We are happy to carry out a free inspection to offer advice on anticipated rentals achievable, statutory requirements, presentation, security, necessary improvements and other associated issues. In addition we will provide a full written confirmation of our management terms.

Under current legislation, prior to marketing, all residential properties require an Energy Performance Certificate (EPC). This gives information on how to make your home more energy efficient and reduce carbon dioxide emissions. Woodheads have a discounted arrangement with a local supplier.

Residential properties retained on a full management basis are all let inclusive of marketing charges. All properties are advertised on the market leading website Rightmove, provided with To Let boards, advertised on our own website and if necessary within local newspaper publications. All viewings are accompanied by an experienced member of staff.

Whilst as a company we deal with a variety of differing residential tenancies, all new tenancies granted are now deemed to be an Assured Shorthold Tenancy (AST) as defined under the Housing Act 1996 and subsequent legislation.

Following the successful agreement of a residential letting, Woodheads will prepare and issue such an agreement. The AST utilised is checked and updated on a regular basis by a local firm of solicitors.

Before a tenant moves in to a property, we will take a basic inventory of major fixtures and fittings, together with photographs. We will also obtain a signature from the tenants confirming the items listed. If a more detailed inventory is considered necessary, this can be arranged via a specialist company at an additional cost.

On termination of the agreement, when the tenant moves out, we will revisit the property to ensure it has been left as we found it, prior to returning any bond monies held.

All prospective tenants are asked to complete forms to enable us to complete a basic credit check. We also obtain employer and/or character references. Further references or a more detailed credit check can be obtained if required by the landlord at an additional cost.

Dependant on the initial references received, we may then also recommend a tenant provides a guarantor. In these cases the guarantor will be required to be over 25, working full time and be a home owner.

Bonds are held to provide the landlord with added security and mitigate any losses in the unfortunate circumstance that these may arise. The bond is held for the duration of the agreement and usually equivalent to one months' rent. We are however happy to reassess the bond amount should the client wish.

As part of the Housing Act 2004 the government introduced tenancy deposit protection for all Assured Shorthold Tenancies (ASTs) in England and Wales where a deposit is taken. From April 6th 2007, all deposits paid under an AST have to be protected within 14 calendar days of receipt by the landlord under an approved scheme.

Woodheads is part of the Tenancy Deposit Scheme (TDS) and approved to hold tenants bonds via the dispute resolution service, further details of which can be obtained here.

Woodheads has a designated management software system to deal with all accounting matters which is backed up off site. Rents received can be accounted on a monthly or quarterly basis, and if necessary paid direct into your bank account (through prior arrangement).

We hold separate a client's account as required by the Royal Institution of Chartered Surveyors (RICS) ensuring monies collected cannot be misappropriated in any way, and we are RICS regulated.

We will keep in regular contact with you concerning your property investment and should you wish to regain vacant possession at the end of the granted tenancy, we will serve all relevant notices. You will however have to consider the long term requirements for the property, as obviously tenants have protection during their tenancy agreement.

From 1st April 2009, the Gas Safe Register replaced the previously used CORGI register. All landlords must maintain gas appliances annually and obtain a gas safe certificate. Woodheads will arrange for a suitable contractor to carry out these services and keep the necessary paperwork available for inspection. In addition it is now a legal requirement for carbon monoxide detectors to be present at the commencement of all residential tenancies.

The electrical safety Standards in the Private Rented Sector (England) Regulations 2020 came into force on 1st June 2020. These impose a continuous duty on private landlords to maintain fixed wiring in property. Landlords are required to provide tenants with a copy of an Electrical Installation Condition Report (ECIR) at the start of a tenancy and to renew such documentation every 5 years.

The majority of our properties are let unfurnished, however should you choose to let out a residential property either part or fully furnished, then under the Furniture and Furnishings Regulations 1993 it is the landlord's responsibility to ensure soft furnishings comply with these regulations. To confirm they comply, they should carry a regulatory display label. In addition we would highly recommend all residential properties are provided with appropriate smoke/fire alarms, be these hard wired or battery operated.

The landlord will be responsible for buildings insurance cover to the property and Woodheads will, if necessary, advise on alternatives to existing cover, and if required pay premiums out of rentals collected and deal with any claims. You should also advise your insurance company if you are letting the property to a third party as your existing policy may not cover you for such.

Should you hold a mortgage or have lending secured against a property you wish to let out, it is vital you check with your lender that you are able to do this. Some mortgages specifically prevent owners from doing such, whilst others request they are advised of your intention to do so.