We are a local, independent Estate Agent specialising in Residential Sales, Lettings and Holiday Cottages.
We are a family run business which prides itself on traditional values such as fairness, honesty and attention to detail. Treating everyone in a principled manner is important to us and is one of the many reasons we enjoy such an excellent reputation.
We are fully focused on the priorities and needs of the Landlord and understand that letting your property, especially for the first time, can be a worrying experience. With this in mind our most important consideration is providing you the Landlord with the best possible service and the right tenant for your property. We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agents your asset will be in professional and caring hands.
We pride ourselves in offering a personal and friendly Service, whilst at the same time maintaining a high standard of competence and professionalism.
We have one of the most up to date, user friendly websites in the industry, which we continue to tweak and update ensuring the very best user experience. It is very highly ranked on Google and is one of the top listings for properties for sale and to let in Norfolk. We also have one of the highest click through ratings for properties featured on Rightmove in the area. Seen in all the right places :- Rightmove, Prime Location, findaproperty.com, Zoopla, Property Live, Guild Property plus many more giving the very best exposure.
As a member of the Guild, we are committed to delivering a correct and honest service for each and every vendor and we keep to a very strict Code of Conduct, giving full reassurance. Also being part of the Guild allows us to work with some of the very best independent estate agents in the country. By using a Guild member, you have exclusively accessed the power of over 600 local estate agents, working together to ensure that you really do achieve a far better result buying or selling your home through a Member of the Guild of Professional Estate Agents.
Outlined below are the two basic elements of our Service. However, we maintain a flexible attitude, and are generally able to adapt our Service to meet our client's individual circumstances and needs, for example by providing a part only Service, or occasionally by taking on additional tasks and duties for an additional fee.
Our Letting Only Services includes marketing of the property and carrying out viewings, leading to the introduction and referencing of a prospective Tenant. This proving satisfactory, we will then go ahead and prepare the tenancy agreement, and if required an inventory.
Following this, the first month's rent and deposit will be collected. This will be credited to the Landlord less our agreed fee. Managing the tenancy, including the maintenance and rent collection, will then be the responsibility of the Landlord.
In addition to the services outlined in the Let Only service we will act as the point of contact for the tenant should any maintenance issues arise during the duration of the tenancy and carry out periodic inspections. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) recommend, oversee and account for any necessary repairs.
Collecting and processing of rental payments is also part of the Service. These will be credited automatically to the Landlord's nominated bank account once we are in possession of cleared funds. The Landlord will receive a detailed statement of account each month listing any expenditure.
We will ensure your property complies with current safety legislation.
Towards the end of the tenancy, we will liaise with the Tenant, and renew the tenancy agreement or arrange to check them out as applicable.
This Service is suitable for those Landlords who are not residing locally, or would rather not deal with the Tenants directly, preferring all aspects to be handled by an Agent.
In order to satisfy ourselves and to reassure the Landlord of a tenant’s suitability all applicants undergo a stringent referencing process using a third party referencing company. This coupled with our own extensive knowledge, experience and skills will ensure renting your property gets off to the best possible start.
Checks include:
The information received is subject to regulation by the Data Protection Act 1998 and can only be shown to the Landlord with the express permission of the Tenant.
We are required by law to obtain confirmation of your identity before we can market your property. Please provide a valid passport or driving license plus correspondence showing your current address such as a utility bill to enable us to comply with the law.
All properties let through Sowerbys Lettings are let on an Assured Shorthold Tenancy Agreement as stipulated by the Housing Act 1988 with amendments made in 1996 and 2004 and Office of Fair Trading approved.
The minimum period is six months with notice periods set out in the Agreements in accordance with statutory regulations. Agreements can be tailor made for individual landlords with clauses easily added or removed providing such requests are reasonable
A deposit of at least one months rent will be taken by Sowerbys Lettings from the tenant and returned at the end of the tenancy provided the tenant fulfils their obligations as stipulated in the Tenancy Agreement.
Landlords should expect some deterioration in the condition of their property due to wear and tear.
From 6 April 2007, all landlords and letting agents taking deposits for Assured Shorthold Tenancies in England and Wales must safeguard them with a Government-authorised tenant deposit protection scheme.
Sowerbys Lettings are Members of the DPS and if instructed to hold a deposit would do so in this scheme.
The Deposit Protection Service (The DPS) is the only free scheme. It is open to all landlords and letting agents, and is managed by Computershare Investor Services Plc, a global business with more than eight years' deposit protection experience.
Unless otherwise stated by the Landlord, the tenant is responsible for payment of the following from the day the tenancy commences:
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us. Your mortgage repayments still need to be met even if the property is vacant.
If you are a leaseholder, you should check the terms of your lease, and obtain the necessary written consent before letting.
You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. Contents insurance is necessary as water or smoke damage for example is not structural damage and as such is not covered by buildings insurance. You should also ensure malicious damage and public liability is covered by your insurance policy.
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.
When resident in the UK, it is entirely the Landlords responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, under rules effective from 6 April 1996, unless an exemption certificate is held, we as Landlord's Agent are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such deductions is available from this Agency, and further information may be obtained from the Inland Revenue.
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy and to allow a Landlord to claim for damage beyond fair wear and tear. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete Service, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.
Landlords and agents should make absolutely sure that their properties are entirely safe for tenants before they are let. They should also be aware of all the safety issues and the legal requirements surrounding the letting of property. Manage your property well and the risks to you as landlord or agent can be minimal, but manage the property badly and your risks are high. The Consumer Protection Act (1987) and The General Product Safety Regulations 1994 (European Communities Act 1972) require:
Products supplied to consumers in the course of business must be safe.
Consumers must be supplied with information and warnings about the use of products supplied.
Suppliers must make themselves aware of the risks associated with the use of products supplied.
Landlords are required to ensure gas fittings and flues are maintained in a safe condition. Gas appliances should be serviced in accordance with the manufacturer’s instructions.
If these are not available it is recommended that they are serviced annually unless advised otherwise by a CORGI-registered installer.
Ensure an annual safety check is carried out on each gas appliance/flue. Before any new lease starts, you must make sure that these checks have been carried out within one year before the start of the lease date, unless the appliances in the property have been installed for less than 12 months, in which case they should be checked within 12 months of their installation date.
Have all installation, maintenance and safety checks carried out by a CORGI-
registered gas installer.
Keep a record of each safety check for at least two years;
Issue a copy of the latest safety check record to existing tenants within 28 days of the check being completed, or to any new tenant before they move in.
If appointed as Managing Agents for your property Sowerbys Lettings are happy to ensure these regulations are complied with.
There is no statutory obligation on landlords or agents to have professional checks carried out on the electrical system or appliances. However, under the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets etc. (Safety) Regulations 1994, both of which come under the Consumer Protection Act 1987, there is an obligation to ensure that all electrical equipment is safe.
In January 2005 new legislation under Part P of the Building Regulations make it a requirement that for certain types of electrical work in dwellings, plus garages, sheds, greenhouses and outbuildings comply with the standards. This means a competent electrician must carry out the work.
The regulations ensure the responsibility for the tenant’s safety and the maintenance of all appliances left at the property lies with the Landlord or his Agent.
Although there are no specific fire regulations for standard residential tenanted properties in England and Wales Landlords are under a common law duty to ensure that the property they provide is safe, regulations do now apply to furniture and furnishings and fire alarms.
The building regulations require that all properties built after June 1992 must have a mains operated inter-connected smoke alarm fitted on every level of the property.
Older properties do not have to comply but landlords would be well advised to provide at least battery operated smoke alarms in the property.
There is no compulsory requirement to provide fire extinguishers or fire blankets in normal tenanted properties, but this may be a wise precaution, at least in the kitchen area. Should fire extinguishers be provided though, the landlord or agent should then arrange for an annual service.
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other ordinary tenanted properties, it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags.
Items which comply will have a suitable permanent label attached. Non-compliant items must be removed before a tenancy commences.
From 1 October 2008 you will need to provide an EPC which will be valid for ten years, to prospective tenants, the first time you let or re-let your property. Sowerbys Letting and Property Management will be happy to arrange this on your behalf.
It is a Landlords statutory duty to maintain their property in a tenantable condition. The 1985 Landlord & Tenant act states a landlord is responsible for repairs to the structure and exterior of the property as well as heating, hot water, drains, gutters, supply of electricity, gas, water and sanitation.
The latest Housing Act, 2004, has specified which properties are classed as HMO’s by the Local Authority. Generally speaking these are three or more storey buildings with 5 or more occupiers sharing a basic amenity such as a kitchen who do not constitute a single ‘Household’. In order to comply with the regulations stringent safety guidelines must be met relating to fire safety and other statutory requirements. The Local Authority will inspect the property annually and levy a substantial charge to do so.
Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the Tenant's own use.
Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools. However, few Tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by our regular gardener.
At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.
You should provide one set of keys for each Tenant. Where we will be managing we will arrange to have duplicates cut as required.
It is perfectly possible for you to let and manage your own property however you may prefer to use the services of a Letting Agent, for example if you live abroad or even live very close to your rental property and do not want direct contact with your tenants.
Relying on relatives and friends to manage your property is asking for trouble as it is a considerable responsibility with constant changes in legislation providing pitfalls for the unwary.
Letting the property is one area and management is another. Anybody can let a property using the classified advertisements. Tenants with something to hide frequently find properties to rent here. A professional Letting Agent will ensure they take up essential references, advise on the standard of the property including safety aspects, draw up Tenancy Agreements, produce an inventory and schedule of condition, ensure receipt of cleared funds prior to the commencement of the Tenancy and protect the tenants Deposit. Once a tenant has possession of a property, it is too late to change your mind if you discover something untoward.
Management involves collecting rent on a regular basis and paying the Landlord and ensuring that rent continues to be paid for the duration of the tenancy; inspecting the property on a regular basis care and checking for any general maintenance which might be required; arranging maintenance matters, surveillance of contractors and settlement of accounts; renewals of tenancies; advising on tax matters and allowances. Experienced Agents will know how to deal with problem tenants, those who do not pay the rent on time or at all or who will not leave at the appropriate time.
You will need an agent that understands the local market so and is able to give you correct advice on what is needed to attract the best tenants and achieve a premium but realistic rent.
You should expect your tenant to receive an efficient, professional service offered so when they have a problem at 10 in the evening it is your agent they call and not you.
In short, you should expect the day to day hassle of maintaining your asset to be dealt with by your managing agent.
There are basic obligations a landlord must fulfil even if they aren't set out in the Tenancy Agreement.
Some of the most common implied terms are:
The landlord must carry out basic repairs to the interior and exterior of the property, heating and hot water installations, basins, sinks, baths and toilets
The landlord must keep the installations for the supply of water, gas, electricity, sanitation, space heating and heating water in good working order
To allow the tenant quiet enjoyment at the property.
The safety of gas and electricity installations and appliances
General safety and fire safety of furnishings and furniture that you provide.
Arranging and paying for buildings insurance and contents - not the tenants' contents.
If letting a property furnished the Fire and Furnishings Regulations state that all upholstered furniture in the property must comply. In simple terms, if your furniture is pre 1988 and post 1950, it probably will not comply and must be removed or replaced.
Gas Safety Regulations state that ALL gas appliances must be checked for safety at least once every twelve months; a record of that check must be made, it must contain certain information and it must be handed to the tenant.
It would be good practice to install carbon monoxide detectors in let property as well.
The Electrical Regulations are less precise but essentially all electrical goods supplied in a let property must be safe and not cause danger. This means, by definition, that the electrical goods must be checked at some time by a competent person. Other regulations also cover plugs and fuses which must be up to date and correct. Properties built after 1992 must be fitted with mains interlinking smoke detectors on each floor. It is good practice to ensure that all let properties are fitted with smoke detectors.
Being honest and truthful in their initial application
Paying the rent on time in the manner specified
Paying the council tax, water/sewage charges gas, electricity, telephone and TV license
Taking proper care of the property reporting any problems promptly
Arranging insurance for their own contents.
Certain other services are often included in the rent such as gardening, cleaners etc. Also ground rent and service charges are generally included.
If you invest in property, unlike the stock market, you are unlikely to lose all your investment - in fact there is a good chance you will make a considerable capital gain over time providing of course that you buy a sound property in a good area and that you keep the property properly insured and maintained.
You also need to do your research and ensure that you buy in a location where there is demand for renting. A good agent can assist you here.
By far the biggest risks come from poor property management. Letting problems can lead to cash flow problems if the rent isn't paid on time or the property is damaged.
You can be held responsible if you do not comply with the law, particularly on safety issues or tenant harassment, which carry heavy penalties.
You are also vulnerable if you don't carry adequate insurance to cover letting and public liability risks - it is surprising what claims are now being brought particularly for accidents and personal injuries.
Yes. Standard buildings insurance will not usually cover you if letting your property. If you have make a claim and they find out the property is let, they may decline the claim.
It is always advisable to have the most comprehensive cover possible i.e. accidental damage cover, malicious damage cover and cover for theft by tenant included.
Building insurance is not compulsory but the most important part of it is the public liability schedule. If someone falls down the stairs or is injured in the garden for example you are covered. Our society is becoming ever more litigious so every landlord should have public liability insurance. Tenants are becoming more astute about getting legal advice. With ever increasing damages awards the cost of the insurance is relatively cheap by comparison.
Rent Guarantee and legal expenses are also available for Landlords. This provides comprehensive cover should you need to evict your tenant of if they stop paying rent and will not leave the property. Sowerbys Recommend Homelet Insurance and are able to secure competitive quotes for all your Insurance needs.
When you let your residential property the tenancy will now automatically be an Assured Shorthold Tenancy (AST) unless specifically stated otherwise. The agreement contains the terms and conditions of the tenancy, such as the length of the agreement, the rent payable, and what is and isn't allowed in the property, such as pets.
Having an AST means you have a guaranteed right to get your property back at the end of the Tenancy, you can charge a fair market rent, you can get your home back if the tenant does not pay the rent or cause a nuisance to neighbours or damage your property.
Circumstances where an AST should NOT be used are:
If the rent is more than 25k per year in rent (100k from October 2010)
If the rent is very low, or there is no rent at all
If the property is a holiday home
If the property is let to a company
If the property is owned by the Crown or a government department
If the property is being let with more than two acres of agricultural land or an agricultural tenancy
A tenant on Housing benefit or one who is deemed unable to afford the rent required may need a Guarantor.
If someone stands as a guarantor for a tenant they have to go through identical reference checks to show they have good credit and can afford to cover the rent they are guaranteeing.
The guarantor will then have to sign an agreement to say that they will pay the full/or a proportion of the missing rent and all other Tenant obligations relating to the Tenancy.
The AST is usually for a minimum period of 6 months and a maximum of 3 years. It is possible to agree a term for less than 6 months but the tenant always has the right to extend their stay to 6 months even if they previously agreed otherwise. At the end of the term if the tenancy agreement is not renewed, it then becomes what is known as a Statutory Periodic Assured Shorthold Tenancy Agreement. The terms of the original tenancy agreement still apply, but the tenancy continues on the rent schedule.
If you have Rent Guarantee and legal expenses insurance then a great deal of the cost, worry and inconvenience is negated. If the rent is not paid the policy will cover and pay out rent to the client for up to twelve months and cover the cost of eviction.
If no insurance is present then it would be advisable to seek legal advice and probably appoint a Solicitor. This is an additional cost over and above any fees paid to your Agent.
You can seek end the tenancy at any time using a Section 8 Notice if your contact has been breached on certain "grounds" set out in the legislation. These include rent arrears (once the tenant is two months in arrears), anti-social behaviour, and damage by to the property.
Most tenants will. But if yours won't you must not under any circumstance try to evict, harass or pressurise the tenant into leaving . This is a criminal offence and courts take a very serious view of such behaviour. You have to apply to the County Court to get your property back using the correct legal channels and probably the services of a Solicitor.
A professional agent will check your property regularly and any damage should be noted at these visits and the tenant instructed to put the property into good order. The agent should also hold a deposit against damage and this can be used for genuine repairs which are the tenant's responsibility. Should the deposit not cover the damage, insurance may cover it. Failing that Legal Protection insurance, if taken out, would pay for legal action to be taken against the tenant.
Yes but you must give at least 24 hours' notice and the timing must be reasonable. A landlord entering a rented property without giving suitable notice may be infringing a tenant's right to live in quiet enjoyment of the property.
Tenants must allow access for repairs, routine inspections and the annual gas safety check.
However, if they refuse access you may not force your way in.
Yes, by law you need an EPC before you can even let a prospective tenant view your property. if you have a tenant which moved in before October 2008, you don't need an EPC unless the Tenancy is renewed or you get new tenants.
A property is far better let to a tenant than empty. It can cost several thousand pounds per year to have a property empty - in lost rent, council tax and additional insurance charges, deterioration and additional security. There is also a considerable risk of vandalism, squatting and complaints from neighbours.
All landlords and letting agents who take deposits for Assured Shorthold Tenancies in England and Wales must join a Government-authorised tenancy deposit protection scheme.
Sowerbys use the Deposit Protection Service established under the Housing Act 2004.
The DPS requires all landlords to register deposits with a scheme at the beginning of all Assured Shorthold Tenancies. Your deposit will then be held by the DPS until the end of the tenancy.
The Deposit Scheme has been set up to service three principle objectives:
For more information please visit www.depositprotection.com
The deposit is returned at the end of the tenancy after the property has been vacated, the keys have been returned and the check-out inspection has been carried out by. Any necessary cleaning or repairs will be charged to the deposit.
Your mortgage lender, if you have one.
Your freeholder, if the property is leasehold.
Your insurance company .
If you are going to let your property on a multiple occupation basis - several independent tenants sharing one property - then you may need to register your property with the local authority as a House in Multiple Occupation (HiMO).
Generally speaking, the larger the property the more likely it is to rent out unfurnished. The majority of property coming onto the rental market is now offered with carpets, curtains and white goods. The rentals achieved for part furnished property are equal to those for fully furnished rentals. Letting a property unfurnished also encourages Tenants to stay for Longer. Tenants will not be in such a hurry to move on if they are able to use their own furniture and have their belongings around them.
The landlord will be liable to pay tax according to circumstances on any profit generated from the letting of the property. Landlords overseas for a period exceeding six months shall be considered non-resident landlords. The letting agent acting on behalf of a non resident landlord is required to deduct tax at the basic rate from any rents received, however a landlord can apply to HM Revenue and Customs for approval to have their rental income paid to them before tax is deducted. In the case of joint landlords, an exemption certificate is required for both parties, in which case tax will no longer be deducted by the letting agent. The landlord should seek advice both from HM Revenue and Customs and the letting agent.
Sowerbys Wealth Management are able to provide independent advice on all financial aspects of renting your property.
We would be delighted to meet you at your property at a mutually convenient time to discuss your requirements further and answer any questions you may have. We will provide a realistic market appraisal, provide information on current market conditions and offer advice on all aspects of letting.
Our fees are competitive and may be open to negotiation dependent on the level of Service required. We are committed to all Landlords whether you have 1 or more properties and savings can be made on the smallest of portfolios. All Fees quoted are subject to VAT at 17.5%.
If you would like us to give you a free valuation please fill in the form below and we will call you to arrange an appointment at your convenience.
