Residential Lettings Brighton: Information for Tenants

Please find below some useful information if you are considering renting a property through Parsons Son & Basley Brighton.

If you have any queries please do not hesitate to contact us. We look forward to hearing from you.

What is the Process

£250.00 by cash or debit card is required to reserve the property whilst references are processed.

If your application to rent the property is successful then the £250 will be deducted from your first rental payment.

Should you fail to take up the tenancy or fail the referencing, the £250 is non-refundable.

Once you have reserved a property the referencing company will e-mail you with a request to complete on-line application forms (paper forms are available if you prefer).

These must be completed in full and submitted within 48 hours of reserving the property. Please provide the following documents along with your application:

  • Proof of ID (passport or photo driving licence).
  • Proof of current residence dated within the last 3 months (utility bill or bank statement or council tax statement or a letter from your doctor/hospital/dentist).
  • Current and valid Visa and work permit where applicable (outside the EU).
  • Failure to return these documents within the specified time will result in a failed application and the loss of the £250.

A guarantor will be required if (but not limited to):

  • You are in receipt of housing benefit.
  • You are self employed and do not have at least six months of personal bank statements that show adequate income or a chartered/certified Accountant that has been acting for you and can give you a reference.
  • You have been employed for less than 6 months with your current employer and/or are on a temporary work contract.
  • You are a student.
  • Your income is less than the required amount for a given rent or share of a given rent (approximately calculated as 2.5 x the annual rent).
  • If a guarantor is requested, they must be UK based and show that they can support their own outgoings as well as the rent should the situation arise. A general guide is that the guarantor must be in receipt of gross income/savings that equal at least 3 times the annual rent of the property. The guarantor will be referenced in the same way as the tenant and an application form will need to be completed . A legal guarantee agreement will also require signature.

The guarantor will also be requested to provide:

  • Proof of ID (passport or photo driving licence).
  • Proof of current residence dated within the last 3 months (utility bill or bank statement or council tax statement or a letter from your doctor/hospital/dentist).
  • Current and valid Visa and work permit where applicable.
  • If your guarantor is unable to attend our office a UK registered solicitor or chartered accountant can stamp and sign a copy of the above documents to verify them, and then post the originals of these verified documents to us.
  • Failure to return these documents within the specified time will result in a failed application for the tenant/guarantor and the loss of the £250.

1. Tenant Administration Fees

2. Guarantor Administration Fee (if applicable)

3. Agreement fee

4. Initial rental payment (usually one calendar month)

5. Tenancy deposit – equal to one and a half month’s rent

Less the £250.00 initially paid

We can only accept the final balance payment in cleared funds i.e. an instant bank transfer/cash payment directly into our bank account or a debit/credit card payment. We cannot accept personal cheques, bank drafts, building society cheques or cash.

Tenant Information

Acceptance of application forms does not grant the tenancy, all transactions and communications are Subject to Contract until the Tenancy Agreement is signed.

Please feel free to ask to see a copy of the Energy Performance Certificate for any of the properties that are offered for rental.

As a general guide, take the monthly rent you are aiming for and multiply by twelve months to get the annual rent.

Multiply the annual rent by 2.5 (you need to be able to buy food and clothes etc), the final figure is an approximate guide to the total salary required for the given rent. If there is more than one Tenant then the final figure is divisible by the number of Tenants, one can earn more than another so long as the final figure is met or surpassed.

As a general guide a guarantor must be in receipt of a gross income/savings of approximately at least 3 times the annual rental and must reside in the UK.

The tenancy deposit is the equivalent of 6 weeks rental and is payable in cleared funds on or before the move in date.

  • Rental is payable calendar monthly in advance on the rent due date and the first month’s rent is payable in cleared funds on or before the move in date.
  • Tenant Application Fee Per Adult £90 including vat – payable in cleared funds on or before the move in date.
  • Guarantor Fee – if applicable – Per Guarantor £96 including vat – payable in cleared funds on or before the move in date.
  • Agreement Fee £ 120 including vat for first Tenant and £60 including vat per additional tenant – payable in cleared funds on or before the move in date.
  • Change of paperwork once completed ready for move in (change of move in date etc) £60 including vat – payable in cleared funds on or before the move in date.
  • Pet Deposit. An additional two weeks rental.
  • Accompanied Check In Fee £30 including vat.
  • Tenancy Check Out Fee £ 90 including vat ‘Fully Managed’ Tenancy.  This fee is for a one bedroom property, please add £25 including vat for each additional bedroom  – usually payable at the end of the tenancy by deduction from the deposit with the agreement of both Tenant and Landlord.
  • Renewal Fees From £120 including vat – payable upon renewal.

Each property has a level of service,  ‘Introduction Only’, ‘Rent Collection’ or ‘Full Management’. Please find below a brief explanation for each service:

Intoduction Only – Parsons Son & Basley will carry out the usual reference enquiries, collect the initial monies from the tenants, carry out the inventory and arrange the signing of the Tenancy Agreement. Once these have been completed then the landlord will manage the tenancy and the tenant will liaise on all matters concerning the tenancy directly with the landlord.

Rent Collection – Parsons Son & Basley will carry out all of the above and in addition will collect the rent with the tenant still liaising with the Landlord on all other matters.

Full Management – Parsons Son & Basley will carry out all of the above and in addition will manage the tenancy throughout with the tenant reporting to Parsons Son & Basley on all matters concerning the tenancy.

At the end of the tenancy once the keys have been returned to us we will conduct a check out on all managed properties.

We will be checking the condition of the property against the original inventory provided at the start of the tenancy. The inventory is very detailed, includes colour photographs and you will have been asked to check it thoroughly, sign and return it to us. Within 10 working days of the end of the tenancy we will write to you with a report of the condition of the property, allowing for fair wear and tear, and advising of any works that we feel are required at the property along with the anticipated cost. You then have the opportunity to respond to our report and we then discuss how best to proceed. Your deposit will be registered with the Tenancy Deposit Scheme and can only be released with the agreement of both the Tenant and Landlord. You will be provided with the deposit certificate, prescribed information and leaflet ‘What is the Tenancy Deposit Scheme’ at the start of your tenancy which describes the process in detail.

Residential Lettings Brighton: Our Tenant Fees

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

LEVEL OF SERVICE OFFERED:

In order to reserve a property you will be asked to make cash payment of £250. 

This payment is a token of good faith only and does not oblige our client Landlord to let the property to you. If the tenancy proceeds this payment will be deducted from the first month’s rent. If the tenancy does not proceed this sum is non-refundable.

Credit Check £36 (Inc VAT) per person

If you are in doubt as to your credit status and do not wish to proceed to full referencing without this knowledge a credit check can be carried out.


Referencing Fee £90 (Inc VAT) per tenant or Company Tenant £240 (Inc VAT)

Referencing up to 2 tenants (identity, immigration and visa confirmation, financial credit checks, obtaining references from current or previous employers / landlords and any other relevant information to assess affordability.


Agreement Fee (tenant’s share) £120 (Inc VAT) for the first tenant

Negotiating and drawing up the Tenancy Agreement.


Additional Tenant Fee £60 (Inc VAT) per tenant

Processing the application, associated paperwork and referencing.


Guarantor Fee £96 (Inc VAT) per guarantor (if required)

Referencing (identity, immigration and visa confirmation, financial credit checks, obtaining references from current or previous employers/landlords and other relevant information to assess affordability) and drawing up a Guarantor Agreement.


Permitted Occupier Fee £36 (Inc VAT) per permitted occupier

Explaining to any permitted occupier their rights and responsibilities towards the named tenant(s) and landlord as well as the provision of documentary guidance and assistance during the tenancy.


Pet Deposit Returnable additional Security Deposit of two weeks rent

To cover the added risk of property damage and possible fumigation. This will be protected with your security deposit in a Government-authorised scheme and may be returned at the end of the tenancy.


Change of Moving in Date £60 (Inc VAT) per tenancy

Once a moving in date has been agreed and the paperwork drawn up if the date is changed then the paperwork will have to be amended/new inventory rescheduled/check in rescheduled.


Accompanied Check-in Fee £30 (Inc VAT)

Preparing a Schedule of Condition of the property, explaining how appliances function and taking meter readings for utilities and services, keys.

Addendum Fee £36 (Inc VAT) per addendum

Administration fee for drawing up addendum to the Tenancy Agreement and negotiating the terms during the tenancy.


Amendment Fee £60 (Inc VAT) per tenancy

Contract negotiation, amending terms and updating your tenancy agreement during your tenancy.


Renewal Fee (tenant’s share) £120 (Inc VAT) per tenancy

Contract negotiation, amending and updating terms and arranging a further tenancy and agreement.


Unpaid Cheque Fee £30 (Inc VAT) per cheque

If a cheque is returned to PS&B unpaid by the bank.

Unpaid Rent / Returned Payments Interest at 8% above Bank of England Base     Rate from date due.


First Tenant Arrears Letter £ 36 (Inc VAT)

This letter is written 7 days after the rent was due if no payment has been received.


Further Tenant Arrears Letters £ 72 (Inc VAT)

Letters further to the above at 14, 21, 30 days and at 7 day intervals thereafter.


Change of Tenant

  • £150 (Inc VAT) for each tenant remaining in the property
  • £240 (Inc VAT) for each applicant seeking to move into the property
  • £96 (Inc VAT) for each Guarantor required

Re-referencing existing tenants to confirm current status, reference new tenants to confirm suitability, reference guarantor and draw up new Tenancy Agreement and Guarantor Agreement.


Lost Keys £5.00 (no VAT, cost only) per key (minimum)

Cost of cutting lost keys.


Out of Hours Services Costs incurred by contractor plus VAT (variable depending on issue)

Where actions of the Tenant result in the nominated out of hours contractor attending the property, time to remedy the situation is charged at the hourly rate.  Cost will depend on the issue.


Paying by card fee £12 (Inc VAT)

Administration fee charged for rent paid by card during the Tenancy (it is a requirement of all tenancies that rent is paid by standing order only).


Additional Copies of a Tenancy Agreement £12 (Inc VAT)

If the tenant requires a copy of the Tenancy Agreement in addition to the one provided when Agreements were originally exchanged.


Additional Copies of Inventory/Schedule of Condition £12 (Inc VAT)

If the tenant requires a copy of the Inventory/Schedule of Condition in addition to the one provided when the tenancy started.


Tenant Failure to allow arranged routine visit £36 (Inc VAT)

If the inspection has been arranged and a member of staff attends as agreed but cannot gain access.


Tenant Failure to allow Contractor access £36 (Inc VAT)

If the appointment has been arranged and the Contractor is unable to gain access.


Rental Reduction Fee £30 (Inc VAT)

For negotiating with the Landlord for a rental reduction under special circumstances.


Home Office Notification £36 (Inc VAT)

All tenants are required to have a visa entitlement to live in this country and the visa must be for longer than the fixed term of the tenancy. If this visa expires and is not renewed immediately then PS&B are required to inform the Home Office of this fact.


Service of Section 21 or Section 8 Notice £36 (Inc VAT)

If PS&B are required to serve either of the above notices due to the non-performance of the tenant.

Notice Withdrawal £30 (Inc VAT) per tenancy

If notice has been given to end the tenancy and the pre-vacating procedure has been carried out (writing to both Landlord and Tenant and booking the check out) and the notice is then withdrawn resulting in negotiating the cancellation of the notice with the Landlord and reversing the pre-vacating procedure.


Early release fee £600 (Inc VAT) to include landlords remarketing and new tenancy costs

If the tenant wishes to be released early from a fixed term contract, and the Landlord agrees, subject to finding a replacement tenant, re-advertising the property, instigating the vacating procedure.


 Pre Check Out Fee £30 (Inc VAT) per tenancy

This service is provided should the tenant require assistance with how the property should be left over and above the written assistance provided during the vacating procedure.


 Check out Fee (tenant’s share)

  • £90 (Inc VAT) managed tenancy for a one bedroom flat
  • £25 (Inc VAT) added per bedroom
  • £25 (Inc VAT) added per extra room
  • £25 (Inc VAT) added where Fully or Part Furnished

A professional clerk attending the property to undertake an updated Schedule of Condition based on the original inventory and negotiating the repayment of the security deposit.


 Check Out Re-Visit £30 (Inc VAT) per tenancy

If under special circumstances a tenant is permitted by the Landlord to return to the property further to the end of the tenancy to carry out works to reduce dilapidations then a re-visit will be necessary to confirm that this work has been carried out to a satisfactory standard.


 Dilapidations Fee 12% (Inc VAT) or minimum £12 (Inc VAT)

For the administration in overseeing agreed dilapidations (repairs, cleaning etc) at the end of the tenancy.


 Future Landlord Reference Fee £36 (Inc VAT) per reference request

Collating information and preparing a reference for a future landlord or letting agent.


Return of Overpaid Rent £36 (Inc VAT)

If rent is paid by standing order once the tenancy has ended the payment will need to be identified and then returned to the tenant by BACS.

Parking Space Agreement Fee £90 (Inc VAT)

Contract negotiation, amending and agreeing terms, arranging the agreement.


PS&B Attendance at Court Fee £75 (Inc VAT)

Attending court on behalf of the Landlord in connection with possession proceedings due to a Tenant breach of contract.


PS&B Attendance with Bailiff Fee £30(Inc VAT)

Attending the property with a Bailiff on behalf of the Landlord to regain possession due to a Tenant breach of contract.

We hope that the above information is helpful but please do contact us if you would like to discuss anything in more detail or for us to provide you with more specific advice if you have a particular property in mind.

Get in touch

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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
“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
"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