Landmark Property Management has been established in Greater Manchester for over 20 years, so rest assured that we have considerable knowledge of the local rental market, enabling us to maximise the return on your investment, whilst ensuring that you don’t fall foul of ever-evolving legal responsibilities.
Whether you are a landlord with a single property or a large portfolio, whether you require property management or prefer to look after your own property and simply require a Let Only service, we offer a range of services that are designed to help you. Whichever service you require, we will guide you every step of the way.
In our experience, the key to successful letting is what you do from the very beginning. In the first instance that means getting to know you, your expectations and perhaps most importantly, agreeing a target rent that is both realistic and ensures the absolute minimum void period. The next step is to find the right person for your property, not simply the first person that expresses an interest. We make it our mission to protect you, your asset and it’s income generating potential and we take that obligation very seriously. To that end, we put potential applicants through our own vetting process before putting one candidate forward for full referencing by Let Alliance, a specialist referencing company. While many agents carry out referencing checks, not all use a specialist referencing company, relying instead on their own basic enquiries. As such, it is important to be aware of the many benefits that a specialist referencing company provide:
Rent guarantee and legal expenses cover
The in-depth referencing undertaken provides a broad profile of the prospective tenant and comprehensive cover to protect you against loss of rent and the expense of legal action on those very rare occasions that something does go wrong.
From the 1st February 2016 all landlords letting private rented accommodation must carry out checks to ensure that any adult that will live in the property meet the ‘right to rent’ legislation. These checks confirm that prospective tenants are in the country lawfully and as such have the right to rent the property. Again, using their specialist expertise, Let Alliance employ specialists to take the worry and responsibility away from you.
We have found that many landlords have different requirements from this type of service and as such we will discuss with you a bespoke scheme that best suits your requirements.
This service offers the vast majority of benefits provided by property management, but leaves the landlord responsible for dealing with any maintenance issues and regular inspections directly with the tenant.
Once suitable tenants have been approved by Let Alliance we agree on a move in date and ensure that the property is in ‘ready to let’ condition. A few days before the start of the tenancy we will ensure that any legal obligations such as gas safety checks are taken care of.
At around the same time we will arrange for a professional inventory company to visit the property a complete an in-depth condition report detailing every aspect of the property including extensive photos. This is extremely important as it forms a detailed record of the condition in which you provide the property to the tenant at the start of the tenancy. It also sets the template for the tenant's obligations to keep the property in good order.
Most landlords will be aware of the requirement to place a tenants security deposit within an approved deposit scheme. Again, a detailed inventory plays a vital role in evidencing to the relevant scheme the move in and move out condition should this be required to make a claim against the deposit.
The inventory will also record meter readings at the point of move in. These are then passed on to the relevant provider along with the council tax to the local authority so that these bills are changed into the tenant’s name. Photographs will be taken of any keys to be given to the tenant to ensure that there can be no confusion as to what has and hasn’t been provided. As such, we recommend that all relevant keys are provided to us before the tenancy commences to ensure that these are properly logged.
The tenant initially signs a 6 or 12-month lease, depending on what we have agreed with you. The standard procedure is for them to pay a deposit equal to one month’s rent, but this will be increased in instances where you accept something that does not meet our normal criteria. An example of this may be accepting someone with a pet or a smoker, but this is entirely at your discretion.
The tenant will then pay one month’s rent in advance and monthly in advance thereafter. Most tenants make payment by standing order, but they may also pay by debit card, cash, or bank transfer. Due to the volume of rents received and payments on required, we schedule payments for each Friday, so that you don’t have to wait for extended periods to receive payment on to you. Along with each payment we will send an email statement, so that you have all relevant information relating to the payment.
We will carry out regular inspections on the property and report any issues to you to provide you with peace of mind that the property is being kept in good order. This also allows us to pre-warn you of any repair issues that we can see developing, allowing you to better budget for such eventualities. These visits are also a great way for us to establish the tenant’s intentions with regard to extending their stay in the property beyond the existing agreement, ensuring that should they not wish to stay, we are already well advanced in marketing the property to secure a new tenant, ensuring that your property is not empty a moment longer than is necessary.
Finally, we have never followed the lead of many agents that have applied excessive charges to tenants for lease renewals, key deposits, inventories, etc. This means that when new legislation comes into force in 2018, this will have little impact on our income stream, meaning that with us, you don’t need to worry about sudden fee increases. These are just some of the things that make us a little different and we would love the opportunity to talk to you about how we can make these work for you