Finding a Tenant
Requesting a market appraisal from Cabot Gray commences your search to find a tenant for your property. You can do this by entering your details on this website, phoning us on 02082998112, emailing us at lettings@cabotgray.co.uk or alternatively pop in to see us at 15 Grove Vale, SE22 8ET. We can be located directly opposite the East Dulwich train station.
Preparing to Let
Prior to letting, consider what you require from renting your property. What rent do you need to achieve? Do you have a mortgage on the property and will you need to cover the cost of this from the income? Are you looking to this as a source of income? When is the best time to place your property on the market? The lettings market can be seasonal with larger family homes becoming more popular towards June and July when relocators tend to be looking into schools, whereas one and two bedroom flats are popular all year round. Are there any works required to the property before renting? These can be done during the marketing process, however, to maximise the appeal of your property they are best done well in advance. How long do you wish to let your property? Most tenants are looking for an initial 1 year tenancy with an option to 'break' at six months, this gives them greater flexibility. Always try to anticipate your long term objective and plan accordingly. If you need flexibility to take advantage of the sales market, you do not want to be tied into a long term tenancy. What sort of tenants do you wish to let to? Corporate tenants will require a different standard of finish to sharers. Do you want to let the property furnished or unfurnished? Whatever your needs, Cabot Gray's Lettings team will be happy to advise you on all aspects of the marketing process.
Energy Performance Certificates (EPCs)
Under the Energy Performance of Buildings (Certificates and Inspections) (England & Wales ) Order 2007 as of 1 October 2008, all landlords marketing a property for let must supply an Energy Performance Certificate to any prospective tenant. An EPC provides the tenant with information about the energy efficiency of the property they are considering renting. They are very similar to the certificates provided with refrigerators and washing machines. An EPC must be completed by a qualified energy assessor. The assessor will provide a rating for the energy performance of the home from A to G (A being very efficient and G being inefficient). The certificate for a rental property is valid for 10 years. We can help you source your EPC provider.
Conducting Viewings
Most agents will require a set of keys in order to view the property at short notice. Some tenants can be very inflexible on viewing times and often wish to view properties during work hours or late in the evening. Preparing your property for this is essential, remember that first impressions count. A few simple and cheap improvements can really make a difference and ultimately achieve you a better rental for your property. Make sure the front door and access to your property is clean and presentable, regularly clear away any junk mail that accumulates. Employ a local gardener for a day, you will be amazed at the transformation. Have the windows cleaned and if the premises have been empty for a while have regular light cleans to the entire property and open some windows for ventilation. If you are letting the property furnished, make up the beds and lay the table. In the winter months make sure your property is warm and inviting prior to applicants viewing.
Accepting an Offer
Upon receiving an offer from a prospective tenant the agent will initially contact you with the offer details. It is Cabot Gray's policy to follow up all verbal offers in writing. Upon your acceptance (subject to contract and references) you will be issued you with a tenancy agreement. Please ensure you read through this document thoroughly. If the offer is agreeable to you the prospective tenant will be required to submit information for the referencing process. In the case of Cabot Gray, these references are carried out by an external and independent referencing company. The company's report will be sent to you for your approval. On conformation that the tenants have passed the referencing and with your approval, both parties will sign the tenancy agreement.
Starting the Tenancy
On receipt of all payments and signed tenancy agreements from both parties, the keys will be made available to the tenant on the start date of the tenancy. An inventory clerk will meet the tenant at the property to run through the inventory and compile a ‘check-in’ report. This will safe guard the deposit held. If there is gas at the property the tenant must be provided with a valid gas certificate conducted by a 'Gas Safe Register' registered engineer. This certificate must be renewed annually. You will also need to inform the utility providers to the property that you have moved. Should you wish to instruct Cabot Gray’s Property Management department we can take care of all regular checks, transfers and maintenance.
During Your Tenancy
Your agent will be required to arrange for the tenant to make monthly rent payments to your bank account. At Cabot Gray we include rent collection in our standard service and will ensure that your tenant makes these payments on time.
If an agent is managing the property on your behalf they will be the first point of contact for all of your tenant’s property repair and maintenance needs. Cabot Gray will always provide a dedicated property manager to assist in this process. If you are managing the property yourself your tenant will contact you directly for all repair and maintenance issues.
End of the Tenancy Term
Prior to the end of your tenancy term, you will be contacted by your agent to ascertain if you wish the tenant to stay in the property for a further term. If you do, the agent will negotiate the new terms between you and your tenant and issue you with a new tenancy agreement. If you wish the tenant to vacate the property, or if the tenant wishes to leave, an inventory clerk will meet them on the tenancy end date to conduct the ‘check-out’ report. From this document you and your tenant will decide on the amount of deposit to be returned to the tenant and what you are to retain. For our managed landlords, Cabot Gray will handle all the negotiation with the tenant on your behalf.
If you or your tenant wish to terminate the tenancy agreement prior to the end date, the same process will occur as above, subject to either party having given the necessary notice as per your tenancy agreement.
This information is not definitive and is only a guide to the process of lettings for landlords. For further advice please speak to one of our lettings team who will be pleased to help.