Charlies Agents

How do I know how much rent to charge?
We will assess the potential rental value in current market conditions and recommend the type of tenant that would be most suitable for the property. We will also agree with you the terms on which the property will be marketed, including any restrictions.

If I let out a property do I have to provide the tenant with any furniture?
No, you can let out your property; fully furnished, partly furnished or unfurnished. However when deciding whether to provide furniture with a property or not, consider the type of tenant you are targeting and what their needs are likely to be. It is also important to note the condition of the furniture provided in the inventory.

How do I know I am getting a good tenant?
We conduct identity and residency checks on all applicants. We also obtain a credit reference and take up employer and current landlord references. For applicants who have a clean credit history but who are financially weak for the rental commitment we either ask for a guarantor or obtain full settlement of rent in advance for the tenancy term. For non-UK applicants we have access to international referencing facilities, which cover many countries.

What do I do about a deposit?
We collect a security deposit from the tenant as cleared funds before the Tenancy Agreement is signed and register by the Deposit Protection Service which is an approved Government scheme.

Who has to pay the council tax on the property?
A tenant is responsible for the payment of council tax during the period of the tenancy (as long as this is stated in the Tenancy Agreement). However when the property is vacant the landlord or homeowner is responsible for paying the council tax.

Who is responsible for the TV licence, the tenant or the landlord?
It is both the landlord and tenant's responsibility to ensure that the address has a valid TV licence. However the responsibility on who has to pay for the licence is usually stated in the Tenancy Agreement. However if the landlord provides a television with the property then they would be expected to pay for the TV licence, particularly in any communal areas.

What is an inventory?
A list detailing every item contained within a rental property and the condition each listed item is in, usually checked by all parties on the day the tenant moves in and signed by all parties. Charlie’s Agents can provide a comprehensive inventory service for all landlords.

What happens about insurance when I let out a property?
It is landlord’s responsibility to have buildings insurance on the property and for any contents they supply such as furniture and white goods they have provided in the property. Tenants are responsible for insuring their own contents left in the property (however it is a good idea to state this in the tenancy agreement).

How do I receive my rental income?
We arrange for the tenant to sign a standing order or direct debit mandate for rent, depending on what service Charlie’s Agents are providing, we will endeavour to have the rent to you once cleared in our account within 7 working days.

Can a tenant change the locks without consent from a landlord?
Yes, even if the tenancy agreement says that prior consent is needed before hand, but the tenant must "make good" the locks at the end of the tenancy.

How does Charlie’s Agents assess rental value?
Charlie’s Agents promises to give a fair market appraisal, taking into account the landlord's circumstances, current market conditions and demand. We will always support our valuation, where possible, with information on similar properties. All of our valuations are stated verbally and then confirmed promptly in writing.

What should I do if a tenant has left furniture in the property after they have moved out?
Items left behind are still classed as the tenants and if removed, or sold a claim can be made against the landlord for the value of the goods. The landlord becomes a bailiff when the goods are left behind and can only legally sell or remove them under the Torts (interference with goods) Act 1977. Landlords are not permitted to sell the goods for compensation on any damage caused by the tenant or for any unpaid rent. However in practice a landlord cannot get a court order for each tenant that leaves property behind, and a landlord has to make a judgement, and with items of value keep clear evidence that they have done all they can to contact the former tenant in question.

How often will I hear from Charlie’s Agents?
We recognise that being kept informed is vitally important to the landlord, we will therefore:
• provide landlords with feedback after every tenant viewing
• communicate any maintenance issues undertaken by us & any rental areas (rent collection and management

services)

When will I receive rent?
Charlie’s Agents collects the dilapidations deposit and the first months' rent from tenants before or on the day they move in. Our fees are then deducted and the remaining balance passed on (if applicable). Rent is then collected on a monthly basis and passed onto the Landlord promptly. Your property is normally let at a rental inclusive of rent, insurance premiums, service charge and ground rent. The tenant is responsible for the settlement of telephone, electricity, gas, water rates, Council Tax and TV license.

Your tenant will not be permitted to access your property until the first months rent and deposit has been paid to us in cleared funds and has signed the relevant paperwork. Charlie’s Agents will deduct Landlord’s fees, inventory costs and any other expenses from the first payment. Any shortfalls need to be paid before the tenancy commences.

For Rent Collection and Full Management landlords, we will chase late rent payment no later than the 7th working day after the due date.

What happens if there is a dispute about the deposit?
In the event of a dispute, Charlie’s Agents will attempt to arbitrate for 10 days, after which time if a satisfactory resolution between both parties has not been agreed the dispute will be refereed to the Dispute Service for independent arbitration.

Who organises repair work?
For a fully managed service Charlie’s Agents can order immediate repairs on receipt of a request from the tenant highlighting a repair need, and subject to the consent of the landlord.

What legal obligations apply to Gas?
As a landlord of a residential property you are obliged under the Gas Safety Installation and Use Regulations 1998 to ensure that all gas appliances in a let property are properly maintained and serviced. There is a legal requirement to have an annual safety test carried out of all gas appliances on the property. You must obtain a new certificate every year and the certificate must be issued by a CORGI registered engineer. We can assist in organising this for our landlords.

Our staff are united in their commitment to provide the highest levels of service standards.

If you are unhappy with any aspect of our service, please raise this at the earliest opportunity with the branch manager, who will try to resolve it for you.