12/10/2014 Simon Turner, Legal Services, Stafford Borough Council 1 Practical Tips for Landlords...
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Transcript of 12/10/2014 Simon Turner, Legal Services, Stafford Borough Council 1 Practical Tips for Landlords...
11/04/23Simon Turner, Legal Services, Stafford Borough Council1
Practical Tips for LandlordsPractical Tips for Landlords
Simon TurnerSimon Turner
11/04/23Simon Turner, Legal Services, Stafford Borough Council2
Topics Topics
Selecting TenantsContents of the Tenancy AgreementSafetyInventory / Schedule of ConditionRepairsRent Arrears/ other breachesQuiet Enjoyment
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Selecting TenantsSelecting Tenants
Consider tenants referred from Housing Advice
Watch out for “friends of friends”, “doing someone a favour”
Check identity – driving licence, passportAsk for referencesConsider credit check
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Why bother with a tenancy agreement ?Why bother with a tenancy agreement ?
A clearly written tenancy agreement is essential for both landlord and tenant
The agreement sets out what each party will do
The agreement sets rules for what happens when things go wrong
If you want tenants to do something – e.g mow the grass, not keep pets – put it in the agreement
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Tenancy agreement checklistTenancy agreement checklist
Amount of deposit Amount, frequency of rent Landlords Address – s. 48 LTA 1987 Refer to grounds for possession that may be
relied on – e.g. owner occupier (1), arrears (8,10) persistent delay (11), nuisance (14)
Stop the tenant doing certain things Ensure tenant does certain things Define the extent of property let Who pays water rates, Council Tax
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Pre TenancyPre Tenancy
Show tenants a blank tenancy agreementBe up front about rent, deposit, any
contribution towards preparation costs of tenancy agreement
Tell them about the Landlord Accreditation Scheme
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SafetySafety
Gas, electric, fire safety – inspect and produce certificates on request
Smoke alarms, fire extinguishers, fire blanket – protect tenants & property
Advise tenant of means of escapeConsider safety of security barsKeep records – this allows easy scheduling
of checks, proves you have done them
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Inventory / Schedule of ConditionInventory / Schedule of Condition
Essential for furnished letsMake an accurate and agreed list Use photosRefer to the list and link it to the tenancy
agreementGet the tenant to sign a copy of the
inventory before you hand over the keysCheck it with the tenant before they vacate
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Excluded Areas of the PropertyExcluded Areas of the Property
Excluding certain areas of the tenancy – e.g. sheds, attics
Mention this in the tenancy agreementLock the access door
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InsuranceInsurance
Insure the property as appropriate
Remind tenants that they should insure their own belongings, as these won’t be covered by landlord’s insurance
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RepairsRepairs
Landlord should keep property in a reasonable state of repair
Consider a planned maintenance programme
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Receipts Receipts
If rent is paid weekly, provide a rent book (section 4(1) Landlord & Tenant Act 1985)
If rent is paid annually provide an annual statement, and if you want to, provide a rent book
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Rent ArrearsRent Arrears
Make sure you can prepare a schedule of rent arrears quickly and clearly
Write to tenant with schedule of rent arrears as soon as they miss a payment
Consider serving a notice to end the tenancy – use a section 21 if possible, otherwise use a section 8
You don’t have to evict just because you have served a notice
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Other Tenant BreachesOther Tenant Breaches
Write to the tenant to tell them what they have done wrong
Meet the tenant to discuss how they are going to put things right
Consider serving a notice to end the tenancy – use a section 21 notice if you can, otherwise use a section 8 one
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Quiet EnjoymentQuiet Enjoyment Try to respect your tenant’s privacy If you have big plans for works, tell the tenant
before they take on the tenancy Set out in the tenancy agreement the procedure
for inspections, other visits If is a routine inspection contact the tenant to
arrange a time and a date (at a reasonable time) Give 24 hours at least (unless its an emergency)
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Simon TurnerSimon TurnerSolicitorSolicitorLegal ServicesLegal Services