Landlord Guide

A SUPERIOR LETTING SERVICE - Let your property with total peace of mind

EXPERIENCED AND TRUSTED - Smartmove is one of the leading Letting agents in Havering and Thurrock. Be guided by our experienced property professionals and remove the stress, hassle and confusion from letting your property.

We outline on this page an overview of our service for Landlords when letting or managing their property.

If you need any further information or advice, please dont hesitate to contact us, or check out our blog section on this web site for more landlord resources and tips. You can also download our free Landlords guide to letting your property.

  1. Request a free valuation
  2. Online Service
  3. Tenant Find & Reference Service
  4. Let Only Service
  5. Basic Managed Service
  6. Tenancy Management Service
  7. Property Management Service
  8. Full Management Service
  9. Professional Portfolio Service
  10. Inventories
  11. Consent to Let
  12. Utilities
  13. Tax
  14. Tenancy Agreement
  15. Fees and Charges
  16. Legal Matters

Request a free valuation

If you'd like one our specialist managers to conduct a valuation or review of your property, please click here to request a free valuation.

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Online Service

Includes
  • Full Rightmove & web site marketing
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Tenant Find & Reference Service

The complete service includes (above) plus:
  • Expert current rental market advise
  • Appealing property descriptions
  • To Let board
  • Professional photographs
  • Pre vetting and referral service
  • Expert property consultation to maximise rents
  • Illuminated window display
  • Phone out of our clients on database
  • Full referencing per applicant
  • Immigration act right to rent checks
  • Money laundering checks
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Let Only Service

The complete service includes (all above) plus:
  • Accompanied viewings & feedback
  • Production of up to date Tenancy Agreement
  • Issuing "How to rent" guides
  • Conducting tenant Move in
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Basic Managed Service

The complete service includes (all above) plus:
  • Issuing instructions manuals
  • Set up of Standing Orders
  • Deposit registration & Prescribed Info forms
  • Smoke Alarm & Carbon Monoxide checks
  • Rent collection and processing payments
  • Data protection & access managment pcm
  • Maintaining log of tenancy dispute communications pcm
  • Rent chasing phone calls pcm
  • Written rent chasing
  • Submitting insurance claim
  • Processing insurance payments
  • Tax statements
  • Management of remedial works - 20% invoice markup
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Tenancy Management Service

The complete service includes (all above) plus:
  • Social media marketing
  • Holding spare keys
  • Inform utility companies
  • Annual tax statement
  • Issuing Section 21 Notice
  • Issuing Section 8 Notice
  • Negotiating rent increase
  • Arranging gas safety renewals
  • Arranging energy performance renewals
  • Arranging legionnaires risk assessment renewals
  • Management of remedial works - 20% invoice markup
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Property Management Service

The complete service includes (all above) plus:
  • Property safety health check report
  • Attending court
  • Attending bailiff appointments
  • Provision of maintenance call centre
  • Dealingwith council HHSRS issue
  • Management of remedial works - 15% invoice markup
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Full Management Service

The complete service includes (all above) plus:
  • Full photographic inventory
  • Current tenant check out report
  • Deposit dispute handling
  • Annual routine visit including right to rent check
  • Amendments to tenancy agreement
  • Provide additional copies of tenancy agreement
  • Management of remedial works - 10% invoice markup
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Professional Portfolio Service

The complete service includes (all the above) plus:
  • Cutting keys
  • Supply & fit smoke alarm
  • Supply and fit carbon monoxide alarm
  • Supply and fit blanket and emergency exit signs
  • Energy performance certificate
  • Changing of locks
  • Tenancy renewals
  • Processing a selective licence
  • Arranging maintenance
  • Additional routive visits including right to rent check
  • Annual income tax optimisation review
  • Property sourcing service
  • Management of remedial works - 10% invoice markup

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INVENTORIES

We strongly advise our Landlords to carry out a full inventory for each separate tenancy. The purpose of checking an inventory is to establish damages which can only be done if descriptions and conditioning remarks are sufficiently detailed at the commencement of the tenancy and then at the end of the term.

Under the terms of the tenancy agreement, the tenant is required to return the property and contents at the end of the tenancy in the same condition as they were at the commencement, fair wear and tear accepted. It is almost impossible to ascertain whether damage was caused during a tenancy without a proper inventory signed by all relevant parties.

If instructed we will arrange a professional inventory and check in on your behalf, the cost of which is borne by the landlord.

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CONSENT TO LET

If the landlord has a mortgage, it is normal for mortgagees to require notification of any proposed lettings and the landlord should seek their initial consent. In the case of leasehold premises the consent of the Head Lessee of Freeholder will be required. The landlord should also advise his insurance company of the proposal to let the property as this could either invalidate the insurance altogether or increase the premiums. You should obtain written documentation of these consents prior to letting.

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UTILITIES

The tenant will be responsible for the payment of gas, electricity, water, telephone, council tax and television licence. (Unless otherwise agreed and stated)
As the landlord you are still responsible for the payment of service charges and ground rent in leasehold properties and buildings insurance on Freehold properties.

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TAX

Under the Taxation of income from Land (non residents) Regulations 1995, the rent receiving agent (or where there is no agent, the tenant) will be required to deduct an amount equivalent to Basic Rate Tax from the rent (after taking deductible expenses paid by the agent into account) and pay the balance to the Inland Revenue each quarter.

However, the overseas landlord can apply to the Inland Revenue for exemption from this requirement. Provided the landlords tax history is good and tax affairs are up to date, the overseas landlord will be issued with a certificate that will be sent to his rent receiving agent. This will authorise the agent to pay the rent to you with no tax deducted.

We can provide you with an NRL1 form which you must complete and send to the Inland Revenue. Neither your rent receiving agent nor your tax advisor can file this application for you - it must be done by you.
Failure to return this form in time may result in the exemption certificate not being issued before the payments become due. We would have no alternative but to make the required tax deduction before paying the rents to you.
Our company are not tax advisers so if you are unsure as to how the above will affect you, you would be advised to speak to an accountant or professional tax advisor.

Any Non resident Landlord Tax payments deducted by us, in the first quarter can be refunded, if the exemption certificate is in our possession before the first quarter has ended. Any deductions after the first quarter can only be reclaimed after the first year has ended. Any refunds due after the first quarter are made by the Inland Revenue.

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TENANCY AGREEMENTS

Most tenancies are classed as Assured Shorthold Tenancies. Under the Housing Act 1998 (as amended 1996) landlords have more rights to possession than with tenancies commencing prior to the Acts and procedures for possession are now quicker and simpler (provided the process is carried out correctly).

There is no minimum period for an Assured Shorthold tenancy; however we recommend that the tenancy is for not less than six months.

Most tenancies are drawn up for a period of twelve months, some have break clauses. A break clause allows either party to terminate the agreement with two months notice after an initial period of four months the notice may be served. We will be happy to discuss the pros and cons of different time periods with you.

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FEES AND CHARGES

All our fees are inclusive of VAT and our fees to Landlords are as follows

BRONZE SERVICE - New Tenant Find and Set Up Fee is 100% of initial months rent

SILVER SERVICE - New Tenant Find and Set Up Fee equally 100% of initial months rent and Full Rent Collection Service at 10% of monthly rent

GOLD SERVICE - Fully managed service including tenant find, set up at 100% of initial months rent and rent collection, routine visits, full contact with tenants, full photographic inventory, lodging of deposit, serving of all legal notices attendance at court on behalf of landlord and managing all maintenance issues at 12% of monthly rent

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LEGAL MATTERS

Our staff have been trained and receive ongoing training on the various legal aspects of letting including safety regulations, tenancy agreements and clauses, possession and have vast practical experience. They will be happy to discuss any questions you may have regarding more detailed legal matters.

The relationship between Landlord and Tenant can sometimes have its ups and downs and the need for a professional agent is paramount in closing any divide to allow for a smooth and enjoyable property experience for all parties concerned, whether you are a Landlord or Tenant you are best advised to conclude your property transaction via a reputable agent.

Tenancy law is now far better regulated than ever before with balanced rights for all parties, tenants holding deposit held in Approved Scheme and are returned at the end of the tenancy subject to the property being returned in the manner it was taken and subject to there being no outstanding bills relating to utilities etc. The lettings market has grown immensely due to the increasing Buy to let market and with an increase to new build added to the marketplace the level of quality has improved greatly.

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ALL FEES ARE INCLUSIVE OF VAT. WE ARE FULLY REGISTERED MEMBERS OF THE PROPERTY OMBUDSMAN SCHEME AND ALSO ENSURE THAT OUR DEPOSITS ARE REGISTERED AND HELD BY THE GOVERNMENT APPROVED DEPOSIT PROTECTION SCHEME (DPS) PLEASE NOTE SMARTMOVE ARE NOT A MEMBER OF A CLIENT MONEY PROTECTION SCHEME.

Has your property's value increased? Call 01708554659