your
absence and out of office hours. A charge based on 10% &
VAT of the invoice cost will be levied in respect of administrating
repairs on your behalf. The Agency also offers an insurance
policy at a cost of £7.35 per month, which provides
free labour and parts for most urgent repairs (excluding central
heating boilers). The policy offers a response time of 4 hours
which in our experience is generally maintained. A specimen
policy is available upon request.
WHAT ABOUT ANY DAMAGES OR RENT ARREARS?
A deposit will always be claimed in advance from your tenant
which will generally be the equivalent of one months rent.
Careful selection of tenants mean that damages are rare but
in this unlikely event the tenant will be responsible to you
for damages which exceed the value of the deposit held. Larger
deposits (up to a maximum of 2 months rent) can be requested
although this is a practice more common in London and may
deter a speedy letting. A detailed inventory of contents will
be drawn prior to each of every new letting, which you may
inspect upon request at any time prior to or during the occupation,
by your tenants of your property. This will then be used on
your tenant’s departure to check the property. Deposits
are returned once your tenant has given vacant possession
of the property. You are welcome by prior appointment to inspect
the property at the same time of the check-out by prior appointment.
Any claims for unreasonable wear and tear (that have not already
been identified by the Agency) must be made within 7 days
of the tenant’s vacation. If your tenant does not pay
his rent or the cost of any damages then we will advise you
how you can apply for possession of the property. Although
the Agency prides itself on never having had rent arrears
on any client’s account, we are nevertheless able to
offer insurance policies in respect of this risk for most
lettings.
WHAT ABOUT LEGAL COSTS?
Although this is very unlikely, there are insurance policies
that are available. We can advise you on these.
HOW LONG WILL IT TAKE TO LET?
Letting a property is similar to selling a house in that the
price, quality and particularly location are all factors.
The times of peak demand are generally July/August/September
and properties that are competitively priced and in the most
popular areas will be let earlier than those that are not.
Forecasting the letting market has its uncertainties but it
is clear to us that there is a distinct reluctance by many
very mortgage-worthy people to undertake the lengthy commitments
of home loans. Hence there has been significant expansion
of the private rented sector led by the demand from quite
mobile, well paid career individuals. As a guide we would
say that an average property becoming available at a time
of average demand would take approximately 4 weeks to let.
CAN I TRY TO SELL IT WHILST IT IS TENANTED?
It is extremely difficult to market a property as being for
sale whilst it is tenanted. Selling agents & their clients
do not have the interests of tenants uppermost in their minds
and from experience this often leads to unacceptable disruption
to your tenant. In short your property must be wholly for
sale OR wholly to rent. If you sell your property to your
tenant before the tenancy has expired then the outstanding
commission that we would have expected to receive for the
remainder of tenancy will be due. If you prefer we can charge
you 1% of the sale value instead if this works out to be less.
HOW OFTEN WILL THE PROPERTY BE INSPECTED?
Whilst the property is vacant the property will be visited
as many times as there are prospective tenants wishing to
view. There is no restriction to your access rights at this
stage. Once the property is let, inspections must be undertaken
strictly by prior appointment with the tenant via your Agent
- except for emergencies. The Agency obtains monthly inspection
rights for all properties but where appropriate, inspections
may be more or less frequent.
VACANT PROPERTIES
Empty properties are always at risk. We do not manage vacant
properties although the property may be visited during the
course of viewings with prospective tenants. Your insurers
will normally wish to be notified by you of any period exceeding
30 days that the property may be unoccupied. Additionally
you may wish to fit a timer switch to internal/external lighting.
During winter months you may be advised to drain the water
supply system or to operate background central heating.
WILL I HAVE TO PAY INCOME TAX ON THE RENT?
You must declare to the Inland Revenue all your rental income.
There are many allowable expenses that you can claim before
tax is finally charged including your agents charges, mortgage
interest, buildings insurance and repair costs. There is also
an allowance of 10% for wear and tear for furnished properties.
In many cases these expenses can reduce the annual tax bill
to a negligible level.
OTHER LEGAL REQUIREMENTS (see attached guidance notes)
Apart from the obvious requirements of keeping your property
in safe and habitable condition, there are requirements concerning
gas safety and fire safety. Guidelines to these regulations
are enclosed herewith.
There is further legislation (from 6/4/06) governing the standards
of accommodation for Houses in multiple occupation (HMO) some
of which will require a license before the property can be
let to tenants. Information regarding the legislation can
be obtained from the government’s website at www.propertylicence.co.uk
and at Leeds City Council’s website www.leeds.gov.uk
Please note that it is an offence to knowingly rent out a
‘licensable’ property but which does not have
license. It also an offence to knowingly rent out a licensable
property which, without reasonable excuse, is in breach of
any of the conditions of the license for the property.
All licensable properties must have a 5 yearly inspection
of the fixed electrical installation and fixed appliances
to ensure that it is safe. Intercity Accommodation and Leeds
City Council both recommend that all rental properties should
meet this standard.
PROTECTION OF TENANCY DEPOSITS
See page
THANK YOU FOR CONSIDERING INTERCITY ACCOMMODATION.
Intercity Accommodation has been established since 1980. We
do not sell properties nor do well sell any financial products.
Consequently our experience of the letting market and knowledge
of the Housing Acts of 1988, 1996 and 2004 is not diverted
in any way. Our levels of service are maintained by our policy
of strictly limiting the numbers of properties managed at
any one time. Since 1980 our occupancy rates have averaged
at over 90% per annum. The Housing Advice Centre, Leeds City
Council, the Tourist Board and the Trading Standards Department
are currently referring prospective tenants to our office.
A judicious allocation of our annual advertising budget attracts
a sustained level of enquiries throughout the year. Intercity
Accommodation is applying for membership of The National Approved
Letting Scheme (NALS) which is approved by the Office of the
Deputy Prime Minister (ODPM). Intercity also has professional
indemnity insurance and has applied for insurance for the
protection of client’s money. We are also preparing
to hold tenant’s deposits in accordance with the requirements
introduced by the tenants deposit scheme in the Housing Act
2004.
ANY FURTHER QUESTIONS
Please telephone or call into our office. Many people are
renting properties for the first time and there are often
questions that are particular to your circumstances that we
may not have answered. Perhaps you simply want a certain point
explaining a bit more. Please do not feel that you are asking
a silly question or that you are wasting our time. You may
in fact be helping us to avoid any similar confusion in the
future.
WHAT SHOULD I DO NEXT?
If you have already received a rental valuation and if you
wish to employ Intercity Accommodation, then please complete
the enclosed property information form and return it to our
office. We will then commence our marketing and management
immediately.
TERMS OF BUSINESS
In consideration of your instructing us to act as your sole
managing agents we will: -
Visit your property and advise you on the rental income that
we feel that you can realistically achieve for the property
Advise you on current demand for your type of property and
rented accommodation generally
Advise you on the standards of decor, heating and furniture
required for letting of your property
Advise you on consents you may need to obtain prior to the
letting such as from your Building Society and Licenses from
Leeds City Council and discuss with you any conditions that
they might impose on your letting – however we are unable
to ensure or monitor your compliance
Advise you on your income tax liabilities
Provide you with guide lines to the gas safety and fire safety
requirements
Advise you on your repairing and maintenance responsibilities
Erect a 'to-let' board at your property and arrange appointments
with any prospective tenants
Provide an accompanied viewing service for all prospective
tenants
Consider applications from prospective tenants and take up
references as considered appropriate
Discuss with you, if you so wish, the circumstances and references
of any prospective tenants prior to the granting of a tenancy
Prepare and obtain the tenants execution of a Shorthold Assured
Tenancy agreement under the terms of the Housing Act 1988
(as amended by Housing Act 1996) as drafted by the Solicitors
Law Society and to prepare and serve any appropriate additional
notices that may be necessary or that you might require
Prepare an inventory of the contents and schedule of conditions
and on your request we will make this available for you to
check prior to the tenant entering into possession of the
property
Collect a deposit from your tenant usually the equivalent
of one months rent unless otherwise agreed with you
We will take meter readings for the supply of gas and electricity
prior to your tenant’s occupation of the property
We will provide any information that may be requested by companies
on behalf of your tenants in respect of utilities to your
property such as council tax, water rates and telephone
Demand and collect the rent each month from your tenant including
reminder telephone calls, the issuing of reminder letters
and visits to the property as may be appropriate
We will prepare a monthly statement of your rent collected
detailing any expenses together with an explanation for that
expense and receipts
We will pay your net rent to you as soon as your tenants rent
has cleared our banking system
We will advise you if the rent has not been paid or if it
is paid late and offer you any explanation that we or your
tenant may have
We will advise you on how and when you can obtain possession
and offer you guidance if you need to instruct a solicitor
We will arrange to inspect your property on a regular basis
and provide you with a written report of our observations
if any. We will also provide you with a written report of
any faults reported by your tenant or any or observations
we may have on the property condition or your tenants conduct
We will (if instructed by you) also arrange to provide you
with quotations for any repairs or maintenance that may become
necessary and provide access by arrangement with your tenant
to you and or the contractor
We will deal with all repairs of an emergency nature (including
accidental locking out) at your property and provide your
tenants with a 24-hour emergency help line telephone number
We will deal with items of maintenance providing that you
have instructed us to do so in writing or by email and that
sufficient funds are available or have been supplied in advance
When your tenants vacate your property, we will use the prepared
inventory to inspect the property and use our judgement to
assess whether the property is in reasonable condition. You
are welcome by prior notice to this office to be present during
our inspection. We will then return the deposit within 1 working
day to your tenant less any deductions that may have been
agreed with you for unreasonable wear and tear, damages or
rent arrears
We will take final meter readings for the supply of gas and
electricity and notify the appropriate authorities of those
readings
We will, at all times, offer you advice as to your rights,
duties and responsibilities as a Landlord and offer you guidance
as to what performance you can expect from your tenant
Tenancy Deposits:
The Agent is a member of the Tenancy Deposit Scheme, which
is administered by:
The Dispute Service Ltd
PO Box 541
Amersham
Bucks
HP6 6ZR
?phone 0845 226 7837
email deposits@tds.gb.com
fax 01494 431 123
If we are instructed by you/the Landlord to hold the Deposit,
we shall do so under the terms of the Tenancy Deposit Scheme.
The Agent holds tenancy deposits as stakeholder.
At the end of the tenancy covered by the Tenancy Deposit Scheme
1. If there is no dispute we/the Agent will keep any amounts
agreed as deductions where expenditure has been incurred on
behalf of the Landlord, or repay the whole or the balance
of the Deposit according to the conditions of the Tenancy
Agreement with the Landlord and the Tenant. Payment of the
Deposit will be made within 10 working days of written consent
from both parties.
2. If, after 10 working days following notification of a dispute
to the Agent/Member and reasonable attempts have been made
in that time to resolve any differences of opinion, there
remains an unresolved dispute between the Landlord and the
Tenant over the allocation of the Deposit it will (subject
to 3 below) be submitted to the ICE for adjudication. All
parties agree to co-operate with any adjudication.
3. When the amount in dispute is over £5,000 the Landlord
and the Tenant will agree by signing the Tenancy Agreement
to submit the dispute to formal arbitration through the engagement
of an arbitrator appointed by the ICE although, with the written
consent of both parties, the ICE may at his discretion accept
the dispute for adjudication. The appointment of an arbitrator
will incur an administration fee, to be fixed by the Board
of The Dispute Service Ltd from time to time, shared equally
between the Landlord and the Tenant. The liability for any
subsequent costs will be dependent upon the award made by
the arbitrator.
4. The statutory rights of either you/the Landlord or the
Tenant(s) to take legal action against the other party remain
unaffected.
5. It is not compulsory for the parties to refer the dispute
to the ICE for adjudication. The parties may, if either party
chooses to do so seek the decision of the Court. However,
this process may take longer and may incur further costs.
Judges may, because it is a condition of the Tenancy Agreement
signed by both parties, refer the dispute back to the ICE
for adjudication. If the parties do agree that the dispute
should be resolved by the ICE, they must accept the decision
of the ICE as final and binding.
6. If there is a dispute I/we must remit to The Dispute Service
Ltd the full deposit, less any amounts already agreed by the
parties and paid over to them. This must be done within 10
working days of being told that a dispute has been registered
whether or not you or I/we want to contest it. Failure to
do so will not delay the adjudication but The Dispute Service
Ltd will take appropriate action to recover the deposit and
discipline me/us.
7. The Agent/we must co-operate with the ICE in the adjudication
of the dispute and follow any recommendations concerning the
method of the resolution of the dispute.
In return you must agree to:
Obtain a license if your property requires one and comply
with any conditions of that license
Ensure that your property complies with any other H.M.O. (House
in Multiple Occupation) condition or standard.
Notify your Building Society or lender and receive their permission
for you to let your property
Notify your insurance company of your intention to let your
property
Remove from the property, prior to our preparation of the
inventory, any items that you do not wish to include with
the letting
Provide details and paperwork relating to any guarantees and
instructions
Provide details of any repair contractors that you might prefer
to use although if they are unavailable or cannot respond
within a reasonable period of time then our own contractors
will be employed
Provide details of your contact telephone/fax number/s and
correspondence address during our period as managing agents
Notify us if you do not intend to be resident in the U.K.
during the letting
Notify our office in writing and in advance of Intercity Accommodation
marketing your property of any restrictions to the letting
such as no smokers, no pets no unemployed etc.
Cancellation terms:
You can change your mind about letting your property at any
time with written notice providing that your property is empty
and no tenancy has been agreed on your behalf with a prospective
tenant.
The Agency may cancel the management agreement with written
notice at any time if your instructions are such that they
breach the terms of the tenancy agreement, management agreement
or laws of the land.
The Agency may cancel the management agreement with written
notice at any time if we consider your instructions unacceptable
Either you or we may end the agreement with at least one months
written notice. However if you cancel our management whilst
a tenancy agreement is still current then we reserve the right
to charge to you commissions on the uncollected rent for the
remainder of that tenancy agreement or until the tenants vacate
the premises, whichever is the later.
Scale of charges:
Withdrawal fee prior to an application being received £50
A letting fee for each new tenancy agreed, the equivalent
of 1 weeks rent
A charge of £25 for the renewal of tenancy agreements
to existing tenants
A charge of £25 for each gas or electrical safety inspection
A management charge of 11% (12.5% for non-UK residents)
For Houses in multiple occupation (HMO) the management charge
will be 12.5% (15% for non-UK residents)
For Licensable HMO’s – a management charge of
15% (17.5% for non-UK residents)
Copy documents £1 each & VAT
Valuations for the purpose of a sale - £25 per visit
Application for a licence for a House in Multiple Occupation
on behalf of a client - - upon request
An administration charge of based upon 10% for repairs to
or maintenance and insurance of your property
All charges are subject to VAT
There are no additional charges unless:
They become necessary by virtue of legislation or you have
asked us to do something that falls outside the scope of our
usual terms of management. In which case the charges will
specifically be brought to your attention and agreed with
you in advance.
ACCEPTANCE OF TERMS OF BUSINESS (Pages 8-12)
I HEREBY CONFIRM THAT:
1. I am the owner of the above property AND/OR
2. I am able to enter into a management agreement on behalf
of the owner
AND THEREBY:
1. I/We Instruct Intercity Accommodation to manage the above
property on the terms of business which have already been
provided to me
2. Authorise Intercity Accommodation to sign the tenancy agreement/s
and other documents on my behalf
AND FURTHER:
I understand that the terms of business may be varied with
no less than 28 days written notice to me and that the current
terms will always be displayed in the offices of Intercity
Accommodation.
INCORRECT INFORMATION :
If the Landlord warrants that all the information he has
provided to the Agent is correct to the best of his knowledge
and belief. In the event that the Landlord provides incorrect
information to the Agent which causes the Agent to suffer
loss or causes legal proceedings to be taken the landlord
agrees to reimburse and compensate the Agent for all losses
suffered
SIGNATURE DATE
PROPERTY INFORMATION FORM
(PLEASE COMPLETE ONE FOR EACH PROPERTY)
PROPERTY TO BE MANAGED
ADDRESS
POST CODE
TELEPHONE NUMBER – WHEN IT WAS LAST CONNECTED
IS THIS PROPERTY A LICENSABLE HOUSE IN MULTIPLE OCCUPATION
(H.M.O)? (see page19)
IF SO PLEASE SUPPLY A COPY OF THE LICENSE OR A COPY OF A RECEIPT
FOR YOUR LICENSE APPLICATION
LENDER
Please supply written agreement from your lender for you to
rent your property
NAME OF LENDER
ADDRESS OF LENDER
TELEPHONE NUMBER
MORTGAGE/LOAN ACCOUNT NUMBER
LEASEHOLD PROPERTIES
Please supply a copy of any lease conditions and written permission
for you to rent your property.
MANAGEMENT COMMITTEE ADDRESS
CONTACT NAME
TELEPHONE NUMBER
AMOUNT OF SERVICE CHARGE
GUARANTEES
Please list below items within the premises that have the
benefit of a guarantee
DESCRIPTION OF ITEM DATE GUARANTEE EXPIRES
INSTRUCTION BOOKLETS
Please list below any instruction booklets or notes that you
are supplying to this office for the benefit of the new occupier
of the above premises
GAS SAFETY
DO YOU HAVE A CURRENT GAS SAFETY CERTIFICATE? (see page 17)
YES NO
IF YES PLEASE SUPPLY COPY
DO YOU WANT THE AGENCY TO ENSURE FUTURE COMPLIANCE YES NO
ELECTRICAL SAFETY
DO YOU HAVE A CURRENT ELECTRICAL SAFETY CERTIFICATE FOR THE
FIXED WIRING INSTALATION AND FIXED APPLIANCES? (see page 18)
YES NO
IF YES PLEASE SUPPLY COPY
DO YOU WANT THE AGENCY TO ENSURE FUTURE COMPLIANCE YES NO
REPAIRS
Unless you give details below of any preferred contractors
in the event of repairs, then the Agency will employ contractors
from our own list. We will endeavour to employ any preferred
contractors that are listed below – subject to their
availability and excepting for out of hour’s emergencies.
GAS
ELECTRICS
PLUMBING
JOINERY
DO YOU WANT TO TAKE OUT AN INSURANCE POLICY FOR REPAIRS ?
YES NO
ALARM
If there is an alarm, then please complete the table below
and provide written instructions
NAME AND ADDRESS OF INSTALLER
TELEPHONE NUMBER
ALARM CODE
IS THERE IS NACOSS MAINTENANCE CONTRACT? YES NO
UTILITIES
GAS PROVIDER
LOCATION OF GAS METER
ELECTRICITY SUPPLIER
LOCATION OF ELECTRICITY METER
LOCATION OF FUSE BOX
LOCATION OF WATER METER
LOCATION OF WATER STOP TAP
LETTING PERIOD
The Agency will undertake lettings for periods of not less
than 6 months and not more than 12 months at a time.
DATE THAT PREMISES ARE AVAILABLE TO LET
DATE THAT LETTING IS TO BE DISCONTINUED
SHOULD THE LETTING CONTINUE UNTIL FURTHER NOTICE FROM YOU?
YES NO
CONDITIONS/RESTRICTIONS
If you wish to place any conditions on this letting or any
restrictions on the type or numbers of tenant then please
give details below
RENT
Rent is subject to seasonal demand and can vary so please
indicate the absolute minimum you require.
WHAT IS THE MINMUM GROSS RENT YOU REQUIRE (Per calendar month)
DOES THIS INCLUDE ANYTHING SUCH AS THE SERVICE CHARGE?
DO YOU HAVE ANY OTHER COMMENTS/INSTRUCTIONS?
DETAILS OF TITLED OWNERS
( PLEASE COMPLETE ONE FOR EACH OWNER)
FULL NAME OF OWNER
USUAL PLACE OF ABODE
CORESSPONDENCE ADDRESS (IF DIFFERENT)
DAY TIME CONTACT NUMBER
OUT OF HOURS CONTACT NUMBER
EMERGENCY CONTACT NUMBER
MOBILE NUMBER
E-MAIL ADDRESS
HOW MANY PEOPLE OWN THIS PROPERTY?
PAYMENT INSTRUCTIONS
NAME OF YOUR BANK
ADDRESS OF YOUR BANK
SORT CODE
ACCOUNT NUMBER
NAME ON THE ACCOUNT
IF YOUR ACCOUNT IS HELD WITH A BUILDING SOCIETY THEN PLEASE
SUPPLY ROLL NO
OVERSEAS LANDLORDS
Please complete this section if you are not going to be resident
in the U.K. during the letting. The Agency is able to offer
an accountancy service for non-resident Landlords - please
enquire.
HAVE YOU COMPLETED A CLAIM FOR PERSONAL ALLOWANCES
HAVE YOU COMPLETED A CLAIM FORM TO RECEIVE GROSS RENT
WHO WILL BE YOUR TAX ADVISOR/ACCOUNTANT?
NAME AND ADDRESS OF YOUR SOLICITOR
NATIONAL INSURANCE NUMBER
SIGNATURE DATE
THE FURNITURE AND FURNISHINGS (FIRE SAFETY) REGULATIONS 1988
We would advise all property owners who let residential furnished/part
furnished properties in the course of business, that they
must ensure all post-1950 furniture and furnishings conform
to current fire resistance regulations by 31 December 1996.
Owners of residential furnished accommodation who are not
letting their property in the course of business are exempt.
The regulations apply to the any of the following which contain
upholstery:
Furniture intended for private use in a dwelling including
children's furniture
Beds, headboards of beds and mattresses (of any size)
Sofa beds, futons and other convertibles
Nursery furniture
Garden furniture which is suitable for use in a dwelling
Scatter cushions and seat pads
Pillows
The regulations also apply to:
Loose covers for furniture
Stretch covers for furniture
The regulations do not apply to:
Sleeping bags
Bed clothes or duvets
Loose covers for mattresses
Pillowcases
Curtains
Carpets
Copies of a guide to the regulations can be obtained from
the West Yorkshire Trading standards office on Leeds 253 0241
or by writing to
The Consumer Safety Unit
Department of Trade and Industry
Room 302
10-18 Victoria Street
LONDON SW1H 0NN
Copies of the regulations can be obtained from HMSO bookshops
(Austicks) or by writing to Her Majesty's Stationery Office
HMSO Publications Centre
P.O. Box 276
LONDON SW8 5DT
Enquiries from persons wishing to ensure that their furniture
and furnishings meet the requirements of the regulations should
be made to the local (West Yorkshire) Trading Standards Office.
SECTION 36(1) HEALTH & SAFETY AT WORK ACT 1974
REGULATIONS
On 31 October 1994, it became law that all gas appliances,
installations and related pipe work must be regularly serviced
and maintained in a safe condition so as to prevent risk of
injury to any person.
Each such appliance should therefore be checked for safety
by a suitably appointed engineer (Corgi registered) at intervals
of not more than 12 months.
A record of each safety check should be kept together with
a record of any defect/s found and remedial action taken.
These records should then be made available for inspection
by any person (e.g. tenant) who may be affected by the use
or operation of such appliance upon submission of reasonable
notice.
A copy of a current gas safety certificate must be supplied
to the tenant within 14 days
It is the duty of the owner of any such appliance OR (by
agreement) that of his/her Agent to ensure compliance with
the above. If you wish the Agency to arrange compliance with
the above regulations on your behalf for your property then
an annual charge of £25 per property (regardless of
the number of gas appliances) will be made by the Agency in
addition to the cost of the works.
CURRENT CONTRACTOR : T.M. West Plumbing Services Ltd
Unit 5a
New Craven Gate Industrial Estate
LEEDS LS11 5NF
Tel: Leeds 2471 888
Fax: Leeds 2471 777
CURRENT COSTS EXCLUSIVE OF VAT: (As at 1/2/08)
Gas fire servicing only £20.00
Gas hot water boiler servicing only £18.00
Central heating boiler servicing only £25.00
Back boiler unit servicing only £30.00
Gas wall heater servicing only £18.00
Combination boiler servicing only £30.00
Cooker safety check only £10.00
ELECTRICAL SAFETY TESTING OF FIXED WRITING INSTALLATION AND
FIXED APPLIANCES
The 2004 Housing Act makes it mandatory that all licensable
Houses in Multiple Occupation (H.M.O) should have their fixed
electrical wiring and fixed electrical appliances tested for
safety by a suitable qualified electrician, once every 5 years.
Leeds City Council further recommend that Houses in Multiple
Occupation, even those that do not require a license also
have the same 5 yearly inspections.
Such certificates must be supplied upon demand by any official
organisation or to any person having an interest in the property
(such as the tenant) within 7 days.
The inspection is conducted in accordance with ‘16th
Edition IEE Wiring Regulations, BS 7671' this is then recorded
on a 6 page form which highlights work needed to upgrade the
electrical installation to current regulations, this report
is recommended for house letting or purchase and will demonstrate
the integrity and safety of the installation.
It is recommended that a periodic electrical installation
report on the fixed wiring be carried out every 5 –
10 years depending on the age of the installation. Typical
costs range from £100-£200 depending upon size
of the property
The cost of testing the fixed electrical appliances is currently
£55 for up to 6 appliances.
Intercity Accommodation advises that ALL rented properties
should have this safety inspection. It is once every 5 years
and our charges for overseeing such compliance are only £25
& VAT per property.
HOUSING ACT 2004
BRIEF SUMMARY OF H.M.O. (House in Multiple Occupation) REQUIREMENTS
Properties that require a license
If your property has 3 or more floors of ‘habitable’
accommodation AND has 5 or more ‘unrelated’ occupants
then you must apply for a license. These properties will need
to meet certain standards.
The deadline for submitting applications to Leeds City Council
for H.M.O. Licenses is the 3 July 2006. Application forms
and guidance notes can be downloaded from www.leeds.gov.uk
or by contacting our office
Intercity Accommodation will NOT be able to continue to manage
such properties unless you supply a copy of a receipt from
Leeds City Council to confirm that they have received your
application.
We should inform all owners that it is a criminal offence
to knowingly allow a property to be let if it requires a license
and does not have one. It is also a criminal offence to fail,
without reasonable excuse, to comply with any conditions that
might be attached to that license. All licenses must be displayed
at the property and the license will provide information as
to the maximum number of occupants that are permitted and
any conditions. It is also worthy of note that the Housing
Act 2004 entitles tenants who lives in an unlicensed property
(when it should be licensed) to claim a full refund on rent
paid.
Please note that Intercity Accommodation cannot ensure or
monitor your compliance with H.M.O. requirements and conditions
but will endeavour to advise so far as we are able.
Properties that are H.M.O’s BUT do NOT require a license
Properties that are shared by 3 or more ‘unrelated’
people, regardless of the number of habitable floors that
the property has – will be known as an H.M.O. and will
need to meet certain standards but these are not as strict
as for the licensable properties.
Advisory Standards for H.M.O’s (both types)
The Managing Agents will have a duty to properly manage H.M.Os
whether it is a licensable property or not. This includes
ensuring that the property is safe, undertaking risk assessments,
annual servicing of fire alarm systems and the supply of gas
and electrical safety certificates within 7 days of such a
request. Clearly the demands of owning and managing an H.M.O
have increased significantly for both the Landlord and the
managing agent. Intercity Accommodation will (in an unqualified
capacity) draw to the attention of owners, any obvious defect
with the property and take instructions
Queries
The H.M.O team at Leeds City Council can be contacted on (0113)
2476248 or by email to hmo.team@leeds.gov.uk
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