At Essex Letting Angel we pride ourselves on providing you, the Landlord, with a comprehensive service that you would expect from a National Agency, but personalised with the feel and passion of a local business.
As Landlords we were once tied to agencies. We grew increasingly frustrated with agents whom we rarely saw and/or, talked to. We were often passed to different individuals within the organisation who had no knowledge of our properties and business needs.
After having managed our own properties for some time we have now launched our own agency and made a promise that, at Essex Letting Angel, your individual property requirements are dealt with personally by either Joanne or Larry.
At Essex Letting Angel we understand that the needs of each Landlord and Property can differ and may require a bespoke solution. We are proud to say that we enjoy the challenges of Letting Management, and will happily discuss any requirements on an individual property basis and, work with you to find a reasonable solution.
Based on our banking background, we are fully trained and highly experienced in finding prospective tenants that meet the suitability criteria for every property we manage for you. We do this by:
Before prospective tenants even get to view a property, we will introduce ourselves on the telephone and listen to the tenant’s requirements whilst asking questions, to build up a picture of their suitability.
The viewing is as important to us, as it is to the tenant. It gives us a chance to meet and get a feel for them, as well as gauge their reaction to the property and their responses to any in depth questioning. We will not accept an application from a person who has not viewed the property.
This is where Essex Letting Angel comes into its own! All of our referencing is done in house. This allows us to use our extensive underwriting knowledge to make sure that there are no surprises that we don’t know about. It also allows us to go back to the tenant with any questions or queries (standard letting agents outsource their referencing and only receive back a yes or no decision), as well as speeding up the decision process.
Should a guarantor be required, we will only accept homeowners, and we undertake the same referencing process with them as with the prospective tenant.
Again all of our inventory work is done in house, and consists of three different formats to give the Landlords property, and the tenant as much protection as possible. These are all given to the tenant in a welcome pack, and we also keep a file on record which is accessible by our landlords at any time on our state of the art online system.
All documents are explained carefully to the tenant and tailor-made to each property. A copy of most of the documents are also sent to the tenant and kept on file on our system.
Our services do not finish there. We keep regular contact with the tenants, and make regular checks to maintain the security of the tenancy. We complete full photographic property visits every 3-6 months and a report is sent to the landlord to show the condition of the property. We keep a maintenance schedule of any works completed, and can arrange for any works to be done should they be required. We can also arrange for Gas, Electrical and EPC certificates. Should any problems arise, we are always on hand to deal with them efficiently and effectively with minimum of fuss.
All Landlords will be given advice regarding the following in respect of their property and prior to letting it out;
These regulations first came into effect 31st October 1994 to ensure that gas appliances are properly installed and maintained in a safe condition so as to avoid the risks of carbon monoxide poisoning. It is the responsibility of landlords to ensure that ALL gas appliances and gas installation pipe work owned by them are checked for safety at least once a year by a gas safe engineer. In addition accurate records of the safety inspections and any work carried out must kept. The current Gas Safe safety certificate must always be available for any tenant prior to them taking occupation of a property.
If you let property you must ensure that the electrical system and all appliances supplied are safe – failure to comply with the Electrical Equipment (Safety) Regulations 1994 and the Consumer Protection Act 1987 is a criminal offence and may result in:
- A fine of £5,000 per item not complying
- Six month’s imprisonment
- Possible manslaughter charges in the event of deaths
- The Tenant may also sue you for civil damages
- Your property insurance may be invalidated
These regulations are enforced by the Health & Safety Executive.
The 1991 Building Regulations require that all properties built since June 1992 must be fitted with mains operated interlinked smoke detectors/alarms on each floor. Such regulations regarding older properties do not exist but we strongly recommend that smoke alarms are fitted in all let properties and are regularly checked to ensure they are in full working order. We always fit the required number of smoke alarms and a carbon monoxide detector at every property we manage. This will be a legal requirement as of 1st October 2015
From the 1st October 2008, Landlords are required to provide an Energy Performance Certificate when they rent out a property. EPC’s assess the energy performance of a property and represent the energy efficiency on a scale from A most efficient to G least efficient. A valid EPC will last for 10 years, unless changes are made to the property which may affect its energy efficiency, and can be used for multiple tenancies within that period. Essex Letting Angel can arrange for this to be completed if one is required. A copy of the EPC should always be given to the tenant before they move into the premises.
With the changes to the Housing Act 1996 in 2004, from the 6th April 2007 all landlords and letting agents taking deposits for assured shorthold tenancies (ASTs) in England and Wales must safeguard them with a Government-authorised tenant deposit protection scheme, either custodial or insurance based. Essex Letting Angel use the Deposit Protection Service.