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Keys Letting Centre prides itself on offering houses and flats to rent which are of a high standard. If you require a copy of our latest Letting List please contact us.
If you wish to see any properties please phone our office. Bear in mind that where a property is still tenanted we have a legal obligation to give at least 24 hours' notice of our intention to visit. If you are coming from a distance it is not safe to assume you will be able to see a particular property that same day even if it is empty-if our diary is already full we may be unable to fit you in. Always phone ahead.
If you wish to rent a property we will ask you for 4 references which will include a credit check, an employer reference and a previous landlord reference where applicable. If there is no landlord because, for example, you have just sold a property, proof of the sale will be asked for instead. There is also a photographic ID needed such as a passport or driving licence.
It is usually possible to arrange a tenancy in 7 days if speed is of the essence. It helps if you have already arranged to have references from an employer or landlord written out to hand in with your application forms, but this is not essential.
On your signing the tenancy agreement we will require the first month's rent with the documents. The deposit is payable at least 8 days before the lease start date. If a speedier move-in is required special arrangements can be made. We summarise the procedure below:
The deposit is not rent. It is a breach of the tenancy for the Tenant to try to use it as such.
We will ask for future rent payments to be made by standing order mandate. There are some exceptions to this requirement.
During the let we will always try to respond to any breakdowns (e.g. heating) as quickly as possible. Bear in mind that we are unable ourselves to attend to repairs and will always put the work in the hands of tradesmen most likely to get the work done as soon as possible. At some times of the year, however, demand on people such as gas engineers is so heavy that there is a queuing system in operation and we cannot ‘jump’ our tenants to the front of any such queues.
It is the practice of letting agents to pay liaison visits to properties from time to time. The landlords usually do not see the properties for long periods and so it is necessary to check for repairs, maintenance etc. These are not meant to be intrusive and can often be arranged during the evening if this is more convenient for tenants. We appreciate it if tenants keep us informed of faults or problems at a property so that we can ensure that these are dealt with efficiently.
The tenancy agreement is a legally binding contract enforceable in a court of law for the period to which it relates. You should not enter into one unless you are sure you wish to do so. It commits you to pay the rent for the minimum period shown on the tenancy agreement even if you leave the property earlier.
Your tenancy will be an Assured Short hold Tenancy. Normally these are for a 6 month fixed term. They cannot be ended without the mutual consent of both parties unless one party is in serious breach.
After the initial fixed term has expired the tenancy will continue in place if neither side has given notice. After the initial fixed term expires the tenancy becomes a Periodic Tenancy in which the tenant can give one month's notice which should date from on (or before) a rent payment due date, and the owner can give two months' notice to the tenant. The tenants may opt to renew for a further 6 months if they so wish but most people opt to let the tenancy become periodic which requires no action to be taken.
For further information see The Letting Centre website.
We know that some people have had unfortunate experiences with landlords withholding deposits in previous lets with no good reason.
As agents we are obliged to register the deposit with the Deposit Protection Service full details of which are given to new tenants; we do not hold the deposit at Keys Letting. If there is a dispute over damages or cleaning when the tenant leaves this must be settled within 28 days by negotiation between the tenant and landlord/agent. If it is not settled this way the matter can be sent for arbitration; this is a free service but is likely to be time consuming and it will be better for all parties if agreement can be reached as quickly as possible.
The accepted formula, for example, in the case of an item damaged beyond further use is: original cost less 10% depreciation per year according to the age of the item. Courts will not support charging full new replacement costs for old should it get to that stage. If the formula stated is followed a court will generally regard this as reasonable if it gets to that stage. If the decision of the DPS is not acceptable the right of both the owner and the tenant to take court action is not affected.
Our policy is that if you hand back the property you have been renting more or less as you found it with only fair wear and tear you will normally get your full deposit returned as soon as possible after leaving, subject to the procedures of the Deposit Protection Service. In a case like that we simply e-mail the DPS and tell them to refund the deposit to the tenant.
Particular emphasis is placed on cleanliness of carpets, surfaces in bathrooms and kitchens, and cookers. In furnished lets, emphasis is not only on all items being present but on marks to furniture, fittings, etc. Tenancy Agreements require the cutting of grass and weeding. They do not require pruning, for example*. (Owners are not legally required to provide lawnmowers, etc if there is a garden especially in an unfurnished property.)
If a property is left needing thorough cleaning or with damage to equipment etc. it is only fair that this should be put right at the tenant's expense. We recommend that tenants take out an insurance policy which covers not only their contents but the contents of the landlord. These cost only a few pounds a month and give peace of mind in the event that tenants accidentally cause damage to a landlord's belongings. This means that a tenant’s deposit is safeguarded. We want to be fair with you; we ask you to be fair with us.
If people live in a property, treat it with respect and keep it clean problems are unlikely to arise.
* See the full checklist available from our office. This is sent to all tenants when they give Notice. Tenants Contents Insurance including accidental damage to landlord's contents. Keys Letting Centre - Letting Agents |
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