If you currently own or intend to purchase residential property for rental, you should consider engaging our property management service. You'll find it both professional and cost-effective. As we are specialists, we know how to manage property for optimum performance, whilst ensuring a smooth running occupation contract, and compliance with the recent numerous new landlord/tenant laws. Maximise the return on your investment - Contact us now.
Please note that for your peace of mind we are accredited by SAFE Agent, are members of the Property Redress Scheme and are licensed under Rentsmart Wales. With your safety in mind we are also members of a 'client money protection' scheme.
Full details of our Services and Fees are displayed in the table below:
There is no upfront charge to market your property but a charge of £180 inc VAT will be made for marketing expenses if you cancel your agreement with us, after the initial cooling off period of 14 days.
Guide for Landlords
Before a property can be let, there are several matters which the owner will need to deal with to ensure that the occupation contract runs smoothly, and also that he/she complies with the law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to Contact us:
Registering/Licensing Obligations
Landlords who own or manage a house in Wales, occupied by someone other than yourself in return for a rent, MUST be registered as a landlord or licensed to manage an occupation contract (if not managed by a licensed agent).
Anyone who does not comply with the new legislation may be subject to appropriate enforcement's/fines.
Landlords and agents must comply and be registered and licensed via Rent Smart Wales. This means that:
• all private landlords who have a rental property in Wales must register themselves and the addresses of their rental properties in Wales
• landlords who let or manage a rental property in Wales must be licensed. If a landlord instructs an agent to do such work on their behalf, it is that agent who must be licensed
PLEASE NOTE THAT CLEDDAU PROPERTIES LTD IS A LICENSED AGENT AND THEREFORE IF YOU CHOOSE US TO MANAGE YOUR PROPERTY YOU DO NOT HAVE GAIN A LICENCE YOURSELF HOWEVER YOU WILL STILL NEED TO REGISTER YOU CAN DO THIS BY CLICKING HERE
• in order to get a licence a person must be adequately trained, and also declare themselves ‘fit and proper’
• licensing training is offered through Rent Smart Wales or people can choose to attend Rent Smart Wales approved training courses delivered by other authorised training providers. Please visit www.rentsmart.gov.wales for details and costs of these courses
Preparing the Property
We have found that a good relationship with the contract-holder is the key to a smooth-running occupation contract. As Property Managers this relationship is our job, but it is important that the contract-holders should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Contract-holders are also more inclined to treat such a property with greater respect.
General Condition
Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
Furnishings
Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.
Personal items, ornaments etc.
Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the contract- holders own use.
Gardens
Gardens should be left neat, tidy and rubbish free, with any lawns cut. Contract-holders are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools. However, few Contract-holders are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by our regular gardener.
Cleaning
At the commencement of the Occupation contract the property must be in a thoroughly clean condition, and at the end of each Occupation contract it is the Contract-holders' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
Information for the Contract-Holder
It is helpful if you leave information for the contract-holder, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.
Keys
You should provide one set of keys for each contract-holder. Where we will be managing we will arrange to have duplicates cut as required.
Other Considerations
Mortgage
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the Occupation contract of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.
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. There are a variety of policies available, such as Landlords legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance which you may wish to consider.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written contract we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.
Council tax and utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Contract-holder. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Contract-holder.
Income tax
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a Occupation contract, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.
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 Occupation contract. 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, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.
What is a Standard Occupation Contract?
Most Occupation Contracts will automatically be Standard Occupation Contracts, provided the rent is under £25,000 a year and the property is let to private individuals. Standard Contracts can be periodic or fixed term. They are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the Contract-holders. In addition, if the Contract-holders owe at least 2 months or 8 weeks rent on the property he can apply through the court to seek a possession order.
PLEASE NOTE THAT ASSURED SHORTHOLD TENANCIES HAVE CHANGED TO 'OCCUPATION CONTRACTS' FROM 1ST DECEMBER 2022 AND NOTICE PERIODS HAVE CHANGED. PLEASE ASK US FOR FURTHER INFORMATION