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Letting agents are the most common service used by rental home searchers as they can typically provide an array of properties each meeting the requirements of the tenant. In the UK a number of bodies exist such as ARLA (Association of Residential Letting Agents) and NALS (National Approved Letting Scheme).

It is through the work of bodies such as these that customers can expect a certain level of service from letting agents nationwide. Advisably however, all would be renters and landlords should check that any particular agent is a member of an official body before enlisting their services.

The reason it is so important to use approved letting agents is that as they are signed up to a scheme or association, they are supposed to follow the body’s codes of conduct. Fundamentally this means that customers, both tenants and landlords have a form of official response should any issues of contention arise during the rental period.

Effective letting agents will always work hard to find prospective tenants to find a suitable property. Ideally they should have an affable character and should be courteous in all dealings. Part of their work should also be to ensure that information on listed properties is up to date and truthful. Of especial importance is the responsibility of letting agents to ensure any properties up for rent meet all safety regulations concerned with fire and gas usage.

This all comes at a price however; letting agents will always a charge for the administrative tasks they carry out. Typically they will be less responsive to private landlords although this is in no way representative of the entire industry. For instance, while a private landlord may allow pets or smoking in the property, many agencies have rules against this sort of activity.

When trying to find a rental property, would be tenant are advised to give their details to as many different letting agents as possible. If looking for a specific type of property there is the chance that finding such a home will be difficult; hence it is important to play the percentages and enlist the services of as many agents as possible.

If it is is taking too long to find a property it is likely that you will go to the bottom of the pile of prospective tenants, hence it is always advisable to make a nuisance of yourself and phone the agency on a regular basis enquiring whether any properties have become available.

Remember that agents should never charge simply for the purpose of viewing properties and property information. This is in fact illegal and if it is forced upon you it is advisable to notify authorities; particularly the local council. However, before the tenant is able to move into a rental property it is often the case that letting agents will charge for services before the rental period has begun.

These charges are for services such as referencing, inventory preparation, the authoring of tenancy contracts and other administrative tasks. Unfortunately these charges are a necessary evil of renting and must be paid before the moving in date.

Hopefully this article has highlighted some of the issues surrounding letting agents and why it is vitally important for renters and landlords to ensure their chosen agent is a member of ARLA or a similar group. With the assurances that professional responsibility brings it is possible to find the perfect service that will lead to years of renting bliss.

Property expert Thomas Pretty studies the work of letting agents and how their services can make the rental process far easier.

The information contained in the following article is a compilation of advice given by letting agents and intends to give first time landlords a better understanding of the letting process and how to present a rental property. Most agents agree that presentation is an important element in securing tenants and receiving the highest possible rent. Of significance is the Landlord and Tenant Act of 1985 that ensures that tenants have a home that is habitable, at the very least this means the landlord must ensure that the property has hot water, lighting and heating as well as a well maintained structure.

In terms of attracting a tenant landlords have two main options; the first is to undertake advertising in local papers and shops as well as the internet. The second option is to utilise the services provided by letting agents. For those who follow the latter course of action it is important to ensure an agent is a member of ARLA (Association of Residential Letting Agents), NALS (National Approved Letting Scheme) or NAEA (National Association of Estate Agents). The benefits of using an agent that is a member of one of these bodies are that if the letting does encounter problems, these problems can be reported to the industry’s governing body.

Once the process of finding letting agents has been completed the next important task is to present the property in order that it is attractive to prospective tenants. While entire re-decoration may not be a possibility there are certain jobs that should be completed as a matter of course. When redecorating it is advisable to use neutral colours for the carpets and walls. Paint is more advisable than wallpaper as it is easier to maintain whilst quality carpets and soft furnishings should be installed as these will have a greater lifespan and will cost less in the long run. In terms of the kitchen, often considered the most important room in a property, wood floors are popular and easy to maintain. The final concern should be lighting; spotlights can be installed for a chic, contemporary look.

When showing a tenant around, or allowing letting agents to show a tenant around it is vital that the property should be cleaned thoroughly. If a curry was cooked the night before, open some windows and let some fresh air into the property. In addition the bathroom should be left in a pristine state with the toilet seat down. In the bedrooms it is advisable to turn down the beds. Generally it is advisable to simply clean the property, both inside and out.

When marketing a property for rent either with letting agents or privately it is essential that an understanding of the relevant terms should be achieved. Unfurnished means that while the landlord does not have to fill the property with furniture, there should at least be curtains and carpets, in the kitchen white goods are also usually expected. Partly furnished properties may have a small amount of furniture such as tables and chairs as well as settees. A fully furnished property should contain every item presented in the previous two definitions but should also contain items such as kitchen utensils and some crockery.

Hopefully this article has given landlords an introduction, however brief, into the world of letting. In addition it has put forward advice on how to find letting agents and tenants as well as arguing the vital importance of good presentation when marketing a property.

Real estate and rental specialist Thomas Pretty looks at how letting agents market and manage property and tenants.

One main thing I find is making sure the paintwork inside is good and no scratches, this helps give the image of a newer property. Also its good to make sure the paint is a light colour preferably white as this helps to make the rooms look like they are larger, in general dark colours will make rooms look smaller. Along those lines it is also good to have mirrors around the property because this gives the illusion of more space.

Lighting is also important and it is important to make sure that when showing someone around a property to make use of all the available lighting so that they do not miss anything, this is most important with lights that are sunk into the ceiling as these are easy to miss but expensive for you to install- so show them off and use them as a selling point!

If I am furnishing the property I usually make sure that all the furniture is all pushed up against the wall to maximise the space in the room. I would advise people not to have a coffee table in the room as this takes up floor space and can make the room looks a bit smaller and every little helps.

In most rooms I usually go for blinds rather than curtains as they usually look smarter, they don’t get stained or burnt, they are not a fire risk, they are usually cheaper, and they will last a lot longer in terms of style than curtains, as curtains will become out dated and old quickly whereas blinds are more universal in terms of trends.

Usually for furnishings in terms of colour I go for whites and wood finishes. With beds I go for metal rather than wood as the wooden beds seem to break more easily than metal beds, and the wood usually gets scratches in it which is the sort of tiny damage that you cannot charge your tenants for, whereas in my experience the metal beds don’t take that kind of damage. With sofas and armchairs I find that in terms of colour its best to go for lighter colours as they are more neutral and you don’t get less people saying they don’t like them. For kitchen furniture like tables and chairs wood seems to be the best option as again it’s pretty neutral and you probably won’t find that you have to update it because it is outdated for a while, whereas more modern tables and chairs you can find that they start to look outdated quite quickly and this is expensive to get new ones.

Finally I think that it is also important to make the property look like it can be lived in, but isn’t being lived in at the moment, this is essential so people can imagine themselves living in the property.

But all in all the most important thing is to be friendly and approachable.
Good Luck!

John Mce writes on behalf of Buy to Let Furnishings who offer a complete range of href=”http://www.buytolet-furnishings.co.uk/”>furnishing solutions for rented or buy to let investment property. Buy To Let Furnishings supply specifically designed packages help landlords, letting agents and developers to quickly furnish rented property with affordable, quality, furnishings, flooring and domestic appliances

Becoming a landlord is often seen by many people as a licence to print money with little stress or effort. This is not always the case however, much of the time being a landlord means making a lot of decisions and putting in a great deal of effort into caring for tenants. The process can be made easier however by employing a letting agent, allowing the landlord a far simpler rental period. In most cases the letting agent takes their fees from the rent, meaning that the landlord must raise their rent should they wish to make the same amount of money than if they were renting the property privately.

For this fee however the letting agent will perform some important tasks. Firstly the agency is responsible for finding tenants for a property, they will also conduct the majority of the paperwork with the tenant meaning that communication between landlord and renter is practically non existent. The agency also has a responsibility to inform the landlord of any problems with the property as well as passing on any concerns the tenant may have with the property or the rental agreement.

There are a large number of letting agents on the market today; in most cases they are listed in local directories although the internet is rapidly becoming the predominant form of advertising and communication. As both a tenant and landlord it is important to use an agent that conforms to the codes of conduct laid down by the National Approved Lettings Scheme and the Association of Residential Letting Agents. By doing this certain assurances of operational practices and principles are secured for both parties.

The reason the landlord pays the agent’s fees is so that they do not have to undertake certain tasks. One of these major responsibilities is the creation and completion of any paperwork pertaining to the rental property. This is beneficial to the landlord as it negates the need for an extensive legal writing process, saving time and money. The only downside is that the landlord must pay the agent on a monthly basis whereas legal fees are normally a one off payment.

Ultimately however the fees can be seen as worthwhile as they remove much of the stress from the rental process. The agency will normally manage the property on a full time basis acting as a go between for the two parties. Subsequently the agent must relay any communication between the tenant and landlord and where necessary make recommendations to either party. Another responsibility is that the agency must inspect the condition of the property on a regular basis to ensure the landlord’s investment is not being damaged.

A letting agent however will not perform maintenance tasks on the property; in most cases this is left to the landlord. Reports of any maintenance work however will be recorded by the agency to ensure that both parties are aware of what has been done and whether any follow up work will need to be completed.

Ultimately while utilising agency services is an added cost for a landlord, it is a worthwhile cost in the long run. It can make that licence to print money a very real and attainable possibility. While the landlord can never be truly removed from the rental process the work of the letting agent does allow them some freedom. Putting property up for rent is a long term investment, it will certainly pay for itself in time with or without the use of an agency; it is just an agency will make that time less stressful and more enjoyable.

Real estate expert Thomas Pretty looks into how the letting agent can make life easier for landlords.