> Beautifully restored
rental properties
in St John's, Worcester
[ Let's straighten things out ]
>
THE NITTY GRITTY OF RENTING YOUR HOME
Connells Letting Agents
3 Foregate St, Worcester WR1 1DB
/// stages.rope.shiny
phone : 01905 24060
Your responsibilities as a tenant :
Gardens :
For those properties with gardens, an electric lawnmower and/or hedge-cutter is provided. It is presumed that you will use them. There is also a shed to store them and all properties have an outdoor power socket and lever tap. Please keep your house looking nice.
Pets :
I am happy for tenants to keep cats and dogs, subject to discussion with both myself and Connells. I am aware that some animals don’t appreciate being left alone in the house for long periods and I have some experience of woofy dogs and very upset neighbours. It didn’t end well. I therefore ask that you read your tenancy agreement carefully and make yourself fully aware of your responsibilities. If in doubt, please just ask.
Whilst we're on the subject, I can thoroughly recommend Worcester Dogs, a local dog training school based in Kempsey. Bug used to attend classes there and was particularly partial to their sausage treats.
Should you be in need of a dog-walking service, you won't find anyone nicer and more kind than Chrissie Webb. She is very professional, lives literally just round the corner and quite clearly, loves her job and her customers.
Utilities :
You will be provided with details of the current energy provider for the property. Where possible they will already have been provided with your contact details and their welcome pack should be waiting for you.
All the properties achieve an energy efficiency standard that complies with the 2018 legislation changes.
Likewise, all properties carry a current Gas Safety Certificate (CP12) and Electrical Installation Condition Report (EICR).
You can change energy providers if you like. It's really up to you, so long as they are made aware that I have an interest in the property, enabling me to take back the account at the end of your tenancy. All I ask is that you please avoid npower like the plague. Don't be drawn in by their sales patter or promises of low-tariffs. They are the devil. I have lost days of my life trying to get any sense out of them. They are utterly, utterly useless at every level. I am currently finding British Gas to be equally atrocious. They make me want to cry.
If you're interested, I rate Octopus Energy very highly. Price are good, but the service is even better. I can send you a referal link so you get £50.00 credit.
Council Waste Collection :
Waste collection is early every Wednesday morning and alternates weekly between black bin (general waste) and green bin (recycling). I think you can have a brown one too, if you pay for it. You are expected to place your bin by your gate, tho' see what everyone else does and copy them. Don't give the bin men an excuse to not empty your bin, as they hate going down narrow roads and will happily miss you out if they can.
For larger items, there is always the grandly titled 'Hallow Road (Worcester West) Household Recycling Centre' where men (un)happily stand around, watching you struggle with heavy items.
> www.worcestershire.gov.uk/letswasteless/directory_record/4/hallow_road
TV, phone and broadband :
It is entirely up to you who provides the media package to your new home.
As a good starting point, all the properties have :
- a BT phone point, tho depending on circumstances, you may be required by your chosen provider to pay for a new connection.
- a modern, digitally compatible TV aerial and cabling to at least one point in the house. Many tenants have also chosen to install Sky.
- access to superfast fibre optic broadband services via your preferred supplier. The 'Properties' section of this site will allow you to see the download speeds, apparently available for each house as of 02/17. Don't hold your breath.
Also, please don't assume that any of the above means that the connections and cabling will be to your network provider's satisfaction when you move in. I find that it is safest to expect the worst, as some companies can be very awkward. That said, TalkTalk are usually cheap, fast and efficient.
Moving in and forward :
Normally I will meet you at the property on your first day of tenancy, in order to hand over the keys and explain anything that needs explaining.
From this point onward, the house is your new home. I am round the corner if you need anything, otherwise I'll leave you alone.
Maintenance :
Should any maintenance or repairs be required, or you have any concerns about the property, please contact me via my mobile and I will aim to pop round as quickly as possible, or alternatively send a tradesman that is known to me personally. Likewise, when on holiday, I will always make provision for someone to be on-call.
[ Extremely helpful, going above and beyond...and very prompt ]
With regards to maintenance requests, I am fully aware of how I am legally required to act as a landlord (The Deregulation Act 2015). I have a very responsible approach to maintenance and repairs. My view is that it costs exactly the same do repairs quickly as it does to do them 'eventually', so I choose to do them quickly. That said, I will never enter the property without giving you sufficient advanced warning, normally the day before, but always by mutual agreement.
You do have a responsibility to make me aware of any problems, especially those that could cause personal injury or damage to the property (water leaks, electrical problems, missing roof tiles etc.). It’s all in the contract.
With older properties without cavity walls, condensation can form on the inside of exterior walls during colder months. It's just one of those things. It's worth just being aware of this and to ventilate the property and to avoid having long curtains that prevent air circulating behind. Have a read of the attachment via the link here :
> Condensation.pdf
If there is ever a problem with the property, please do not think it is a good idea to have your own tradesmen or family members do the work and surprise me with a bill. Ensure that you know where the water stop-tap and electrical circuit breaker are, act appropriately and always call me so I can arrange for someone to pop round.
Be aware that, as a tenant, you are also responsible for what goes down your drains and into the main sewer. Do not flush wet-wipes* (regardless of what the packaging says) as they contain plastic. Please use your commonsense, as not everything, no matter how tapered and streamlined, is designed to go down your toilet.
I literally cannot sort your s**t out or pick your hair out of u-bends. Severn Trent will happily come out for £145.00, tho' you can really use whoever you like so long as they provide a professional service. It's a nasty business, someone's got to do it...but on this occasion, it's not me i'm afraid. That said, there are exceptions, such as where there is a specific problem with the drain structure itself (see 'News' feature 11/17).
*A recent study from UK Water found that wet wipes make up 93% of the matter causing sewer blockages.
Annual inspection :
As is the norm, there will be an annual inspection of the property. This is little more than a cursory look around to ensure that there is no significant dilapidation or on-going problems. It is also an opportunity for a Gas Safe heating engineer to carry out the annual service and safety check on the central heating boiler and gas hob and issue the relevant certificate to meet the legal requirements.
Whilst viewing the property, this is your opportunity to ask me questions and get specific information relevant to a potential letting. I will be looking to understand your personal situation, as this is a great chance for us to get to know each other and for you to secure the property, should you be interested.
Saving myself a lot of time and effort :
Speaking candidly, there is a somewhat questionable and until now, unwritten 'no scum' policy in place. I do not have the patience or the inclination to micro-manage recalcitrant tenants, but I do have a responsibility to everyone else in the road. This is not social clensing or discrimination. It's not about social-class or salary levels. It is merely a desire to rent my properties to well-behaved, professional people who make good life-choices and appreciate the efforts I go to, to make their home, their surroundings and their tenancy as pleasant as possible. To date, with the policy in place, I have never had a problem, no one has been offended (or punched) and I sleep a lot easier at night, as do the neighbours.
Securing a property :
Let's say we get on famously and you decide that you would like to rent the property you have viewed. It is essential that you speak with Connells as soon as you are able, in order that the process of establishing a legal tenancy can start. Connells are efficient and effective and will explain your responsibilities, along with associated timelines. It is important that everyone is aware of each other’s expectations.
It is normal, at this point, for a holding deposit to be paid to Connells. This ensures that the property you are interested in, is no longer actively marketed and no other people are able to view it. Some choose to procrastinate at this point and consequently miss out.
Establishing a legal tenancy :
The process that Connells work to involves :
> Tenant referencing
> Credit check
> Guarantor referencing (if required)
> Tenancy Agreement administration
> Photographic inventory and report
> Registering the deposit
The initial 12-month tenancy is what is known as an Assured Shorthold Tenancy Agreement, with a six-month break clause. This is the document that we both read and sign. It is important to remember that everyone over the age of 18, who occupies the property, needs to be written into a joint tenancy agreement. This ensures they have the same rights as the principal tenancy holder.
At the point when the initial tenancy agreement period runs out, it is normal to simply exist with a one-month rolling contract. No more paperwork is necessary and we remain legally bound by the original contract, month by month, until either of us chooses to stop.
The above information is, of course, for general guidance only. It simply outlines the process of renting. A full breakdown of the specific requirements of any tenancy will be provided by Connells, along with a copy of the government publication 'How To Rent'. This document is also available for free on the department's website :
> www.gov.uk/government/publications/how-to-rent
The deposit :
The deposit is normally equivalent to one month's rent and is always payable to Connells prior to signing the contract. The deposit remains your money and can be viewed at any point in the government-authorised Tenancy Deposit Scheme (TDS) using your Tenancy Deposit certificate code, which you will be issued with.
> www.tenancydepositscheme.com
Connells are registered with TDS to help protect your interests throughout your tenancy.
Monthly rent :
Connells calculate rent affordability based a simple formula. The monthly rent cannot be less than 30x a tenant's/joint tenant's monthly income. In some cases, where there is insufficient income, a guarantor will be required.
The rent is to be paid monthly, one month in advance and is set at a level that Connells feel reflects the location, specification and quality of each property in the current market.
Your first rental payment will be made directly to Connells, who will also instruct you to set up a standing order so that all subsequent monthly payments can be made into my bank account. It is your responsibility to ensure this is done.
Insurance :
There is a policy in place that insures the building itself, but you are responsible for insuring your own contents.
Despite the recent government changes to the way in which letting fees are charged and those kind offers to 'cut out the middle man', I still maintain that using a professional letting agent is the best way forward for all concerned. It ensures that everyone is protected.
Who would buy a holiday, a car or even a Happy Meal® without the appropriate legal protection? We all want to know there is support available should we ever get stranded on a Greek island, on the side of a motorway or on a trolley in A&E, having swallowed the free toy.
Please understand, my relationship with Connells is a professional one, based purely on their provision of a landlord letting service. They do not manage my properties or have any financial involvement with myself beyond those stated below. They just happen to be consistently brilliant, so I use them.
At the end of the day, it's your tenancy that's at risk if we don't do things properly.
The process of establishing a legal tenancy :
Advertising and marketing the property :
Prior to a property becoming void, it is actively marketed by Connells Letting Agents using their own website, along with Rightmove. Get the App. It's fantastic !
> www.connells.co.uk/estate-agents/worcester
Viewing :
Connells Lettings Agents' Worcester office arrange all viewings, which are usually available at short notice, tho I prefer to actually show you around myself.
It is best to be clear ; so everyone understands where they stand
"If only all my previous landlords were like you
i wouldn't have disliked renting so much".
"Can i use that on
my website?"
"Sure :-)" ]
I think that's it. Thank you.
Stranglehold / Ted Nugent
I know i shouldn't have a favourite, but i really like no.23
Connells are members of The Property Ombudsman redress scheme and are covered by the ARLA Client Money Protection scheme