The last few years have seen a significant rise in the demand for private rental property as many people are investing in Buy-to-Let as a viable alternative to stocks and shares. Whether you are an experienced investor, landlord or private individual letting for the first time, the professional expertise and knowledge of the team at Robertson Phillips will ensure you are getting the most from your property. Location and type of property are of paramount importance when considering whether to rent your property. Our lettings department are experienced in advising which investments are worth making in order to attract the right tenants and therefore maximise your return.

At Robertson Phillips we pride ourselves in offering a personal service to both landlords and tenants, whilst maintaining a high standard of competence and professionalism. With our ethos of unparalleled customer care, you can be assured that the landlords’ interests are our priority irrespective of level of service you choose. With a dedicated and knowledgeable team of lettings specialists available seven days a week; we demonstrate our commitment to providing the best service possible to our landlords.

Our Services

Introduction only:

• Prepare marketing particulars including photographs, floor plans and ‘TO LET’ boards.
• Advertise the property in the local press and on selected internet sites including property portals such as Rightmove, Zoopla and PrimeLocation.
• Arrange and conduct professional viewings.
• Subject to receiving payment in advance, Robertson Phillips will organise gas certificates, electrical certificates or inventories where required.
• Collect and hold five weeks deposit as a member of the TDS (Tenancy Deposit Scheme). Alternatively, the landlord can join another government approved deposit scheme in order to hold it or place it in a government bond.

Rent Collection – as above plus:

• Monthly rental collection.
• Rental balance paid direct into landlord’s account.
• Produce a monthly rental statement.
• Pursue the tenant professionally if rent is in arrears.

Management Service - includes Introduction Only and Rent Collection services plus:

• Periodic inspections with written reports (The first in the third month and then every six months thereafter).
• First point of contact for the tenant.
• Process all maintenance problems which arise during the tenancy including arranging access and instructing contractors, subject to landlord’s approval.
• Process payments to contractors following the completion of work.
• Organising renewal Gas Safety certificates.

For landlord's fees please see the following link FEES TO LANDLORDS

The Market Appraisal
Our experienced members of staff will undertake a free, no obligation careful appraisal of your home, based upon a number of factors from accommodation, condition, location, current demand, comparison to similar available properties and properties we have already let. We will also provide you with advice as to what steps you can take to improve your property in order to maximise your rental income. We will also advise you on all current legal requirements for landlords. 

Mortgage
You will require consent to let from your mortgage lender in writing and it is worth noting that they may charge a small administration fee for giving consent.

Insurance
You will require buildings/contents insurance to cover your property and contents, whether the property is occupied or vacant.

Rent & Legal
If you select our Rent collection or Management Service, we can offer a service (at additional cost) against any loss of rental due to a tenant defaulting in payment and legal expenses relating to an eviction. Please see RP rent protection document for more information on what this covers. RP rent protection document .

Security
Most tenants are attracted to a property with security such as window locks and alarms and this may also help to reduce insurance premiums.

Presentation
Decoration should be kept fresh and neutral and personal items should be removed where possible. As a general rule, a higher level of decorative finishing will result in more offers from potential tenants. Your property should be thoroughly cleaned before and after each rental term, preferably by a professional cleaning company and the garden should always be well-maintained.

Furnished or Unfurnished
Experience and demand suggests that most rental property is let unfurnished except for white goods (kitchen appliances), carpets and curtains. Any appliances supplied should be of good quality and gas appliances must be tested annually to meet current safety standards. It is advisable that a PAT test (portable appliance test) is carried out on electrical items before the tenancy commences.

Marketing
As well as our own website, Robertson Phillips advertise on the largest property portals in the country such as Rightmove, Zoopla and PrimeLocation. We also have a large number of potential tenants registered on our online database who are immediately notified via email and telephone when your property comes onto the market with us.

Referencing & Credit Checks
At Robertson Phillips we have prospective applicants registering daily and ensure all tenants are approved prior to arranging viewings. We are also in regular contact with relocation companies offering access to numerous international corporate clients. We pride ourselves in finding professional applicants and carry out credit searches which include background financial checks, landlord and employer references.

Tenancy Agreement
In order to protect landlords’ interests our tenancy agreement, which has been approved by ARLA, will be drawn up to meet specific requirements of each tenancy individually.

Rental & Deposit
Once the tenancy agreement has been signed, payment is taken for the first month’s rental and the deposit (five weeks rental). Funds must be cleared before the tenant takes occupancy. We also help tenants set up a standing order for future rental payments.

Deposit Scheme
Robertson Phillips is a member of the Tenancy Deposit Scheme and a charge of £42 Inc.VAT per year is payable for all deposits registered by Robertson Phillips. The Tenancy Deposit Scheme is administered by:

The Dispute Service Limited
PO Box 1255
Hemel Hempstead
Herts HP1 9GN

Phone: 0300 037 1000
Web: www.tenancydepositscheme.com 
Email: deposits@tenancydepositscheme.com  

Inventories 
This is strongly recommended by Robertson Phillips and the Tenancy Dispute Service to protect the landlord’s property. Should you wish for an independent inventory to be provided an approved third party can be instructed for a set fee.

Utilities & Council Tax
Under all of the levels of service, Robertson Phillips will notify the relevant local council and utility providers with details of ingoing tenants, tenancy dates and meter readings.

Repairs
The landlord is responsible for the cost of repairs unless they are determined to be caused by the tenant’s negligence. Under our Management Service, such repairs will be organised by Robertson Phillips subject to your approval. We also operate a 24 hour emergency call-out service for tenants to contact directly during non-working hours.  Please note ‘out of hours’ call out charges would be applicable and further information is available upon request.

Other Rules and Regulations to consider:

i) Housing Health and Safety Rating System (HHSRS) deals, amongst other things, with potential hazards to health and safety in relation to properties, e.g. a staircase with no handrails or lack of extractor fans in the bathroom/kitchen.

ii) Fire and Furnishings Regulations relates to soft furnishings and specific materials such as polystyrene ceiling tiles.

iii) The Electrical Equipment (Safety) Regulations 1994 affects all electrical appliances, both fixed and portable, in rented accommodation which must be safe and a copy of any inspections must be provided to the tenant.  From the 1st July 2020, landlords are required to ensure that electrical installations are inspected and tested for all new private tenancies in England by a qualified person before the tenancy commences.  For existing tenancies, an electrical safety test is required to be carried out by the 1st April 2021 and installation must be inspected and tested at least every five years.

iv) Gas Safety Regulations for Landlords and Agents requires all gas equipment in rented properties to be serviced and safety checked by a Gas Safe engineer before a tenancy and then checked every 12 months. It is a legal requirement that a gas safety certificate (CP12) is provided to the tenant annually.

v) Smoke Detectors & Carbon Monoxide Alarms. It is strongly recommended that all landlords of pre-1992 properties should install smoke alarms in their property and where there are gas appliances located, audible carbon monoxide detectors which comply with British Standard BS7860.

vi) HMO (Houses of Multiple Occupancy): This relates to tenancies where more than two tenants who are not related occupy a property.

vii) Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of blocks of flats and houses in multiple occupation (HMOs). It is a mandatory requirement that a detailed fire risk assessment is carried out to identify any risks or hazards and any such findings should be eliminated or reduced.

Taxation on Rental Income

i) UK Resident landlords: income generated by an investment property is subject to income tax, although some expenses such as general maintenance are tax deductable. The level of tax will depend on your income.

ii) Non UK Resident landlords: If you are considered a non-resident landlord, you will still have to pay income tax on rental income from a UK property and you will be required to apply for a non-resident landlord status with HMRC. Click here for the HMRC website and here for the Non-Resident Landlord (NRL 1) online application form. 

Governing Bodies
As part of the following governing bodies, Robertson Phillips are well placed to ensure that our practices offer the highest quality of service to tenants:

ARLA Propertymark   (Association of Residential Letting Agents)
CMP  (Client Money Protection Scheme)

To view our CMP Certificate please click into the link below: - 

CMP Certificate  

To view Propertymark conduct and membership rules Robertson Phillips must adhere to, please click the link below: - 

https://www.propertymark.co.uk/professional-standards/rules.html

The TDS  (Tenancy Deposit Scheme)