Edgars is an independent family run and owned business that prides itself on delivering a professional and personally tailored service to all its clients. We achieve this by utilising the latest technology complemented by centuries old traditional values of courtesy, good manners, respect and professionalism.
Small enough to give you the attention you deserve but big enough to provide you with the service you expect, we pay attention to the personal details because we are not driven by sales targets or commissions – just a genuine desire to look after you honestly, politely and in a manner you are entitled to expect when paying for a professional service.
If you currently own or intend to purchase residential property for rental in Shepperton, you should consider engaging our property management service. You will find it both professional and cost-effective. As specialists, we know how to manage property for optimum performance, whilst ensuring smooth running tenancies and full compliance with all current and appropriate legislation.
We are accredited and/or licensed members of: The DPS (The Deposit Protection Service), PRS (Property Redress Scheme) and SAFEAGENT (Safe Agent Fully Endorsed) – the UK’s leading accreditation scheme for lettings and management agents operating in the Private Rented Sector. Formally NALS and recently rebranded as safeagent, they are well-respected, recognised by Government, consumer groups and industry bodies and the only agent organisation whose sole focus is consumer protection, operating across the UK on a not-for-profit basis.
As Lettings only, but also including:
Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly and that he/she complies with the law.
Mortgage
If your property is mortgaged, you should obtain your mortgagee’s written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease, and obtain the necessary written consent before letting.
Sub-letting
If you are a tenant yourself, you will require your landlord’s consent.
Insurance
You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies.
Council tax
Council tax is the responsibility of the occupier. You should inform your local collection office that you are leaving the property. During vacant periods the charge reverts to the owner.
The inventory
It is most important that an inventory of contents and schedule of condition be prepared in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards it will be impossible for the landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete service to the landlord we will, if requested, prepare an inventory and schedule of condition at a cost to be quoted.
Income tax
When the landlord is resident in the UK, it is entirely his responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. However, where the landlord is resident outside the UK during a tenancy, under new rules effective from 6 April 1996, unless an exemption certificate is held, we as landlord’s agents are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such deductions is available on the Government website and further information may be obtained from the Inland Revenue.
The following safety requirements are the responsibility of the owner (the landlord), and where we are to manage the property, they are also ours as agents. Therefore, to protect all interests we ensure full compliance with the appropriate regulations, at the owner’s expense.
Energy Performance Certificate (EPC)
From 1st October 2008, all rental properties with a new tenancy in England and Wales will be required by law to have an Energy Performance Certificate. If you don’t have one after that date, you could be fined £200 for non-compliance. The EPC will remain valid for 10 years.
Gas Appliances & Equipment
Under the Gas Safety (Installation and Use) Regulations 1994 (amended 1996) and some other regulations, all gas appliances in tenanted premises must be checked for safety at intervals of not more than 12 months, by a Gas Safety (1/4/2009) registered gas engineer, and a safety certificate issued. Records must be kept of the dates of inspections, of defects identified and of any remedial action taken.
Electrical Appliances & Equipment
From 1st June 2020, private landlords in England must have the electrical installation in their rental properties checked by a qualified electrician to ensure that they are safe. These checks must then be carried out on a five yearly basis. If a landlord is found to not have complied with the law or if no attempt has been made to complete necessary remedial work that was identified, you could face a penalty fine of up to £30,000
What Landlords need to do in order to comply
In order to prove that your property is safe, the electrical installation needs to be inspected every five years. You should only employ a registered electrician who is specially assessed to carry out the electrical safety check on the property. Using an electrician who is registered with a competent persons scheme means that you have more protection and a complaints resolution procedure in the rare event anything goes wrong. Following the inspection, the registered electrician will issue you with an Electrical Installation Condition Report (EICR) which will either formally declare that the installation is safe for continued use, or highlight any suggested or urgent repairs that need to be made. A copy of the EICR must be provided to both new and retained tenants. You do not need to have checks carried out on change of tenancy, as long as these fall within the five year period, but a copy of the EICR should be provided to new tenants.
Smoke Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other ordinary tenanted properties, it is generally considered that the common law ‘duty of care’ means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).
Legionella Disease
Under the Health & Safety at Work Act – 1974 Management of Health and Safety at Work Regulations a Legionella Risk Assessment is a legal requirement for all domestic properties which are rented to a tenant. The purpose of a legionella risk assessment is to ensure that you have taken sufficient note of the possibility of legionella in your water system and to give practical advice to your tenants.
Furniture & Furnishings
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989, 1993 & 1996) provide that specified items supplied in the course of letting property must meet minimum fire resistant standards. The regulations apply to all upholstered furniture, and beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows, and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bed clothes including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Therefore all relevant items as above must be checked for compliance, and non-compliant items removed from the premises. In practice, most (but not all) items which comply must have a suitable permanent label attached. Items purchased since 1.3.90 from a reputable supplier are also likely to comply.
General Product Safety
The General Product Safety Regulations 1994 specify that any product supplied in the course of a commercial activity must be safe. In the case of letting, this would include both the structure of the building and its contents. Recommended action is to check for obvious danger signs – leaning walls, broken glass, sharp edges etc., and also to leave operating manuals or other written instructions about high risk items, such as hot surfaces, electric lawnmowers, etc. for the tenant.
We let and manage furnished and unfurnished flats and houses throughout Shepperton and Surrey. Please note that for your safety and peace of mind, all our managed properties are Gas Safe Register certificated and inspected for electrical safety and furniture fire safety. Security deposits are held in a designated Client Account in accordance with recommended practice and registered with the Tenancy Deposit Scheme.
Finding a Property
We are specially trained and equipped to assist tenants to find properties to rent that will meet their needs. We maintain a database of properties available to rent and of prospective tenants and their requirements. As properties become available, our first action is to contact waiting tenants on the database whose requirements match the property.
Viewings
Having identified a potentially suitable property, we will arrange a viewing. This will be at a time to suit you subject, of course, to the Landlords permission. All viewings will be accompanied by a member of staff who will be able to provide immediate advice and answer any questions you may have.
Offer/Application
Having decided on a property, you will need to complete a written application form. At this time any details or requirements can be provisionally agreed, such as occupancy date, duration of the letting etc. On application, a Reservation Fee will be required. Assuming the rental proceeds, this will be deducted from the fees due before occupation as outlined on the enclosed sheet. If the Landlord or we decline your application, it will be refunded. It will, however, not be refunded if you decide not to proceed for any reason or if the tenancy fails to proceed due to incomplete or inaccurate information provided in the tenancy application or if your references fail for any reason.
References
We will take references on behalf of the Landlord. These will include your employer and former/current landlord. In addition a credit check will be undertaken. Where a Tenant is unable to meet the required income or credit checks, the Tenant may have a Guarantor agree to underwrite any rent liabilities. As from Feb 1st, 2016 it became mandatory for Right to Rent checks to be carried out on behalf of The Home Office ensuring that prospective tenants have the right to reside in the UK.
Rent
Rents are normally quoted on a calendar month basis. In addition, the Tenant is usually responsible for Council Tax, Water Rates, Gas, Electricity and Telephone costs.
Rents are payable by standing order (unless alternative arrangements are agreed in advance) to our Company bank account monthly in advance, with the first month’s rent due before taking occupation of the premises.
Deposit
A security deposit is required prior to occupation. This is normally 5 weeks rent. Where we are managing the property, this is registered with the DPS (Deposit Protection Service) and passed to them. The DPS is part of the government authorised Tenancy Deposit Scheme and the deposit will be held with them until the end of the tenancy. Where we are not managing the property the deposit will be passed to the Landlord.
The deposit is held to cover any breakages, damage, or other tenant liabilities. Where we are managing, at the end of the tenancy we will check the property in the presence of the Tenant and assess any damages and deductions due.
Please note that the deposit cannot be used by the Tenant to cover rent.
IMPORTANT NOTICE TO ALL PROSPECTIVE TENANTS
Before setting up a tenancy in your name, we will take up references. We use the Homelet Referencing Service, the largest tenant referencing service in the UK to do this. To assist you in finding the right property speedily, it is important that you supply us with mandatory information to reference you properly. It is essential that all the information requested is supplied and the form is fully completed and legible. Missing information will delay your application and may endanger your choice of property. When completing the reference application form, you will need to have the following information/supporting documents with you:
- The full address of your current property including the postcode.
- If less than three years at your current address, a list of all your addresses for the last three years with post codes and dates of occupation.
- The full company name, address and post code of your employer
- A contact name, telephone and email address of your employer
- A contact name/company name, address, telephone and email address of current letting agent or landlord (if applicable)
- Proof of identity and proof of residency covering the last six months by producing at least one of the following:- a driving licence with your current address on or a recent utility company bill no more than 3 months old or a recent mobile telephone bill or recent council tax bill in your name at your current address or a signed and dated letter from your employer’s human resources department or finance director showing the name of the individual and position within the company or a copy of your current tenancy agreement.
PLEASE NOTE:
Bank statements, DSS/pensions pass books/benefit vouchers are not acceptable as proof of residency. Please ensure that all referees you have nominated have been advised that they will be contacted by a referencing agency.
From 1 June 2019, if you start or renew a tenancy, you can only be charged fees in the following situations.
Late payment of rent
You can only be charged a late payment fee once you’re 14 days late with rent.
The late payment fee must be mentioned in your agreement and you can’t be charged more than 3% APR above the Bank of England base rate.
You can only be charged by either your landlord or agent – not both.
Lost keys or fobs
You can be charged the reasonable costs of a replacement if this is mentioned in your tenancy agreement.
Ending your tenancy early
Your landlord or agent can charge you if they agree to let you end your fixed term tenancy early or leave without giving notice. This can only be to cover any loss incurred by your landlord or your agent’s reasonable costs.
Changing or assigning your tenancy
You can be charged £50 if you want to change a term in your tenancy or assign it to someone else. The landlord can only charge above this if they can prove it cost them more.
Renewing your tenancy
You can only be charged for renewing your tenancy when your fixed term contract ends if you signed a tenancy agreement before 1 June 2019 which says you have to pay a renewal fee.
You can’t be charged to renew a tenancy unless this was stated in your previous contract.
What you can’t be charged for
All other fees are banned. This includes fees for:
Other costs of renting
You can still be asked to pay:
Your landlord can still charge you for utilities such as gas, electricity and water if they provide these. They can’t charge you more than they pay the supplier.
If you break a term in your contract, for example by causing damage, your landlord can still try and claim the costs back through the courts.
How to complain
You can complain to the agency if you disagree with the fees they are charging.
You can complain to a letting agent redress scheme if the fees are hidden or unclear and the agency doesn’t resolve the problem.
Edgars Property Co
The Old Ferry Cottage
Ferry Square (off Church Square)
Old Shepperton
TW17 9JY
Tel: 01932 228 925
Email: dee@edgarsproperty.com