FREQUENTLY ASKED QUESTIONS

Yes. Tenants should continue to pay rent and abide by all other terms of their tenancy agreement to the best of their ability. Tenants would have to prove that they are financially unable to pay due the Corona Virus and that they are not eligible for any of the governments many schemes.

Yes, but you must have a very good reason for needing your property back and it must have no relevance due to your tenants inability to pay rent because of the Corona Virus. You must then give a minimum 3 months notice and no action to evict can be taken until this term has expired.

Yes, even Buy To Let Mortgages qualify under the new legislation. However, you will need to prove that you are requesting this because your income on that property has significantly changed due to the Corona Virus.

Yes, Landlords repair obligations have not changed. Tenants have a right to a decent, warm and safe place to live so you must maintain your property accordingly. (Even where tenants are not paying rent or are in arrears). Urgent health and safety issues are those which will affect your tenants ability to live safely and maintain their mental and physical health in your home. I would consider urgent works to be….

1. Major issues with the fabric of the building such as roof leaks.

2. Broken down boiler leaving your tenant with heating or hot water.

3. Plumbing problems that prevent your tenant from washing or using the toilet.

4. Fridge/Freezer, Washing Machine and Cooker breakdowns are also necessary repairs.

5. Any problem that causes a security issues such as a broken window or broken door.

6. If equipment a disabled person relies on that needs repair or replacement.

No, I believe this would be an unnecessary reason for you to leave your home and will be covered under the general Corona Virus Government guidelines. https://www.gov.uk/coronavirus

No, these are considered safety issues and must be adhered to. More help can be found at https://www.gassaferegister.co.uk/help-and-advice/covid-19-advice-and-guidance/

Yes, there will be no delay in this legislation coming into being on the 1st July 2020. Briefly the new Electrical Safety Standards In The Private Rented sector Regulations 2020 are….

1. Have the electrical installations in their properties inspected and tested by a person who is qualified and competent, at least every 5 years.

2. Provide a copy of the report (known as the Electrical Safety Condition Report or EIRC) to their tenants, and to the local authority if required.

3. If the EICR requires investigative or remedial works, Landlords will have to carry this out.

Further advice can be found at https://www.arla.co.uk/news/january-2020/electrical-safety-regulations-to-come-into-force.aspx

If your plan is to have the agent manage your property as well then your focus should be on finding the best agent to manage your property! Most agents are competent at finding you a tenant but few are competent in the managing of your property and even those that are still do not offer you the option of having just 1 point of contact. You can choose PPM initially and let us do all the worrying for you!

Yes. As of July 1st 2020 all new tenancies must have an Electrical Safety Check and renew it every 5 years. The Certificate must be handed to a new tenant prior to their move in date. If you have an existing tenancy you will have until April 1st 2021 to comply. If you renew contracts anytime between the 1st July 2020 and the 1st April 2021 a certificate will be required at that time and given to the tenant prior to the new tenancy starting. In general safety certificates must be given to existing tenants within 28 days of the test being carried out.

Legally no, but in practice it is recommended this be provided even in an unfurnished property. In general, unfurnished properties will include carpets, curtains/blinds and the kitchen equipped with the white goods.

Yes. PPM are not tax advisors and every Landlords financial position is different but in general rental is deemed an income and must be added to any other income you may have and taxed accordingly. There are numerous expenses you can claim for such as PPM’s fees etc., but we recommend you speak to an accountant. More advice can be found at https://www.gov.uk/guidance/changes-to-tax-relief-for-residential-landlords-how-its-worked-out-including-case-studies

We always recommend that a property is initially presented in good decorative and clean order. Freshen up any paintwork, replace any badly worn flooring, renew any worn or outdated curtains/blinds and always have the property professionally cleaned. We appreciate this is a lot of cost initially but, barring fair wear and tear, the tenant must give you back the property in the same condition and if they don’t then, wear and tear accepted, we can insist they restore the property to that condition.

Garden maintenance can be a real pain. The most you can ask a tenant to do is keep the grass cut and the garden free of weeds. If the garden is small and easily maintained, then this will normally suffice. However, if you have a larger or harder to maintain garden, then you have a few options.

1. Provide a regular gardener. Tenants LOVE having a gardener included and you can normally recoup the cost by increasing the rent.

2. Provide a gardener a couple of times a year. PPM recommends a gardener go in during early Spring to prepare the garden for the summer and in late Autumn to prepare the garden for the winter. The tenant can then just focus on the grass cutting and weeding.

Dryers are still considered a luxury item so if you do not have space for one or there is not one fitted then you do not have to supply this. PPM would always recommend you leave a dryer if there is one already there.

Dishwashers are still considered a luxury item so if you do not have space for one or there is not one fitted then you do not have to supply this. PPM would always recommend you leave a dishwasher if there is one already there.

Legally no, but in practice it is recommended this be provided even in an unfurnished property. In general, unfurnished properties will include carpets, curtains/blinds and the kitchen equipped with the white goods.

Legally no, but in practice it is recommended this be provided even in an unfurnished property. In general, unfurnished properties will include carpets, curtains/blinds and the kitchen equipped with the white goods.

Any costs associated with the running/maintenance of the property will remain a Landlords responsibility. These include buildings insurance, ground rents and service charges. Tenants will pay all the usual utility bills such as, Council tax, Gas, Electric, Broadband etc.

Yes. In general, every item that is left in the property remains your responsibility. However, all PPM preferred contractors are under strict instructions to report back the possible reasons for any breakdown in equipment. If it is discovered that the repair was necessitated due to misuse by the tenant, they will be responsible for the payment of the contractor’s bill.

Yes. Alongside your normal Building and Contents cover you will need 3^rd party liability insurance. At PPM we recommend you get a policy that provides specialist Landlord coverage. Most good Landlord insurance schemes will also protect your rent and provide specialist assistance in relocating your tenant should your property ever become uninhabitable. Well worth the peace of mind!

Yes. All gas appliances must be certificated annually by a Gas Safe engineer. At PPM we recommend that appliances are serviced at the same time to maintain them in premium condition and prevent future issues. The cost for this is minimal as the Gas Safe engineer is there anyway!

PPM will advise on the best way to market your rental locally; a lot depends on local demand. If you do leave soft furnishings, these must comply with The Furniture and Furnishings (Fire & Safety) Regulations 1988. Most furniture now comes with the relevant labelling – which must be left attached.

No, not if it is  property that falls under the Housing Act Assured Shorthold Tenancy laws. Since 1^st April 2019 it is illegal to charge a tenant any fees associated with the renting of your property. It’s also worth noting that the maximum allowable security deposit is equivalent to 5 weeks rent. If you are renting to a limited company then fees can be charged, and there is no cap on the security deposit.

Most letting agents have passed these costs onto the landlord, in some cases this is as much as £600-£700 in sundry fees, on top of the commission you pay!

At PPM we believe the Landlord has been burdened with enough costs already and, apart from £50 per tenant reference costs, we have absorbed all the other costs.

Yes. These EPC’s last 10 years and as of the 1^st April 2018 all EPC’s on domestic rented accommodation must be a minimum E rating.

Yes. As of July 1st 2020 all new tenancies must have an Electrical Safety Check and renew it every 5 years. The Certificate must be handed to a new tenant prior to their move in date. If you have an existing tenancy you will have until April 1st 2021 to comply. If you renew contracts anytime between the 1st July 2020 and the 1st April 2021 a certificate will be required at that time and given to the tenant prior to the new tenancy starting. In general safety certificates must be given to existing tenants within 28 days of the test being carried out.

As a Landlord there are 3 main permissions needed.

1. Your Mortgage Provider must approve any letting.

2. If you are a Leaseholder then you will also need your freeholders permission and

3. You will also need to let your insurance provider know so that they can make any necessary amendments to your policy.

No, as of the 1st April 2019 it is illegal for an agent or Landlord to charge a tenant any fees.

This will vary depending on the Landlord but the maximum deposit you now have to pay is 5 weeks rent.

Let’s say you have 1 property. Pre let, you will be dealing with the team doing the lettings, the manager and 1 to 3 plus lettings negotiators, administrator who will do the references, contracts and any other paperwork needed. After the property is let you will be dealing with a property manager who will look after the day to day running of the property, accounts department who will collect the rent and send you a monthly statement and with most agencies you will then need to deal with a renewals administrator. Potentially you could have minimum 3 different telephone numbers to call and up to 8 different email addresses to remember! (and most of these will be completely impersonal. E.g. lettings@ or management@ or accounts@ etc. etc.)

There is also a disconnect between the front-line lettings team and the management team. Most lettings negotiators are paid on commission and will often sacrifice quality of tenant in order to get a deal done before any of their colleagues let your property. They are not worried if that tenant causes issues further down the line as it is not their mess to clean up!

Imagine now you have 2, or more properties, in 2 or more different locations! Multiply the above by 2, 3, 4 etc and you can see why most Landlords simply stop buying more properties or feel they cannot invest in other areas as they do not want the headache of dealing with several agents.

Add to this the fact that you might have several different types of tenancy agreements, different types and formats for your statements and this can turn end of year accounting into a nightmare!

Or you can instruct PPM. You will be allocated 1 person for all your properties. We will use our 20 plus years’ experience to source the best local agent to let the property for you. We will get regular market reports, viewing updates etc and report them back to you. We will then deal with any offers and in negotiation with you accept the best offer from the best quality tenant. To make sure they are the best tenants we will then do all the references ourselves, not the lettings agent and run all the necessary right to rent checks. We will do all the contracts which will be the same for all your properties and collect any initial monies directly from the tenant.

The same person will then look after your property on a day to day basis, do all your accounts and do any renewal’s needed. Renewals will be done in conjunction with the agent who let the property for us to find out the best possible market price.

So how many telephone numbers do you need? one number: 020 8390 9586.

How we treat your tenant also sets us apart.  I know that sounds like simple good customer service, but it is my experience that tenants, in general, are treated like second class citizens with the stock response from property managers being “the Landlord is my client, not you”. “We will do what is best for our client, not you”. Clearly the Landlords interest have to be maintained but surely one of these interests is having happy and content tenants? Happy and content tenants stay longer, happy and content tenants renew contracts with rent increases easier etc. We will ensure your tenant is happy and content and that any problems or repairs they report are dealt with in a timely manner and they are kept informed at all times. I once heard a property manager say to a tenant in a very rude way “you are not the only tenant I am dealing with and your issue is not urgent or important”. We must never forget that to the tenant this is the only issue they have to deal with and that it is important to them.

PPM can also advise Landlords on property investments. Should I buy 1 or 2 bedrooms? How close do I need to be to the station and local facilities? What should I do to the property to enhance the rental value? What is the best percentage return I should expect on my investment? Etc.