Flint & Cook have established themselves as one of the leading estate agencies in the Herefordshire area. Our offices are situated at strategic locations throughout the County including Bromyard and Ross-on-Wye, to provide us with a sound base from which to serve the community. As well as residential sales we specialise in lettings and management.
Our residential lettings department has been established for nearly 40 years, and believes in offering a quality service unmatched by other Agents. Our services are designed to put the landlord first and to ensure the successful management of your property.
What we do for you
Initially, we visit the property and advise you on rental value, legal requirement and how to prepare the property for rental. Marketing of your property would include promotion on our own website (www.flintandcook.co.uk), relevant portals including “on the market” and in the local press.
We provide a 6-day operation (Monday to Friday 9 am – 5.30 pm and Saturday 9 am to 2 pm). Tenants are provided with an emergency out of hours contact number. The majority of our business is through personal recommendation from satisfied clients.
Finding the right tenant for a property is fundamental. We start by establishing criteria for the sort of person you wish to occupy your property. We then match this to prospective tenants who must provide us with references. Only after checking these references will we then proceed with a tenancy.
When dealing with private tenants we take references, usually from their employer and a credit check. Payments are due every calendar month, in advance, starting from the commencement of the tenancy agreement. We do encourage tenants to pay their rent by standing order; however, should they pay by cheque we must allow time for this to clear our bank before forwarding payment to you.
When we initially assess a property we indicate what we believe to be a realistic rent based on present market conditions. Prospective tenants usually accept our valuation, but there may need to be some room for negotiation.
We request a deposit for all tenancies, which is held in a separate clients’ account and protected under the Tenancy Deposit Scheme - no interest will be received on these monies. For private tenants the deposit is equal to one and a half months rent. Deposits are held to help ensure the tenant looks after the property and as a safeguard against unpaid rent. It is refundable at the end of a tenancy only after the tenant has vacated the property and providing the property is left in an acceptable condition and there are no rent arrears.
When the tenant vacates the property you will have an opportunity to inspect the property yourself prior to the deposit being refunded. Should you wish to do so, you must make arrangements to view the property as soon as possible once the tenant has vacated.
Commencement of Tenancy
The tenancy commences on the date shown in the tenancy agreement. Prior to the tenant moving in we will compile an Inventory and Schedule of Condition of the property. The Inventory will list any furnishings and contain a description of the condition of the property. A copy of the inventory will be sent to you and the tenant. This provides both parties with an opportunity to confirm the accuracy of the document.
Whilst compiling the inventory we also take any meter readings. These readings are then passed on to the appropriate utility companies. At the same time we also inform the council of the change of occupant.
We are unable to inform British Telecom of any change. This must be done by the user of the service. Consequently you must ensure that BT know you no longer require a service at the property. The tenants then have to contact BT should they wish to be re-connected.
There is far more demand from tenants for unfurnished properties rather than furnished. In an unfurnished property it is normally expected that carpets, curtains, blinds and light fittings are left. If it is essential that you let your property furnished, then only leave essential items, which must comply with Fire Regulations, and nothing personal. It is not necessary to leave any linen. The less electrical items left in a property the lower the potential cost to you for breakdowns/electrical checks and replacement.
All new tenancies commence with a minimum six month assured shorthold contract. The contract can then become “statutory periodic” whereby the tenant is able to remain in the property under the terms of the original contract, without signing for a new fixed period. Should they wish to leave at any stage during the periodic term they only need to give one months notice.
If you require possession of the property we need to give the tenant two months notice. Please note: when a tenant is issued a notice requiring possession (Section 21 notice), the tenant must vacate the property on the date specified. However should the tenant fail to vacate the property enforcement of this notice can only be arranged through the Courts.