Brighton Landlords Information

Please find below some useful information if you are considering renting your property through Parsons Son & Basley Brighton. Providing property management throughout Brighton, Bognor and Chichester.

If you have any queries please do not hesitate to contact us, we will be more than happy to go into more detail and provide comprehensive advice. We look forward to hearing from you.

Landlord Services: Marketing and Promotion

The key to achieving the best possible rental is to make the widest possible audience aware of the property through a professional marketing campaign as set out below:

The internet now forms a major part of our business and, as part of our landlord services, we will advertise your property on our Parsons Son & Basley website www.psandb.co.uk which is currently receiving a high number of visits per month.

Your property will have full details and external/internal photographs for potential tenants to view. Your property will also be on www.rightmove.co.uk, www.zoopla.co.uk and www.primelocation.com which are the current market leaders in online property search engines.

Being located in such a high profile position in the town centre our office receives a high level of ‘walk in’ enquiries.

Our constantly changing window display is a major source of initial enquiries and a great way for us to highlight the Brighton properties managed through our landlord services.

If you agree we will arrange for a To Let Board to be erected (if allowed).

Boards are an extremely useful marketing tool, 24 hours a day, seven days a week.

We will accompany all viewings and ensure that the property is locked and secure before leaving.

Services Offered

Where we are instructed on an introduction only basis we will carry out the following landlord services:

  • Attend and inspect the property.

  • Advise on rents, market conditions, furnishings and any pertinent matters.

  • Advertise the property as necessary.

  • Arrange appointments for prospective tenants to view the property and accompany all viewings.

  • Secure prospective tenants and take up references.

  • Introduce prospective tenants to the Landlord if required.

  • Arrange for a detailed inventory and schedule of property condition.

  • Prepare and complete the tenancy agreement.

  • Once the tenants have taken possession send to the Landlord the first month’s rental (less any deductions), signed tenancy agreement and inventory.

  • Prepare and provide tenants with contact information for the Landlord and bank details (for standing order rental payments).

  • Notify all services (gas, electricity, water, council) of the Landlords forwarding address for final accounts to be sent and of the incoming tenant(s) details for the services to deal direct with them.

  • Register the Tenants deposit with the Tenancy Deposit Scheme.

  • As an additional service PS&B are able to provide, upon request, a final inventory check out charged in accordance with PS&B letting and management fees.

PS&B will perform all those items listed in the ‘Introduction Only Service’ as above and in addition:

  • Demand rent and pursue any non payment (including guarantors).  Although PS&B are not liable for any default by the tenant on the rental payments, should the situation arise PS&B have the experience to act quickly and effectively.
  • Account periodically to the Landlord for rents collected, less expenditure including commission at the agreed rate.

PS&B will perform all those items as listed in the “Introduction Only Service’ and Rent Collection Service’ as above and in addition:

  • Carry out repairs to the property including replacement, maintenance, servicing or repair of any furniture, furnishings, appliances, equipment or machinery.
  • Hold a float during the Tenancy to enable us to perform maintenance and emergency work on the property.
  • Visit the property at reasonable intervals and forward a written report to the Landlord when appropriate.

If the above service levels do not suit your requirements please speak to us as we can tailor a bespoke service for you.

Compliance (statutory obligations)

All properties available for rental since 1st October 2008 require an EPC. Prospective tenants must be supplied with an EPC along with a Recommendation Report in order that they can assess if they wish to proceed with the tenancy.

The report gives Landlords and Tenants information on the energy efficiency of a property. The report will list improvements that could be carried out and how they would change the energy and carbon emission rating. This information can then be used to cut fuel bills, improve energy performance and help cut carbon emissions.

Currently the EPC can be an ‘A’ to ‘G’ grading but from 1st April 2018 the EPC must be an ‘E’ or above. In addition ALL rental properties will require a rating of ‘E’ and above by 2020.

Once carried out an EPC is valid for 10 years and a new certificate is not required for each change of tenant. If an EPC has not been provided to the tenant prior to signing a Tenancy Agreement then they can contact Trading Standards who are the enforcing body.

We are able to arrange this report on your behalf should you so wish.

The Gas Safety (Installation and Use) Regulations 1998.

  • A rented property must have a gas safety check carried out prior to a let and annually thereafter. A copy of the appropriate record must be given to the tenants. Gas fittings and flues must be maintained in a safe condition.

  • If any appliance or pipework is dangerous or defective it must not be used and must be repaired or replaced as soon as possible.

  • The gas safety checks can only be performed by an authorised GasSafe registered engineer qualified to work on the particular type of appliance or system.

  • This regulation applies equally to appliances and equipment using the mains gas supply or liquid gas, for example Propane or Calor.

Electrical Equipment (Safety) Regulations 1994.

Whilst there is not a specific statutory requirement a Landlord has an obligation to ensure that any items (electric cookers, microwaves, washing machines, dishwashers, fuses, electric lawnmowers, immersion heater, mains supply etc) supplied as part of a property letting is safe and not dangerous. This is to minimise the risk of injury, death or of damage to the property. It is strongly recommended that appropriate ongoing checks should be scheduled and kept up to date.

The Furniture and Furnishings (Fire)(Safety) Regulations 1988.

The above regulations place a responsibility on the landlord of a furnished or part furnished property to ensure the furniture which is supplied in the property complies with current legislation. Generally, items manufactured in the UK after 1990 are likely to meet the required standards and display the appropriate permanent label confirming its compliance.  The regulations require that the cover fabric and filling material of the upholstered furniture be made of fire resistant material and be able to pass the ‘smouldering cigarette’ and ‘match flame’ resistance test and carry a label confirming this.

Which items do the regulations apply to:

  • Three piece suites, sofas, arm chairs
  • Scatter cushions, seat pads, bean bags
  • Beds, padded headboards, mattresses, pillows
  • Convertible sofa beds, futons
  • Loose and stretch covers for upholstered furniture
  • Nursery furniture, garden furniture suitable for indoor use

Items not included:

  • Antique furniture or any furniture manufactured prior to 1950
  • Carpets, curtains
  • Pillow cases, duvets, bed linen
  • Loose covers for mattresses

Smoke and Carbon Monoxide Alarm (England) 2015 regulations.

Smoke detectors must be supplied on every level of accommodation within the property and a carbon monoxide alarm in any room where there is a solid fuel burning combustion appliance.

Only  internal window blinds that present no danger of strangulation by the operating mechanism as stipulated by the European Standard for Safety of Internal Window Blinds may be supplied in rented accommodation.

Brighton Landlord Fees

Client Money Protection Provided by ARLA / Independent Redress Provided by TPO.

LEVEL OF SERVICE OFFERED:

Two weeks rent (depending on the rent agreed) plus vat @ 20%

Agree the market rent and find a tenant in accordance with the Landlord guidelines. Provide guidance on compliance with statutory provisions and letting consents. Advise on non-resident tax status and HMRC (if relevant). Market the property and advertise on relevant portals. Erect board outside the property in accordance with Town and Country Planning Act 1990. Arrange appointments for prospective tenants to view and accompany viewings. Secure prospective tenants and take up references. Introduce prospective Tenants to Landlord if required. Collect initial months’ rent and deposit and remit initial months’ rent received. Pass tenancy agreement and inventory/schedule of condition to Landlord. Provide tenant with method of payment. Deduct any pre-tenancy invoices. Provide contact details of each party to both Landlord and Tenant. Take meter readings and notify utilities of change of occupation.


Administration Fee from £102 (Inc VAT)

Preparation of the Tenancy Agreement and inventory. Extra bedrooms, furnishings or properties of an unusual nature may be subject to an increased administration fee due to the greater complexity in the preparation.


Deposit Registration Fee £36 (Inc VAT)

Initial registration and then £30 (Inc VAT) – annually. Register Landlord and Tenant details and protect the security deposit with a Government authorised scheme. Provide the Tenant(s) with the Deposit Certificate and Prescribed Information within 30 days of start of the tenancy.


Check out £90 (Inc VAT)

To be carried out by independent company who will agree with Tenant check out date and time. Attend to check condition of property against original inventory/schedule of condition provided at the start of the tenancy and produce a check out report.

Standard rate 8% of rent (9.6% Inc VAT)

As with Tenant Introduction above PLUS: Collect and remit the monthly rent received. Deduct commission. Monthly statement. Pursue non-payment of rent and provide advice on rent arrears actions. Renewal service.


Administration Fee £192 (Inc VAT)

Preparation of the Tenancy Agreement and inventory. Extra bedrooms, furnishings or properties of an unusual nature may be subject to an increased administration fee due to the greater complexity in the preparation.


Deposit Registration Fee £36 (Inc VAT)

Initial registration and then £30 (Inc VAT) annually – Register Landlord and Tenant details and protect the security deposit with a Government authorised scheme. Provide the Tenant(s) with the Deposit Certificate and Prescribed Information within 30 days of start of the tenancy.


Check Out from £90 (Inc VAT)

To be carried out by independent company who will agree with Tenant check out date and time. Attend to check condition of property against original inventory/schedule of condition provided at the start of the tenancy and produce a check out report.

Standard rate 10% of rent (12% Inc VAT)

As with Tenant Introduction and Rent Collection Service above PLUS: Monthly statement. Deduct commission and contractors invoices. Undertake one routine visits per annum and notify Landlord of the outcome. Arrange routine repairs and instruct approved contractors (providing two quotes if over £250). Hold keys throughout the tenancy term.


Administration Fee £192 (Inc VAT)

Preparation of the Tenancy Agreement and inventory. Extra bedrooms, furnishings or properties of an unusual nature may be subject to an increased administration fee due to the greater complexity in the preparation.


Deposit Registration Fee £36 (Inc VAT)

Initial registration and then £30 (Inc VAT) annually – Register Landlord and Tenant details and protect the security deposit with a Government authorised scheme. Provide the Tenant(s) with the Deposit Certificate and Prescribed Information within 30 days of start of the tenancy.


Check out from £90 (Inc VAT)

Agree with Tenant check out date and time. Attend to check condition of property against original inventory/schedule of condition provided at the start of the tenancy. Negotiate with Landlord and Tenant any disbursement of the deposit.

Return deposit as agreed to relevant parties. Remit any disputed amount to Scheme for final adjudication. Unprotect security deposit. Instruct contractors, obtain quotes, organise repairs/replacement/ cost of any broken or missing items.  Extra bedrooms, furnishings or properties of an unusual nature may be subject to an increased administration fee due to the greater complexity in the preparation of the inventory.

Additional Routine Visit for Managed service £36 (Inc VAT)

Upon request from the Landlord to carry out more than one annual routine visit to the property per tenancy term.


Routine visit for Tenant Introduction and Rent Collection service £60 (Inc VAT)

Upon request from the Landlord to carry out a visit to the property and provide a written report to the Landlord.


Renewal or Tenancy Changeover £120 (Inc VAT)

Contract negotiations, amending and updating terms and arranging a further tenancy and agreement. Re-register the deposit and send necessary paperwork to Landlord and Tenant.


Optional Serving of Section 21 Notices for all services £72 (Inc VAT)

Upon request from the Landlord to serve notices on the tenant, this will be carried out by a solicitor.


Drawing up an Addendum for Introduction Only/Rent Collection during the tenancy £42 (Inc VAT)

If, for example, the Tenant moves a dog into the property with the Landlords agreement this would be agreed by way of an Addendum.


Write a statutory periodic letter to tenant for Introduction Only/Rent Collection Service £30 (Inc VAT)

If a Landlord wishes us to write to a tenant to confirm that the fixed term has ended and the tenancy is now Statutory Periodic.


Tenancy Withdrawal Fee £300 (Inc VAT)

Should the Landlord withdraw from a prospective tenancy where references have been applied for, satisfactory references obtained and legal documents prepared.


Re-negotiate rent and serve a Section 13 for Introductory Only/Rent Collection £36 (Inc VAT)

Review rent in accordance with current prevailing market conditions and advise Landlord. Negotiate with Tenant.  Direct Tenant to make payment change as appropriate. Serve Section 13 Notice to Tenant advising of increased rent.


Gas safety check / Boiler service / Electrical Check / Energy Performance Certificate £36 (Inc VAT) plus cost of the check / certificate.

Contact the contractor and Tenant and arrange  access for the check to be carried out. Receive certificate from contractor, send copy to Landlord, retain copy on file, diarise next check / renewal.


Empty Care Service £60 (Inc VAT) per visit

To visit the empty property at agreed intervals and report to the Landlord.


PS&B Attendance at Court £180 (Inc VAT) per whole day / £90 (Inc VAT) per half day

If PS&B are required to attend court on the Landlords behalf.


Project Management for works over £500: £120 (Inc Vat) or 12% (Inc VAT) of the overall cost of the works, whichever is the greater.

To oversee major refurbishment works. Arrange access and quotes with contractors and liaise with Landlord. Ensure works have been carried out in line with specification. Retain any warranty or guarantee on file.


Submission of non-resident Landlords receipts to HMRC £150 (Inc VAT) annually.

To remit and balance the financial return to HMRC quarterly and respond to any specific query relating to the return from the Landlord or HMRC.


HMO License Application £120 (Inc VAT) minimum

To liaise with the council to arrange licensing of a property that is a House in Multiple Occupation.


Deposit Dispute Fee £120 (Inc VAT)

Where PS&B are instructed to progress a Tenancy Deposit dispute via the Tenancy Deposit Scheme.


Sale of Property to a Tenant 1.8% (Inc VAT)

Of the purchase price for introducing the Tenant (the purchaser) to the Landlord (the vendor).

The above fees are for guidance only. Please do discuss fees with us before making a decision as we are keen to tailor services and fees to individual needs.

General Requirements

Landlords are required to have building and contents insurance in place for a Tenancy.

Insurers will need to be notified that the occupants will be Tenants. An element of public liability insurance is also highly recommended in the unlikely event that a tenant should injure themselves in your property and decide to take legal action against you.

Landlords are required to inform their lender if the status of the property occupant is to change.

Rental income is unearned and therefore subject to taxation however, mortgage interest, depreciation and maintenance are all valid expenditures which lower your tax burden.

We recommend you discuss your taxation position with a qualified accountant and are happy to make recommendations when required. We also recommend that you retain all statements, invoices and bills in order to complete your tax return.

If you live outside of the UK we are required to deduct and account for tax to HM Revenue and Customs (HMRC) under its non-resident landlords scheme.

You can apply to the HMRC for approval to receive your rental income without tax deducted in which case any tax due will be calculated and paid when you submit your annual tax return.

Our objective is to provide you with the best possible service and in this respect we are continuously investigating and developing ways to improve every aspect of that service to ensure the quick and efficient letting of your property and, once a tenant is found, a smooth and trouble free tenancy.  It is also our duty to advise you of any legislation that may affect you or your property and to ensure that you comply with such legislation if applicable to you.

The above information is just a brief guide, please contact us and we would be more than happy to discuss further with you with no obligation at all. We look forward to hearing from you.

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"I have been using Parsons Son and Basley to manage the letting of my property in Brighton for 5 years and find the service to be so good and trustworthy that when I bought a second property to let, I chose the same area for no other reason than PS&B could manage it for me"
Ivan
Brighton
"My Wife Penny & I are pleased to confirm our satisfaction with the firms services in looking after our families portfolio of residential properties and in particular the efforts of the latest team in the letting & rents departments.”
Mr M de Silva, Landlord
Brighton
“That rent increase is wonderful. You have made my day! I am very impressed with you all, well done, good work!”
Steve L, Landlord
Brighton