Landlords' Guide

ACCURATE MARKET APPRAISAL

Having confidence in your letting agent is vital.  As expert estate agents in Bridgend and Neath Port Talbot, our professionally qualified and highly trained managers and valuers are able to provide you with expert appraisals of your property.

CHOOSING THE RIGHT AGENT

The right agent will make a difference to how you enjoy the experience of renting your property. We will give you feedback and advice weekly. We regularly review the marketing of your property and the progress of the let with you personally. Our job is to find the right tenant and to protect your interests. We are members of RICS, ARLA, RSW, and the Ombudsman Services: Property scheme

ALWAYS USE AN ARLA LICENSED AGENT

Our Rental Director, together with her staff, are members of ARLA (The Association of Residential Letting Agents). They abide by a strict code of practice to ensure professionalism at all times.

PRESENTING YOUR PROPERTY

Ideally paint all walls in a light, neutral colour. A new coat of paint prior to marketing or re-renting will always help it to look fresh and welcoming.

Flooring should be a neutral colour throughout. Wooden or high quality laminate floors are also a good option as they are durable and easy to clean.

Common hallways and entrances should be kept clean and tidy as first impressions are always the most important.

If there is a garden try to keep it cut back and in good seasonal condition.

Try to keep clutter to a minimum in order to make the room seem as spacious as possible.

Ensure all lights are working so that the property looks as light as possible.

During the winter, make sure the heating is set to come on twice a day.

FURNITURE AND FITTINGS

If the property is going to be marketed as 'fully furnished' it would usually need to include:

Bedroom furniture: beds, wardrobes, chest of drawers.

Sitting/dining room furniture:sofa, armchair, dining table and chairs.

White goods and a set of crockery, cutlery and basic kitchen appliances (e.g. toaster, kettle). A large fridge/freezer is always preferable along with a washer/dryer rather than just a washing machine

A vacuum cleaner

Curtains/blinds.

If the property is marketed as unfurnished we always advise to provide white goods curtains and blinds and a lawnmower (if there is a lawn).

INVESTOR TIPS

Benefit from our experience to help identify the perfect buy-to-let property.

Location
Look for a quiet road with an easy walk to public transport and open spaces, shops and restaurants.

Aspect
Good natural light will always attract tenants

Balanced accommodation
Look for properties with well-proportioned rooms. Avoid basement flats without good gardens and high-level flats without a lift.

Convenience
Built-in cupboards and good storage space are vital. Well-equipped kitchens and first-class bathrooms score highly too. Good heating is essential.

Approach
What is the street like? Would the surroundings appeal to your target market?

ADDITIONAL LANDLORD HELPFUL TIPS

At Payton Jewell Caines, we're happy to share our informed advice and knowledge.

  • Always put yourself in the shoes of potential tenants

    By providing an attractive letting property you will be able to attract better tenants and reduce empty periods.

  • Leave a little left-over

    Avoid the temptation to spend so much buying your property that you can't afford to bring out its maximum potential with improvements. As well as letting benefits, improvements can add to the capital value of your property.

  • Look for double rooms

    If a flat or house has two bedrooms, the second should be a double. A reasonably large single bedroom should still fit stacker beds or a 4' 6" bed. If you have only one bedroom, consider a sofa bed in the sitting room.

  • Minimise your property's negative features

    A dark room should be lit in the best possible way large mirrors can be a great help.

  • Supply attractive extras

    Properties with a garden or terrace, power showers and attractive lighting are always more appealing.

  • Keep the property in tip-top order

    Redecorate and improve on a regular basis and between tenancies if necessary. Tired decoration and worn appliances won't just reduce monthly rental, they also greatly reduce appeal which leads to longer periods between lettings

MARKETING YOUR PROPERTY

Your property will appear both in online and offline marketing within all three of our branches. Our properties are displayed on Rightmove, Primelocation and Zoopla to name just a few. We make it easy for tenants to see the benefits of your property with quality photos, ability to draw search areas, local area information and helpful street views.

ENERGY PERFORMANCE CERTIFICATES

New legislation introduced on 1st October 2008 requires all rental properties to have an Energy Performance Certificate (EPC) prior to the property being marketed. Payton Jewell Caines will be happy to arrange an EPC.

An EPC advises tenants about the energy performance of a building and the certificate resembles the certificates now provided with domestic appliances such as refrigerators and washing machines. This information should be provided to all prospective tenants.

All EPCs come with a recommendation report and will advise on improvements a Landlord could make to save money and energy. An EPC report is valid for 10 years. There is a penalty for any property that is being advertised after the 1st October 2008 and does not have an EPC. Please visit the Communities and Local Government website: Click Here

VIEWINGS

When applicants are interested in viewing your property, we will accompany these people to your premises with keys provided by you, or arrange a mutually convenient appointment for them and us to meet you or your current tenant at the premises.

RECEIVING AN OFFER

When we receive an offer we will put this offer to you and guide you through any decision making that may be necessary. The offer will be confirmed in writing. Once an offer has been accepted, it is subject to contract and satisfactory references all of which will require your approval.

REFERENCES

When an applicant has put an offer forward on your property, Payton Jewell Caines will take up references using an independent Referencing Company and wherever possible they will obtain a credit reference report checking their financial standing, income and employment details and contact the previous landlord (if appropriate).

In line with the new Immigration Act, Payton Jewell Caines will check the residency status of your tenants as standard.

Once we have your confirmation we will proceed with the let and book move in dates agreeable to both parties.

PROCEEDING WITH THE LET

Payton Jewell Caines can provide quotes and organise on the Landlord's behalf:

Legionella Risk Assessment

Gas Safety Certificate

Inventory

Professional clean (recommended)

TENANCY AGREEMENT

For an Assured Shorthold Tenancy (AST) Payton Jewell Caines will provide you with a comprehensive, fully approved tenancy agreement.

KEYS

Three sets of keys will be required; one set of keys will be required for each tenant and one set If Payton Jewell Caines manage the property.

DEPOSIT

For managed properties the deposit will be held within the DPS scheme and will be refunded to the tenant at the end of the tenancy once any necessary deductions have been made.

Where requested Payton Jewell Caines will carry out a full inventory of the property at the start of the tenancy to check the contents and decorative condition. The tenant will receive a copy of this report to sign and approve. At the end of the tenancy this document will be checked against the actual state of the property after the tenancy and any discrepancies will be highlighted in the Checkout report. This report will be sent to the tenant and landlord to agree any dilapidations that may be recorded.

Should the situation arise where there is a dispute and agreement cannot be reached and the deposit is held in the DPS scheme then the landlord and tenant will be able to apply for arbitration in order to conclude the return of the deposit. Further information on The Deposit Protection Service can be found at http://www.depositprotection.com/