IMPORTANT: If you are about to buy an investment property in the Northants area then talk to us before you commit to anything. We are well aware of the rental potential of every property type and every area in and around Northampton. Some investment properties are good buys, but some definitely are not. Don’t get caught out. Speak to us first.

The basic lettings process

Renting property in Northampton or renting property in Bedford through Visum-Lettings is as simple as can be, we are a professional agency who have been in the industry and area for a decade and pride ourselves on our service.  The basic lettings process is:

Basic lettings process: Property Rental Assessment

Rental assessments are free of charge and without obligation. One of our experienced letting agents can arrange to visit your property at a convenient time to discuss the your plans and the property’s potential. Factors that affect the rent achievable for the property are the condition of the property, it’s type and it’s location, whether it is to be let furnished or unfurnished, market conditions, and sometimes even the time of year. We will be able to advise on all these matters and how we can best accommodate your wishes.

Basic lettings process: Property Marketing

Once you have decided to instruct us to find suitable tenants for the property we will start our aggressive marketing strategy. This will see your property advertised on the country’s leading internet portals and we take, on average 3 weeks to find suitable tenants, credit check and background reference them and arrange a move in.

Basic lettings process: Tenant referencing and credit checks

Once suitable tenants are found, they complete an application, either on paper or online from anywhere in the world (just another feature of our fully interactive website). Once a completed application is received we carry out a full credit assessment, which checks the prospective tenant’s credit history, associated addresses and public records. Where applicable we obtain an employment reference, which confirms income and length of employment and a previous landlord’s reference.

Basic lettings process: Tenancy agreement

The tenancy agreements we use are based on the approved ARLA agreement, which has been fully legally checked and is proven to be reliable in a court of law. The tenancy is usually for six a month renewable periods, to suit the needs of the landlord and tenant.

Please take a moment now to review our full range of landlord services across Northants and Beds.  We aim to keep the basic lettings process simple and hassle free.

Sell my house

Visum-Sales.co.uk is our nationwide flat-fee, no commission online estate agents.  For a one-time payment of just £300 we will market your property, which includes advertising it on market leading sites like rightmove.co.uk to ensure you get maximum exposure.

Our amazing service includes coming to your property, measuring up, taking the photos, writing up the ad, getting your property advertised and loaded into our site and into your account for your to approve and monitor response and advertised on the countries leading portals like rightmove.co.uk, primelocation.com and findaproperty.co.uk.

The service includes handling bookings for viewings and also the negotiations.

Can you believe you can really sell your house for just £300? Why pay thousands of pounds in commission to a traditional agent?

Take a look at Visum-Sales.co.uk for further information or call us now on 01212 888 369.

Free tenancy agreement

If you head over to Visum – our online partner site for landlords who like to manage their own properties, you can register for free and have immediate access to our free tenancy agreement download included in our comprehensive free tenancy pack.

Benefits of our free tenancy agreement

• It’s free!
• Immediate download
• PDF format
• Legally tested
• Suitable for use in England and Wales

Free tenancy pack details (with free tenancy agreement)

• Free AST
• Section 21 notice seeking possession
• Section 8 notice seeking possession
• Section 13 notice for rent increase
• Inventory report
• Meter readings
• TV License
• 30 other essential documents for moving a tenant in and out

So, download your free tenancy agreement now.

Energy Performance Certificate  – EPC

As of 1st October 2008 it isbe a legal requirement for all landlords to have a valid Energy Performance Certificate (EPC) for their property before it can be let.

An EPC assesses the energy performance of a property and will need to be carried out by a qualified Domestic Energy Assessor to ensure that it meets all legal requirements. Once complete it will be valid for a period of 10 years.

It will be a legal offence for landlords to let a property without an EPC from 1st October 2008.

Visum Lettings are able to arrange for an EPC to be carried out on your behalf in order to avoid any delays letting your property.

You do not have to be registered with Visum Lettings or planning to let your property through us to benefit from this arrangement.

Gas Safety Certificate

The Gas Safety (Installation and Use) Regulations 1998 say landlords must ensure that gas appliances, fittings and flues are safe for tenant’s use and that installation, maintenance and annual safety checks are carried out by a technician registered with the Gas Safety Register (which superseded CORGI on 1st April 2009). If everything is in order, you’ll be given a certificate called a CP12 and you must give a copy of this to your tenant. Gas safety checks must be carried out on a property annually. Visum Lettings again can happily arrange this for you, and this is part of property management service in Northampton.

Deposit Protection Scheme

It is now a requirement that the tenants deposit is held in a recognised deposit protection scheme. Visum Lettings are members of all the schemes so can hold tenants deposits for landlords for both resident and non resident landlords of the UK.

Electrical Safety

The Electrical Equipment and Safety Regulations say you must ensure that the electrics are safe, with operating instructions and safety notices supplied before a letting commences. Get your electrics regularly checked by a qualified electrician. Visum Lettings can help with electrical inspections in Northamptonshire.

Soft Furnishings

All soft furnishings must comply with the Furniture and Furnishings (Fire) Safety Regulations 1988 and be fire safety compliant. Look for the fire safety label on all furnishings.

Smoke Alarms & Carbon Monoxide

All properties built since June 1992 must have interlinked mains-connected smoke detectors / alarms on each floor of the property. Older properties must be fitted with standard (battery powered) smoke detectors/alarms. Smoke alarms must be checked regularly to ensure that they are in full working order. A carbon monoxide detector should also be supplied.

Special Rules for Houses of Multiple Occupation

Certain types of shared houses (called Houses in Multiple Occupation, or HMOs for short) have to be licensed under special rules, which also require the property meets certain extra fire and electrical safety standards. These rules also set a limit to the number of people who can occupy a property. Whether or not you need to get a license depends on the size of the property and varies by council – please contact us to visit your property so we can assess if you are an HMO case and how we can help.

Some of the obvious things to be checking over are list below:

• Trip hazards
• Fall hazards
• Fire hazards
• Electrical hazards
• Property security
• Stairs, steps, banisters, balconys etc.

You should keep a note of items checked in your risk assessment and any action you took to remedy problems (banister rails, extra lighting or smoke alarms fitted etc).

Visum Lettings, as part of our service to landlord of Northampton perform the due diligence and risk assessment of all rental property coming onto our books for you, to ensure for you and for us and for the tenant that your property is safe and ready to let.

If you would like us to visit your property for a risk assessment without obligation please feel free to get in touch.

How to avoid bad tenants?

It’s the age old question of landlords and property managers ‘how to avoid the bad tenants?’  Even the most seasoned landlord and the best letting agent can land up with a bad tenant, partly because identity theft is so prevalent but mainly because previous landlords don’t pursue tenants to the point of getting a CCJ, mainly because they are relieved to get them out of their property before they go bankrupt.

Tradional means to avoid bad tenants

Of course here at Visum Lettings we STILL do all the traditional checks on tenants:

• Credit checks
• Reference checks
• Prior landlord checks
• Employment history
• ID checks

All this goes without saying and is normal day to day practise, but some serial bad tenants are smart cookies and know how to avoid showing up on credit and reference checks (usually by leaving before their case comes to court).

Letmatch.co.uk bad tenants

This is where the Letmatch.co.uk bad tenants database steps in.  It is not reliant on CCJ and credit history – it is real landlords and real agents reporting about the real facts on tenants.  It has been running successfully in ther countries for a while but Visum Lettings is one of the first agencies in the UK to partner with Letmatch.co.uk to make full use of their service to protect our landlords.

As of October 2008 EPCs will be required whenever a property is rented out. The certificate provides ‘A’ to ‘G’ ratings for the building, with ‘A’ being the most energy efficient and ‘G’ being the least, with the average up to now being ‘D’.

Private residential landlords are legally required to provide an Energy Performance Certificate (EPC) when renting out a home to new tenants

An EPC gives information about a property’s energy efficiency. You must give a copy to prospective tenants when they view a property, when they ask for any written information about a property and before any rental contract is signed. It remains valid for ten years and can be used for all new tenants in that period.

EPCs are required for self-contained properties only. They are not necessary when a tenant rents a room and shares facilities.

Ratings

The EPC provides an energy performance rating from ‘A’ (highly efficient) to ‘G’ (least efficient). Because ratings are standard, tenants can easily compare the energy efficiency of one property to another. Ratings are influenced by type of property, its age, layout, construction, heating, lighting and insulation. The typical rating for a property is D or E.

Ratings enable prospective tenants to assess the estimated costs of heating the property and the amount of carbon dioxide released as a consequence.

Estimated running costs are based on assumptions about a property (ie the number of occupants and how long it is heated during the day). However, average fuel prices from the date the EPC was produced are used, which could be up to ten years old. Actual running costs will vary depending on current fuel costs and tenant use.

Recommendations

The certificate also includes recommended measures that could improve a property’s energy performance. You do not have to implement these, but you may be eligible for financial assistance if you do. See the page in this guide on financial assistance for improving energy efficiency in a rented property.

Obtaining an Energy Performance Certificate

Visum Lettings are here to help and arrange the EPC for you, as part of our service to our landlords of Northants.

Once your property has been given an EPC, it gets a unique number and is registered on a national database by the assessor. You can download extra copies by using the report reference number on the top right-hand side of the certificate.

If you have recently bought a property, an EPC should have been included in its Home Information Pack.

What an energy inspection involves

The assessor visits your property at a mutually agreed time – if you still have tenants living at the property you should try to ensure that the time is convenient for them too. You can expect the assessment of a three-bedroom property to take about an hour (larger or more complex properties take longer).

The assessor will take internal and external measurements. They collect details about the construction of the property and the type of heating and hot water used. They might photograph heaters and meters. Make sure the inspector has access to all rooms, the loft and the boiler.

What information does the assessor need?

To help the assessor determine the most accurate rating for your property, gather relevant information in advance, such as receipts for any work done to the property.

The assessor will want to know:

• when the property was built (searches or deeds provide evidence)
• whether or not your property has been extended and when
• whether it has been double glazed
• whether the walls have been insulated and if so whether this is cavity, internal or external insulation
• when boilers and hot water cylinders were installed and any manuals you may have
• where the room thermostats and heating timers are
• where the gas and electricity meters are
• the type of heating fuel you use and the types of heating you use for your rooms

After the visit, the assessor will enter the information into an authorised software programme used to produce the Energy Performance Certificate (EPC) and recommendation report.

Information collected about your property is protected from disclosure without your permission other than for strictly limited purposes.

Acting on Energy Performance Certificate recommendations

Recommendation reports provided with your Energy Performance Certificate (EPC) will detail ways to improve your property’s energy performance.

There is no legal obligation on you to act on these recommendations, but doing so may help you attract prospective tenants keen to cut energy bills and reduce their carbon footprint.

Recommendations are split into low-cost improvements (eg insulating the hot-water tank) and high-cost improvements (eg cavity wall insulation). Each improvement will show the typical cost savings per year as well as what the performance rating could be after making the improvement.

You may find the report also includes more advanced (and more costly) measures, such as installing solar energy panels, which you will need to apply if your property is to achieve the highest energy efficiency standards.

Financial assistance for improving energy efficiency in a rented property

The government provides some financial assistance to landlords and tenants to help improve the energy efficiency of their rented properties.

Landlords Energy Saving Allowance (LESA)

Private landlords who pay income tax can offset up to £1,500 of spending on some energy efficiency measures (per dwelling, not per building). The qualifying measures are loft, cavity, floor or solid wall insulation, draught proofing and hot water system insulation.

To find out more, contact your local authority or HM Revenue & Customs (HMRC) enquiry centre. You can also find out about tax relief on property improvements on the HMRC website – Opens in a new window.

Warm Front

If you have tenants in England claiming certain benefits, they may qualify for Warm Front, a government scheme that helps people struggling to pay fuel bills. Grants of £2,700 are available (£4,000 if the dwelling has oil-fired central heating), but the tenant must make the application. The landlord does not need to be eligible.

Warm Front is not available to housing association or local authority tenants.

Energy Performance Certificates for similar rented properties

If you own a number of similar properties for rent, a domestic energy assessor might be able to produce Energy Performance Certificates (EPCs) for them all by assessing a sample.

There are two main methods for assessing multiple properties:

1. Common value – producing an EPC for one property using data from a similar property, amended to account for the differences between them.
2. Sampling and multiple certification – producing EPCs for a number of properties despite assessing just a sample. It is valid where it can be demonstrated that the properties are sufficiently similar.

Knowing the amount of effort it takes to run a business, it is always sad to see any business close up shop, but not always a surprise. To compete in today’s market you have to embrace technology and give exceptional customer service – both are core to Viusm Lettings’ heart.

It would appear that Thomas and Company lettings have closed up shop.  We see their website has gone, their phone numbers are not working and tenants have called and emailed us to see if we can find out what is happening with pending lets

Not ideal practice for a customer facing business, even in tough times not to let it’s customers know what is happening, one poor tenant was due to move in tomorrow and is now homeless!

So, if there are any landlords or tenants of Thomas & Co who need assistance from an agency thats been here for years and will be here for years more, we are here to help in anyway we can.

In the case of residential properties, landlords (or their agents) have a statutory duty to arrange annual Gas Safety Checks by a Gas Safe Registered Engineer.

A copy of the Gas Safety Certificate must be given to the tenant at the start of the tenancy and within 28 days of the annual check. A copy must also be retained by the landlord for 2 years.

A Landlord’s Guide to Gas Safety. You should:

• Implement a system of annual checks and maintenance for all gas appliances and flues.
• Use only a Gas Safe Registered Engineer for installations, maintenance and gas safety checks.
• Maintain safety check records, keeping copies for at least 2 years, and issuing copies to each tenant within 28 days.
• If you use a managing agent make sure the contract makes it clear who is responsible for managing gas safety checks.
• Make sure that appliances are safe and have been checked within 12 months before re-letting.
• On re-letting, remove any suspect appliances which may have been left by previous tenants and issue the new tenant/s with a copy of the safety check record on entry.
• On re-letting, even if a safety certificate is still current, visually inspect the gas installation and appliances. A leaving tenant may have left the system in an unsafe condition.
• Work closely with tenants in gaining access for maintenance, repairs, safety checks and the early reporting of faulty appliances.
• If you experience difficulties gaining access make sure you fully document this to show you have taken all reasonable steps – beware accusations of harassment.
• Ensure that all appliances meet the general regulation requirements, in particular in bedrooms and bathrooms where appliances must be of the room-sealed type or have a safety valve incorporated.
• Ensure that all water heaters have fail safe thermostats fitted.
• Do not use second hand gas appliances.
• Ensure that tenants have emergency instructions and ready access to the gas meter and the gas cut-off valve.
• Provide copies of all appliance manufacturer’s operating instructions to your tenants.

A Landlord’s (or his Agent’s) Responsibilities

Residential landlords or their agents are responsible for the safety of tenants and the Gas Safety (Installation and Use) Regulations 1998 enforced by the Health & Safety Executive (HSE). They deal with the duties of landlords to ensure that gas installations, appliances, fittings and flues provided for tenants are safe.

Severe penalties for non-compliance can be imposed and deaths could result in manslaughter charges for landlords and agents. Non compliance is a criminal offence and courts can impose unlimited fines and custodial sentences. This may also invalidate your property insurance and could subsequently lead to claims for civil damages – awards in these cases have proved to be very high indeed.

The Law Relating to Gas Installations in Rental Premises

• Installation and maintenance of gas appliances and fittings must by law be carried out only by Gas Safe Registered Engineer.
• You must not by law use gas appliances knowing or suspecting they are unsafe. Gas Safe Registered Engineers will disconnect appliances they find are unsafe and should not be reconnected until they have been properly repaired or replaced.
• Since 1 January 1996 there are restrictions on appliances fitted in bedrooms and bathrooms. Appliances such as heaters must be of the room-sealed type. Non-room sealed types can only be fitted if they are below 14 Kilowatts and have cut off devices which automatically turn off the gas when toxic fumes build up.
• Since 31 October 1998 it has been illegal to install instantaneous water heaters which are not room-sealed or fitted with a safety device which automatically turns off the gas supply when toxic fumes build up.
• The gas meter and cut-off valve must be easily accessible to the occupiers.
• All appliance operating instructions should be on the premises and easily available to the occupiers
• If there is an escape of gas or carbon monoxide fumes the occupier of the premises must by law take reasonable steps to close off the supply and inform the gas supplier immediately. If the premises are empty, the owner, landlord or agent may have this responsibility.
• When alterations are made to premises the person responsible must take into account the affects on gas appliances such as flue outlets, ventilation etc. and should have the appliances re-checked by a Gas Safe Registered Engineer.

A Landlord’s Duties in relation to Gas Installations

• Ensure that fittings and flues are maintained in a safe condition.
• Have a safety check carried out on all gas appliances and flues annually, or within 12 months before the start of a new tenancy.
• Check gas installations and appliances immediately before the start of any new tenancy, even if a safety certificate is still current.
• Have all installation, maintenance and safety checks carried out only by a Gas Safe Registered Engineer.
• Keep a record of each safety check for 2 years – the Gas Safe Registered Engineer will issue this.
• Give a copy of the Gas Safe Registered Engineer safety check report to each existing tenant within 28 days of the safety check, or to new tenants before occupation. There is an option to display the record in holiday lets etc.

A Tenant’s Duties in Relation to Gas Installations in Rental Premises

• Tenants also have responsibilities imposed upon them by the gas safety regulations. Landlords should inform tenants of this fact in writing and should include a clause to this effect in the tenancy agreement.
• Under no circumstances must tenants carry out DIY work on gas installations and appliances.
• Tenants should inform the landlord or managing agent immediately if they know or suspect a gas system to be unsafe. It is a criminal offence to knowingly use an unsafe gas appliance.
• In an emergency the tenant should turn off the gas at the main cut-off valve and inform TRANSCO immediately.
• It should also be made clear to tenants that landlord’s require access to the premises (giving reasonable notice) to fulfil their gas checks and maintenance requirements under the 1988 Regulations.

Properties Covered by Gas Regulations

• The regulations cover residential properties of all types including houses let by councils, housing associations, private landlords, housing co-operatives and hostels and working accommodation.
• Residential accommodation of all types including private houses, flats and maisonettes, bed sits (HMO), private households (lodgers) bed and breakfast, holiday cottages, chalets, caravans and house boats on inland waterways.

Gas Safe Registered Engineers

What is a Gas Safe registered engineer? A Gas Safe registered engineer has been checked to make sure they are competent and qualified to work safely and legally with gas. You can use our database of engineers to find a Gas Safe registered business in your area or call 0800 408 5500.

You can find or check a Gas Safe registered engineer 24 hours a day, 7 days a week. Every engineer will carry a Gas Safe Register ID card with their own unique licence number, showing the type of gas work they are qualified to do. Before any gas work is carried out, always make sure you ask to see their Gas Safe Register ID card.

Carbon Monoxide (CO)

• Carbon monoxide (CO) is widely known as the silent killer. It is highly poisonous and cannot be detected by the senses. You can’t see, smell or taste its presence. Exposure to even low levels of CO can cause brain damage and death.
• CO is produced by the incomplete combustion of gas, solid or liquid fuels. It arises from badly installed or poorly maintained gas appliances. Insufficient ventilation to the appliance or away from the appliance (flues and chimneys blocked) will also cause CO build up.
• Signs of CO are: yellow or brown stains around the appliance, pilot lights which blow out frequently and increased condensation inside windows.
• Symptoms: Fatigue, headaches, flu like symptoms such as nausea, chest pains, sudden giddiness when standing up, sickness, diarrhoea and stomach pains, erratic behaviour.
• If you suspect CO: switch off appliance, open doors and windows, visit your GP and call a Gas Safe Registered Engineer.

Gas Safety – Frequently Asked Questions

What if an appliance fails the safety check?
The Gas Safe safety check record will note the defect and the engineer will disconnect the appliance. You must have the fault rectified or the appliance replaced before re-connecting.

Which gas equipment must be checked?
The checks apply to gas appliances and fittings installed and also to portable appliances such as LPG cabinet heaters supplied by the landlord. They do not apply to appliances owned by tenants or flues/chimneys connected to tenant’s appliances. Safety checks do not apply where there are gas appliances in non-residential (i.e. commercial) parts of the building.

Can I ask the tenants to take responsibility for the gas safety checks?
No. However, a contract can be drawn up between landlord and tenant for an appliance or flue to be installed in a non-residential part of the building, for example a shop or public house, which then becomes the commercial tenant’s responsibility.

What happens if I use a managing agent?
You need to ensure that the management contract clearly specifies who is responsible for arranging maintenance and safety checks and keeping records.

What if my property is sub-let?
You, the landlord, may retain duties which overlap with those now acquired by the person subletting. In these cases close co-operation and clear allocation of duties needs to be agreed in the lease to ensure full compliance with the regulations.

How do I gain access to the premises for safety checks and maintenance
You need to give your tenants at least 24 hours notice, preferably a weeks notice, that a Gas Safe Registered Engineer will be calling. This notice should also be given in writing.

How do I gain access if the tenant refuses me entry?
The lease agreement should allow you as landlord reasonable access. You should take “all reasonable steps” to ensure gas safety work is carried out, which may involve giving written notice to tenants requesting access, explaining the reasons. Keep a careful record of any such action in case you are refused access and you have to demonstrate the steps you have taken to gain access. If a tenant continues to refuse you access you may need to consider reporting the problem

 
• To your local Council – Environmental Health Officer
• To the Health & Safety Executive
• You may need to take court action for breach of contract as a last resort
• Never, under any circumstances, should you enter without the tenant’s consent or use force to gain entry

Do the checks include portable LPG gas heaters?
Yes, where a landlord has supplied portable gas appliances in residential properties these must be included in the annual safety checks.

Does a Landlord, addition to the annual gas safety check of relevant appliances, also need to have each appliance serviced?
Regulation 36 Duties of Landlords of the Gas Safety (Installation and Use) Regulations 1998 (GSIUR) is split into two separate duties; one for maintenance of relevant gas appliances and flues and the other for annual gas safety checks. It’s important that Landlords understand that an annual gas safety checks are not be considered as maintenance/service of a gas appliance unless you specifically requested the Gas Safe Registered Engineer does the service at the same time as annual safety check. Landlords are also responsible for maintenance of the gas installation pipe work, so checks should include a gas tightness test at the time of the annual gas safety check.

How do I know whether the gas installer is GAS SAFE registered?
Before allowing anyone to do checks on your property, ask to see their GAS SAFE identification (ID) card. The card tells you all you need to know about the installer (and their employees). The front shows the operative’s photograph, name, trading title, Gas Safe Registered Engineer’s registration number and card expiry date. The reverse lists the areas of gas work the holder is competent to carry out, with certificate expiry dates. If you wish to check the validity of the card, call the number on it (0800 408 5500) or use our on-line validation service.

Emergency Contacts

• Gas Safe – 0800 408 5500
• Gas Consumers Council – 0645 060708
• HSE Gas Advice Line – 0800 300363
• Transco Gas Emergency line – 0800 111999
• HSE Publications 01787 881165