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If you’re renting a property, your landlord has a responsibility to supply you with several important documents. Not sure what those are? The expert team here at James Gorey Estate Agents has prepared this helpful guide so you know exactly what to expect as a tenant. 1. Your Tenancy Agreement The most important document that your landlord must give you is your tenancy agreement. This contract is either a digital or written document setting out your tenancy’s legal terms. Typically, these agreements are drafted up and signed by both landlord and tenant a couple of weeks before your tenancy begins. The agreement must detail: Names of all parties Property address Tenancy beginning and end dates How much the rent will be How the rent should be paid Deposit amount and how the landlord will protect it Landlord and tenant’s obligations There may also be clauses included about subletting, pets, common area or garden rules, rent reviews, and permitted occupiers. You should always read the agreement carefully before you sign so you are familiar with your rights and responsibilities during your tenancy. 2. A “How To Rent” Guide This government document must be supplied to every tenant by their landlord before the date their tenancy starts. 3. Information About Your Deposit Protection If your tenancy is an AST (assured shorthold tenancy), your deposit has to be protected and registered in a tenancy deposit scheme. Within a 30-day period of receiving your deposit, your landlord is legally required to give you deposit prescribed information including details of how much you paid, the property’s address, contact information for the administrator of the scheme, and the tenant and landlord’s address, name, and contact information. 4. The EPC To be let out legally, a rental property must have an EPC (energy performance certificate) with a rating of E or higher. Landlords have a legal obligation to give you a copy of the property’s EPC if you request it. 5. The EICR The EICR or Electrical Installation Condition Report assesses the property’s electrical systems for safety and efficiency. This report must be arranged before your tenancy starts and if you haven’t seen yours, you have the right to request a copy. 6. The Gas Safety Record When your rental property has had its gas appliances and fittings inspected, its gas safety record will be issued and this document must be given to your before your tenancy begins. Make sure you’ve checked the certificate expiry date for validity. 7. The Inventory This tenancy document outlines all of the contents of the property along with their condition. While It isn’t legally required, it’s strongly recommended that landlords supply an inventory to their tenants including details of ceilings and walls, fittings and fixtures, flooring, windows and doors, kitchen appliances and units, bathroom facilities, gardens, and outbuildings (if applicable), and furniture (if fully or partially furnished). Looking For A Rental Property Are you looking for a suitable rental property in South East London and North Kent? Then make James Gorey Estate Agents your first port of call. Take a look at our website at https://jamesgorey.com for details of the latest rental properties in South East London and North Kent, or give our friendly team a call on 020 3633 9866 to find out more about how we can help you find the perfect place to live.

Whether you already have a property you’re looking to rent out in South East London and North Kent or you’re thinking of investing in a buy-to-let, it’s vital that you know your legal responsibilities and requirements as a landlord, both to protect yourself and your tenants. Here are our 10 top legal tips for landlords. 1. Take Out Landlord Insurance It’s vital that you take out specialist landlord insurance, as your standard buildings and contents insurance won’t cover you and may be invalidated if you’re renting your property out. The right landlord insurance policy will cover you for damage to the property, loss of rent and legal expenses, so it’s worth having. 2. Draw up a Tenancy Agreement This document will set out the terms of the tenancy between you and the tenant and will help to protect both parties in the event of a dispute. Ensure that a new agreement is drawn up with each new tenant, as tweaking an old agreement could mean you miss important legal changes that have occurred in the meantime. 3. Arrange Regular Inspections – But Don’t Just Drop in! It’s important to check your property every so often to ensure it’s being looked after. However, you should be aware that it’s illegal to just enter the property without the tenant’s permission. It’s advised to give them a minimum of 24 hours’ written notice. This should be stipulated in your tenancy agreement. 4. Obtain an Energy Performance Certificate (EPC) Landlords have a legal responsibility to serve tenants with an EPC, which must have a minimum rating of E. You can provide this along with the tenancy agreement and have the tenant sign to confirm receipt. 5. Obtain a Gas Safety Certificate If your property has gas appliances, then you’re required to have them checked by a Gas Safe Registered engineer. They’ll be able to provide you with a certificate that will need to be renewed annually. A copy of this should be given to your tenants along with their tenancy agreement. 6. Carry Out Electrical Safety Checks You’ll need to have the electrical system checked every 5 years by a qualified electrician. It’s also a good idea to have any appliances in the property PAT tested, but this isn’t legally required. Smoke alarms will also need to be fitted on each floor and these need to be tested on the first day of the tenancy. It’s also strongly advised to have carbon monoxide detectors fitted and tested too. 7. Check if You Need a License Some local authorities will require you to have a license before you can rent out a property, so you’ll need to check before proceeding. This often applies to HMOs and student accommodation, so get in touch with your local council to find out if it applies to you. 8. Protect Your Tenants’ Deposit If you’ve taken a deposit from your tenants then this will need to be protected in a Government authorised tenancy deposit protection scheme. There are three to choose from: Deposit Protection Service (DPS) MyDeposits Tenancy Deposit Scheme (TDS) You’ll need to protect the deposit within 30 days of receiving it and provide your tenants with a deposit protection certificate and prescribed information such as the amount of the deposit, address of the property and details of the tenancy deposit scheme where it’s held. You will also need to provide your tenants with a copy of the Government’s How to Rentguide. If you fail to take these steps, you won’t be able to evict your tenant and you could be fined up to three times the value of the deposit. It’s also unlikely that you will be able to make any deductions from your tenants deposit at the end of their tenancy if you need to claim any money back for damages to the property. 9. Carry Out Tenant Checks You need to know who you’re renting your property out to, and by law you need to make sure that your prospective tenants have the right to rent property. It’s also a good idea to carry out a referencing check. This will confirm important details, such as employment status and whether or not the tenants have had issues paying rent previously. 10. Keep the Property Maintained While your tenants have a duty to keep the property in good condition, it is your responsibility to ensure that it’s well maintained, and any issues are fixed promptly. It’s helpful to have a good relationship with your tenants, and if they contact you about a problem then you should make every effort to ensure it’s rectified as soon as possible. James Gorey Estate Agents are your local property management experts for the South East London and North Kent area. Landlords – call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

Property management companies are an invaluable element of the investment process. In the early stages of their investment career, many landlords overlook the value that solid management can bring. From sourcing quality tenants to ensuring that all legal requirements are met, an excellent management team frees up the landlord’s time to focus on doing what they do best. An Adaptable Approach Generally, property management companies work in a very flexible manner. This means they develop relationships with individual landlords, building a working pattern favouring all parties. Some landlords prefer to work ‘hands-on’ and seek the assistance of a management team only to advertise the home. Whereas other investors prefer to sit back and hand over complete control. What Does a Property Management Company Do? Firstly, a management company will advertise the home. This will consist of sourcing a photographer, writing captivating descriptions and creating detailed floorplans. From here, they can conduct viewings and answer any queries prospective tenants may have. Once a great tenant is acquired, the management agency will conduct background checks on the individual and arrange for holding deposits to be taken. From here, they can deal with drawing up the tenancy agreement, ensuring that it is legally binding. During the tenancy, your management will conduct regular property inspections and deal with any queries the tenants may have. Should you wish, they can also collect the rent on your behalf. In the unfortunate event that you need to evict tenants, they will handle the legal complexities this situation forces. Finally, your management company will conduct end of tenancy checks, deposit releasing, and organise the newly vacant property ready for fresh tenants. Property Management Companies Will Thoroughly Vet Tenants The first, and perhaps most important, reason to use a property management company is to ensure you have first class, reliable tenants in your property. Not only do they have the expertise and experience to acquire quality tenants, but they have the process of conducting background checks perfected. Meaning, your property will be occupied by tenants who pay on time and take the utmost care of the home. Hiring Management Can Save You Money Understandably, some landlords are concerned they will not receive the return on their investment when hiring a team to oversee the property. However, many are surprised to hear hiring the right team can save them huge amounts of money in the long term. Firstly, it is much less likely that the property will sit empty, and therefore as the owner, you will not attract the costs associated with void periods. Secondly, management companies often develop strong working relationships with those who specialise in property maintenance. This means the upkeep of the property can be dealt with swiftly, generally attracting much lower charges in return for loyal custom. A Point of Contact Management companies become the first point of contact for your tenants. There is no need for your tenants to have your personal contact information and can liaise directly with the team, who will get in touch with you where necessary. This relieves pressure on you as the landlord, and gives tenants the confidence to know exactly who they should contact should they have any queries. Property Management Ensures Legal Compliance There are many legal complexities related to investing in property. Management companies can ensure a tenancy agreement is created and signed which benefits and covers both landlord and tenant. In addition to the contract itself, they will deal with all necessary property requirements such as carbon monoxide detectors and smoke alarms. When to Hire a Property Management Company You Want to Be A ‘Hands-Off’ Landlord People embark on property journeys for many different reasons. Some landlords enjoy being in the mix and working closely with their tenants. Others prefer to take a back seat and let someone else handle the daily running of the property. For those who favour this latter approach, a management company will be required. You Have a Growing Portfolio For landlords with an extensive portfolio, it can become physically impossible to manage the properties alone. Marketing the homes and arranging tenant viewings is a time-consuming task, especially for landlords who have a career separate from property investment. You Don’t Live Close to The Rental Home If you have invested in property away from your location, as many landlords do, you may be lacking the required local knowledge. This expertise allows you to instruct the best professionals for any issues the tenants may need rectifying. Management companies can fill this gap, enabling your tenants to be content in the property. James Gorey Estate Agents are your local property management experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

The wish list for tenants is ever-growing. As the rental market becomes even more competitive, people are looking for more features in a rental than just a good location and a clean property. Using our expertise here at James Gorey Estate Agents, we’ve come up with the five things that South East London and North Kent tenants want from a rental. 1. Ample storage space Storage space is one of the most desirable features for any home nowadays. New builds are prioritising storage in their designs as a standard practice. If your rental is an older building, then it’s likely that built-in storage is in limited supply. To attract tenants in South East London and North Kent, consider providing them with access to the loft or a garden shed. If this isn’t available, you could supply a small wardrobe or set of drawers, or even invest in a built-in storage cupboard that can be squeezed into a hallway or living room. 2. Home office space Remote working is soaring in popularity. Naturally, this means that home offices are becoming more and more desirable for renters and buyers. People are even selling their homes to find better remote working spaces! Even if you don’t have a spare room, there are other ways to capitalise on space. Can you squeeze a desk in a living room, hallway or even under the stairs? Measure up and see where a home office can fit in. To make it obvious to tenants that they could work in your property, you could even provide a desk as part of the furnishings. 3. A decent landlord This might go without saying since no one has ever wanted a bad landlord. But with people leaving employers that don’t respect them in 2021, this trend could quickly move to landlords. High-quality tenants might not want to stick around once the initial term is up if you aren’t communicating with them or being reasonable in what you provide to them. 4. Security The crime rates in the area surrounding your property are completely out of your control. But people do want to feel safe and secure in their South East London and North Kent home. Regardless of the local crime rates, adding an alarm or another security feature can be highly cost-effective and will increase your chances of attracting great tenants. 5. Pet-friendly policies In 2021, remote working is on the rise. This means that people have more time for pets. Agreeing to pets in your rental can help you attract good tenants that stick around for longer. Plus, the younger generation isn’t just opting for furry friends. Gen Z will be looking for landlords that let them have their micro tortoises, geckos and snakes stay with them. Since they are usually no trouble at all, it’s even more reason to approve of animals! Attract great tenants with our help At James Gorey Estate Agents, we can help you attract and retain excellent tenants. For more advice on how to get the best tenants, get in touch with us today on 020 3633 9866 or via email at info@jamesgorey.com.

Finding the best tenants for your rental property in South East London and North Kent is perhaps the most important aspect of being a landlord. Good tenants will always pay their rent on time, respect the property as if it’s their own, and leave it in excellent condition when they move out, giving you far less headaches to deal with. But how can you ensure you attract the best tenants? 1. Define Your Target Tenants Are you happy to rent your South East London and North Kent property to students or professionals? Maybe you would prefer to rent it to a family? Defining your target tenants will help play a key part in how you market the property, so your adverts can be tailored towards your target audience. 2. Market Your Property Well Making your property stand out is essential, particularly if you’re advertising on a national website where thousands of potential renters are looking. Ensure that your lettings agent or property management company take photos which highlight your property’s assets, and make sure they’re taken in a good light too. And when it comes to descriptions, these will need to be clear and concise, and aimed at your target tenants. For example, if you’re looking to attract young professionals you’ll want to highlight local transport links, whereas if you’re targeting families you’re more likely to highlight the proximity of the local schools. It is always worth hiring a lettings agent to market the property, as they’ll have the experience and expertise to ensure that your property stands out from the crowd and is showcased in its best light. 3. Don’t Restrict Yourself To give yourself the best chance of finding good tenants you’ll need to cast the net far and wide to find them. Instead, it’s a good idea to ensure your property is marketed on multiple websites with nationwide audiences, so you can get the word out to as many people as possible. And there’s no harm in being creative either. You can check social media or marketplace websites to find people who are looking for a place to rent. Consider everything, as you may be surprised where you actually find your tenant. 4. Entrust Viewings to Your Lettings Agent The best way to find out about your potential tenants is to meet them in person. That way you should be able to build up a good picture of them and decide if they’re the best tenants for your property. This will be possible if you are dealing with viewings yourself, or alternatively, if you are employing the services of a lettings agent you can entrust them to find suitable tenants and then meet the potential tenant for a final say. It’s also worth clarifying with them whether they’ll conduct individual viewings, group ones or an open house session. Individual viewings help get a feel for the client and can be fed back to you. 5. Carry Out Checks It’s vital that you perform checks on prospective tenants so you can protect yourself from potential long-term issues with problem renters. There are numerous checks you can carry out and it’s up to you how thorough you wish to be, but one essential check is the ‘right to rent’ check. This will tell you if your tenant can legally rent your property. If you fail to carry this out, you could land yourself with a substantial fine so it’s crucial that you take the advice of an experienced lettings agent. 6. Present the Property Properly It’s very important to present your property in its best light. This means ensuring that all minor repairs have been carried out before viewings take place, maybe a fresh lick of paint, and of course the place needs to be clean. If you have missing light bulbs and wallpaper hanging off the walls it not only gives a bad impression of you as a landlord, but it also suggests to prospective tenants that they don’t need to look after the property either. After all, if you want them to leave the place as they found it, then it’s important that their first impression is a good one. 7. Improve Your Property’s Kerb Appeal Presentation applies to the outside as well as the interior. Whether it’s just de-weeding the front garden or adding a couple of hanging baskets, it’s wise to make the property look as appealing as possible at first glance. Again, this comes down to making a good first impression and appealing to tenants who’ll want to maintain the property to its current standards. 8. Showcase a Blank Canvas Finally, before you even think about taking photos or starting viewings make sure that you’ve emptied the property of any unnecessary clutter. This will help emphasise the space that’s on offer and give potential tenants the chance to visualise themselves living there. James Gorey Estate Agents are your local lettings experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

Buying and owning a rental property should be treated as a business. Even if you are not planning on having a huge portfolio of property that you rent out, it’s imperative that you cross the t’s and dot the i’s. It may seem complicated at first, but it need not be if you plan out what you need to do, when and how. You should also seek the advice and support of professionals, whether that’s a mortgage broker, an estate or lettings agent, or an accountant. We have four essential top tips for you to think about when it comes to buying a rental property. As ever though, before we go through them, just a reminder that we are here for you should you need to find the right rental property to invest in. Give us a call on 020 3633 9866 or email us at info@jamesgorey.com. So, what are the four steps to buying a rental property 1. Get your ducks in a row! There are many things to think about when buying a property to rent out, but the most obvious is actually having the money to buy one in the first place! This could mean that you already have the means to buy a property, or you’re seeking a buy to let mortgage. Either way, being able to show an estate agent that you are in a position to purchase is essential. Speak with potential lenders and outline what it is you are hoping to achieve and how much you need to borrow. There are forms to fill in about your income and your outgoings before the lender is able to tell you whether or not they are likely to give you a mortgage offer. Remember, an agreement in principle will help you show estate agents and vendors that you are serious about purchasing and have the means to do so.. Top Tip You will need to have information to hand about your financial affairs, so make sure you know all the details. 2. Speak to the right people to get the right advice Buying a property entails a lot of legal work. Unless you are trained in such matters, you will need a solicitor who knows the buy to let property way of doing things. If you’re buying as a limited company this is another difference too, so someone experienced in such matters should be engaged. An accountant who understands your financial position can work out the correct taxes that need to be sorted when the time comes. Buying to let may be a sound financial investment but get the tax side of things wrong and you could be in for an unwanted and hefty bill at some point. Top Tip Do your research and ask people for recommendations. 3. Location, location…yield So, you’ve got your ducks in a row, and you’ve spoken with your mortgage and financial advisers. Now, what about the property? What sort of property do you want? What sort of tenant do you want? Do you want students, an older couple, a famiy or professionals? Will you allow pets? All these factors have to be taken into consideration because it affects where the property is and what type of property it is. Student properties may have a good annual yield, but you may not want the hassle of dealing with students, some of whom may be known for having parties! You may also be set on a certain location, but a good lettings agent will discuss the right areas with you and advise whether or not your investment will be sound. Top Tip Know your goals and what sort of a landlord you will be. Remember, it’s a business so it has to make business sense. 4. To manage, or not to manage? When you have a property you are renting out, there are all sorts of things you have to do. Like maintenance, for example. Sometimes, a tenant will call you to say that the boiler has stopped working or that the fridge is broken. Then, you have gas safety certificates to sort, and now electrical safety certificates too. So, what sort of a landlord will you be? If you don’t really have time or the skills to do the work, then you should consider a managed letting service. By this, we mean an agent will find you a tenant, do the checks, and make sure the deposit is secured where it should be, and then manage the property for a fee. If you employ a lettings agent to manage your property, this could save you a lot of time and take a headache away from you. Top Tip Be honest about how you want to run your property, and make a choice that suits you. The first steps to becoming a landlord can seem tricky but with the right support, you can do it. Need advice? James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

As a landlord, you want stability, and you want to be confident in the knowledge that good tenants are going to stay and the rent will continue coming in. Here, we look at how landlords can keep their tenants happy – and why it is so important. Happy tenants = happy landlord There are many reasons people become landlords. They might have some money to invest perhaps, or they might have inherited a property. What’s true of every landlord though is that they want stability. They want to know that their investment is safe and that a paying tenant is staying put. That’s what being a happy landlord is about. If a tenant wants to move out, it causes hassle for the landlord. They have to find a new tenant. They have to get updated safety checks carried out. Maintenance costs or cleaning costs may come in. Time is needed to check on properties. That’s why being a happy landlord is important, and it’s why keeping a tenant happy is crucial. What’s a happy tenant? That’s a good question. A happy tenant is someone who will want to stay in the rented accommodation long-term. But tenants are all different, and so what makes one happy may not make another happy. As a landlord – all you can do is your utmost to ensure a good relationship between you and your tenant. Here’s how to keep your tenant happy! Be responsive If a tenant has a problem, and they let you know about it, respond. Not just to their message, but to the actual issue itself. If you say you’ll get round to a problem within a set time, ensure that you do. Solve the problem. In doing so you’ll also be looking after your investment by sorting issues out before they become big problems. Be flexible Things happen. So if a tenant comes to you and says they have a problem, perhaps with rent payments, be prepared to be flexible. Work out a solution that means payment is perhaps deferred or delayed. Create a payment plan. Offer a short rental holiday. Agree timescales and get everything in writing. Be respectful There are rules for landlords when it comes to visiting properties and checking up on things. But, we say as a general rule, a tenant’s house is their home and you should treat it as such. You should not simply arrive unannounced. Your tenants want to get on with living their own lives with privacy and don’t want to worry about their landlord checking up on them all the time. Be truthful The tenancy agreement should be clear, particularly about rights and responsibilities. This sets things out on the right footing should anything happen during the tenancy. If a tenant is unsure about the future of the property they live in, they may be nervous. Don’t go idly talking about selling up or increasing the rent, even if you are considering it. Be truthful about things. Be friendly We’re not talking about popping in for cups of tea or going out for a beer. But, check in on your tenant sporadically (and by appointment) to make sure all is OK. If you know someone has an issue of some kind, ask if they are all right. If a tenant thinks you are looking out for them, they are more likely to be happy, look after the property, and importantly stay – keeping you happy. These are just a few pointers for you. We work with a number of landlords in the South East London and North Kent area and we will be more than happy to share our thoughts with you. Call us on 020 3633 9866 or email info@jamesgorey.com.