Keys

Plum Full Management - Letting and full property management by Design

A full management service to suit the busy landlord who wants the piece of mind that his investment is in "safe hands".
This service includes:

Rental Assessment - An indication of what we believe to be a realistic market rental value

Marketing Strategy - Insertion on Plum web site using our innovative technology, full colour window display card, full colour property list, Access to companies specialising in corporate lets and relocations, Advertising Let Board (highly recommended), Full colour advertising in Hull Daily Mail "Home" guide and local press (available at a charge) and we recommend that you authorise an initial adverting budget.

Accompanied Viewings - We accompany all prospective tenants on property viewings.

Full referencing on all tenants and guarantors - We use a reputable company to carry out full credit history checks, stability and affordability assessments including bank and employment references.

Preparation of Tenancy Agreements and service of all legal Notices during the tenancy - The form of tenancy normally used is an Assured Shorthold which is in accordance with the Housing Act 1988 (as amended). The tenancy commences with a 6 month fixed term with the option to renew. Alternatively, if you do not wish to commit to a further fixed term, the tenancy will become a Statutory Periodic tenancy where the tenant stays in the property under the terms and conditions of the original agreement and the tenancy continues to "roll over" month to month. Should you wish to end the tenancy, you must serve 2 months notice in accordance with the tenancy dates. Plum will serve the relevant Section 21 Notice requiring Possession to your tenant. Should your tenant wish to leave they must give 1 month notice in writing to end the tenancy the day prior to a rent due date.

**Please note that once a Section 21 Notice has been served on your tenant it does not guarantee that the tenant will vacate on the agreed date and enforcement can only be carried out through the courts. Plum Property Management do have the expertise to carry out an Accelerated Possession Procedure without employing the services of a solicitor should this ever be necessary. (There will be a charge for this service)

Inventory & Schedule of Condition - This is an important aspect of any property letting and we endeavour to stress this to your tenant. We have stringent rules in place regarding the checking and signing of the inventory by your tenant because it can ultimately affect the return of their deposit.

For an unfurnished property a Schedule of Condition will be prepared as an inclusive service. For furnished property please see our charges.

We also take the meter readings for all utility services and inform the appropriate services of the name of your tenant and the agreed readings.

Rent Collection - Rent is collected calendar monthly in advance and we encourage your tenant to pay by standing order. Once the rent receipt is processed, we endeavour to pay your rental income due less any agreed expenditure direct into your bank account using our Bacs system promptly. We carry out a payment system on a daily basis to avoid any delays.

Inland Revenue administration and reporting - Depending on your circumstances, income from property in the UK must be declared to the Inland Revenue. Landlords can claim personal allowances against income from property. Expenditure incurred in connection with letting including interest paid on a mortgage can be offset against your tax liability and a wear and tear allowance in the case of furnished property may be granted. We will provide an annual statement itemising rental income received and all expenditure to enable your tax computation be completed. (We would advise you to take independent advice from a professional body with regard to your tax affairs). Further information on request.

Overseas Landlords - Overseas landlords are classed as Non-Resident Landlords and all income from property is subject to tax. To enable rental income to be paid gross, you can apply for an exemption certificate from the Inland Revenue. We can supply you with the necessary forms and guidance notes and would recommend that these are completed as a priority. (Further information and advice on request)

Health & Safety Regulations - the Landlord and Tenant Act 1985 section 11 (as amended by section 116 of the Housing Act 1988) requires the landlord (a) To keep in repair the structure and exterior of the dwelling including drains, gutters and external pipes (b) to keep in repair and proper working order the installations of water, gas, electricity and sanitation (c) to keep in proper working order installations for space and water heating.

Landlords also have a duty to ensure that the premises, fixtures, fittings and appliances are safe. We recommend that all appliances that burn fossil fuels are serviced on an annual basis.

The Gas Safety (Installation & Use) Regulations 1994 require landlords to ensure that all gas appliances and installed pipe work are maintained in a safe condition and that they are inspected annually by an approved CORGI registered contractor. A Landlord Gas Safety Certificate must be kept and issued to all tenants prior to the start of a tenancy. These annual inspections can be arranged by Plum Property Management. Should you wish to arrange your own, we will require the certificate to be kept on our files.

As far as Plum Property Management are aware, there is no statutory obligation in place for Landlords to obtain an Electrical Safety Certificate but we feel it is the Landlords duty to ensure that electrical wiring and equipment is safe and we recommend that an approved electrical contractor should inspect the property and electrical fittings and produce a report certifying that all is safe.

Regular Inspections and Property Maintenance - We are committed to carrying out regular inspections ensuring that the property is being cared for to an acceptable standard and remains in good order throughout. After every inspection, you will receive a report of the condition and details of any maintenance we deem necessary to protect your investment.

Should repairs become necessary or your tenant informs us of a problem, we will contact you prior to instructing contractors. In most cases we will obtain an estimate of costs, instruct the contractor and monitor the repair. Carrying out repairs on a timely basis is not only important to your tenant, it is important to safe guarding your investment.

Tenancy Renewals and Annual Rent Reviews - Should you wish to offer a further fixed term to your tenant we will arrange to have a new Assured Shorthold Tenancy Agreement drawn up and duly signed. (There is an administration charge for this service).

It is our policy to carry out annual rent reviews on all our tenanted property. We will carry out a market appraisal of the existing rental income and increase accordingly and if appropriate.

Final Inspections and Check out procedure - It is our policy to take a deposit equivalent to 1 months rent plus £200 at the onset of the tenancy. We have a stringent check out procedure at the end of every tenancy. We arrange to meet the vacating tenant at the property to carry out a final inspection. All meter readings are taken and agreed with the tenant and a forwarding address is obtained. We stress to the tenant that they have an obligation to inform all services and as a safeguard we also write to all service providers with outgoing meter readings etc and forwarding addresses for final bills. As Landlord, you can be present at the final check out.

Providing everything is in order we aim to refund the tenants deposit within 5 days of vacating. Should we consider that the property is not in order in accordance with the Inventory and Schedule of Condition, we are obliged to give the tenant 7 days in which to rectify the problem by liaising with us for entry to the property. If the tenant does not rectify the problem within the given time frame, we will make arrangements to resolve the problem and deduct the relevant costs from the deposit.

The Plum Full Management Service includes all the above for a monthly management fee (unless stated). All our services are designed to ensure your needs are met but we would be happy to add to or remove any of the above and design a service to suit your requirements.

If you would like to contact us about any of our services please visit the contact details page.