As I am the newest member of the lettings team at Ashington Page, I wanted to understand all of the processes which take place when you rent a property that is managed by our in-house property manager Shirley Green.

I arranged to accompany Shirley on some of her recent interim property visits – these take place around 3 months after the tenant or tenants first move into their new home, and then usually every 6 months thereafter.

These visits take place to ensure that the rental property is in good condition and is being looked after by the tenant or tenants and that the landlord is keeping up to date with their legal obligations to maintain the structure and fabric of the property, as per S11 of the Landlord & Tenant Act 1985.

The visits are NOT designed to judge how anybody lives in their home unless there is cause to worry that lifestyle may impact the condition of the property. Shirley has been in the property management business for many decades and she is very experienced, so she knows exactly what to look for. We use a specialist software program to record the visits and provide a report to the landlords – perfect for those who are further afield or overseas – and will highlight areas that need addressing and an update on how the property is looking.

If there are any jobs that are urgent we can provide quotations from our dedicated contractors, or upgrades can be scheduled for a time ahead to give the landlord a chance to save up for the work (we can even deduct a monthly amount until we have enough in the kitty). It is our job to ensure that all rental properties under our care are kept in great order and that the best returns are ongoing.

Shirley Green is checking a rental property, using specialist software on her tablet she is looking for any signs of any work needed and checking that landlord and tenant obligations are being met.

The obligations of the tenant

  • Take care of the property and do “little jobs around the house” like cleaning the appliances and windows, removing leaves from the walkways and gutters, and replacing light bulbs and fuses that have burned out.
  • At least once a month, test your smoke alarms and carbon monoxide detectors.
  • Report any need for repairs to Ashington Page (as your landlord’s managing agent). If you don’t tell us that something needs fixing, your deposit could be at risk if a small repair turns into a much bigger problem.
  • Make sure that your rubbish is taken by the Local Council regularly so that it does not become a hazard.

The obligations of the landlord

  • Keep the installations for water, gas, electricity, and sanitation in good repair and running order.
  • Keep the systems for space heating and water in good repair and running order.
  • As required by the Homes (Fitness for Human Habitation) Act 2018, make sure the rental property is always safe and fit to live in.
  • Keep the structure and outside of the property in good repair and fix problems as soon as practicable. This will depend on the problem and how it affects the tenant, as some problems will be more important than others.
  • Keep any appliances and furniture that are included in the tenancy in good condition.
  • Install smoke alarms on every floor and carbon monoxide alarms in rooms with combustion devices (like boilers and wood burners), and make sure they work before the tenant moves into the property and repair them if they fail and the tenant reports it.
  • If you have gas appliances, have a Gas Safe tech do an annual gas safety check.
  • Every five years, have a competent electrician carry out an electrical safety check.
  • If the building is in a licensing area, make sure you have one, and that your additional HMO obligations are met.

With so many pieces of legislation governing the PRS I am learning fast why so many landlords want their rental property or properties to be managed for them. I have already come across a number of landlords who have moved away from their ‘Let Only’ service to a ‘Fully Managed’ service because they didn’t pay enough attention to the property during the tenancy, and then realised, too late, what a mistake that was. If you are a landlord looking for a top-notch management service, emergency out-of-hours, regular property visits, qualified knowledge of all the legislation covering the industry, and just the peace of mind that your investment property is being well looked after, then you should give me a call to discuss your needs.

There is a good reason why most landlords who work in the lettings business say “I’d never manage my own properties” and now, thanks to Shirley Green, I know why! We have put together a brochure on how to ensure your rental property is kept in the best condition and to guide you on what improvements you should make to keep your investment the best it can be.

All the best,

Aaron Altman, CEPAP
Lettings Negotiator

Consultant at Ashington Page in Beaconsfield aarona@ashingtonpage.co.uk or 01494 685515

PS. If you are a self-managing landlord, then we do also provide property interim visits for £120 inc VAT.