Lettings Guide

Tenants

Griffin Estates lettings aims to provide the highest standards of professional service to Landlords and Tenants alike. If you are looking to rent a property, our dedicated staff will make the entire process as smooth and straightforward as possible. For your peace of mind we are proud to be members of NALS the National Approved Letting Scheme, Safe Agent and The Property Ombudsmans Scheme, ensuring agents comply with the highests standards within the industry.We also carry full professional indemnity insurance with client money protection.

Finding the right property

You can register by calling our Letting Department or register on-line. Once registered, we will keep you advised of all our properties that match your requirements.

Viewing and holding properties and the application process
We endeavour to arrange appointments that are convenient to you during weekdays, Thursday evenings and on Saturdays.

When you find a property you like you will be required to pay a non refundable holding deposit equivalent normally to one months rent, this ensures that the property is withdrawn from the market and held for you whilst we apply for references and carry out credit checks.  This normally takes two to three days. You will then need to pay a further £150 deposit which is to be paid before the commencement of the tenancy. Please note should you change your mind for any reason the Landlord is entitled to keep this holding deposit to cover loss of rent, please be sure the property is right for you before holding the property. The holding deposit will be refunded should you fail referencing, unless you provide false or misleading  information for instance an undisclosed CCJ.

Rent and Deposit

Once satisfactory references have been received and prior to the commencement of the tenancy we will collect from you the remaining monies.  This will include the first rental payment, normally one month in advance depending upon the terms agreed and the remaining deposit, usually the equivalent of one months rent plus £150.

Tenants Deposit Scheme

Griffin Estates is a member of the Tenancy Deposit Scheme, which is administered by:

The Dispute Service Ltd

PO Box 1255, Hemel Hempstead HP1 9GN

Phone 0300 037 1000

www.tenancydepositscheme.com

Fax 01442 253 193

If  Griffin Estates is instructed by the Landlord to hold the Deposit, Griffin Estates is to do so under the terms of the Tenancy Deposit Scheme.

The Tenancy Agreement

Once all terms have been agreed by both parties and satisfactory references have been received, all documentation is normally signed by you and the Landlords agent Griffin Estates, in our Walkden office during normal office hours.

Inventory


Before the tenancy begins, an inventory is prepared detailing the contents and condition of the property. This is carried out by an inventory clerk and a copy supplied to both Landlord and Tenant. The Landlord pays for the inventory before the commencement of the Tenancy, and the Tenant pays for the check out of the inventory at the end of the Tenancy the cost for this is £55. The inventory is there to protect both the Landlord and Tenant and such costs should be seen as a necessary investment that helps protect the interest of both parties Tenants have ten days from move in to check the inventory and highlight any issues. 

Moving In

Once the tenancy agreement has been signed and cleared funds have been received in respect of the rent and deposit, the tenancy can proceed. On the day the tenancy commences we will hand over to you the keys and you can then start enjoying your new rental home.

Fees

Deposit: Equivalent to 1 months rent + £150
Application Fee:£85 per person or guarantor, £125 per couple
Admin Fee:£80 per property
Check out fee:£55 per property
TDS Reg. fee:£35 per property

Utilities/Council Tax


Prior to the commencement of the Tenancy Agreement, Griffin Estates will read the meters and advise the relevant authority that the supply will be taken over by the new tenant. We will also advise the appropriate Council Tax department. 

The Council Tax for Manchester City Council 2017/18
Valuation Band Council Tax Charge for the Property 2017/18

A £1001.41

B £1168.30

C £1335.21

D £1502.12

E £1835.93

F £2169.72

G £2503.53

H £3004.24

 
Tenancy Application Form

Click here to download a tenancy application form.


Landlords


Griffin Estates lettings aims to provide the highest standards of professional service to Landlords and Tenants alike. If you are looking to let your property, our dedicated staff will make the entire process  smooth and straightforward, we have the advantage of our own in-house maintenance team keeping costs as low as possible and a 24/7 response service. We are confident of our ability to find a suitable tenant and therefore work on a "No Let No Fee basis" and have several hundred properties under management , with a large database of tenants often looking to move from one of our properties to another. We have many corporate clients and have gained a reputation over the last twenty years for dealing with properties of a high standard for a professional clientele.

Tenant Screening Process

We are proud of our stringent referencing standards. Each application is vetted by one of our experienced staff who will validate all information provided. The application will then be forwarded to a credit reference company for further detailed checks who will supply a certificate which is compiled from credit reference, fraud scoring, electoral role checks and previous rental company/landlord references all combined to provide an overall tenancy scoring. Employment references are required for all applicants along with proofs of ID and current residence. Only when all of the above have been compiled, checked and passed will a tenant be allowed to move into your property.

Rent Guarantee

It should be appreciated that referencing cannot always eliminate risk and that circumstances such as redundancy can affect the tenant’s ability to pay. As part of the referencing process we are able to provide a rent guarantee and legal protection policy for all tenants. In the unlikely event that a tenant continues to reside in your property whilst not paying rent the insurance policy will cover you for rental income for the period of the policy and also pay for the legal expenses incurred in the eviction process. For further details please contact our office for a quotation.

Receiving an offer

Once we have received an offer from the tenant we will submit the offer to you for consideration. Any offer made is subject to satisfactory references being received. Once you have accepted the offer, the tenant will pay to Griffin Estates a non-refundable holding deposit, normally the equivalent of one months rent, whilst we apply for references.

Rent and Deposit

Once satisfactory references have been received, and prior to the commencement of the tenancy, we will collect from the tenant the remaining deposit and the first month's rent. This will include the first rental payment which is normally one month  depending upon the terms agreed, also the deposit, usually the equivalent of one months rent plus £150.

Inventory

Before the tenancy begins, an inventory is prepared detailing the contents and condition of the property. This is carried out by a trained professional inventory clerk and a copy is supplied to the Tenant. The Landlord pays for the inventory before the commencement of the Tenancy for a let only agreement, it is included in our fees for fully managed.  The Tenant pays for the check out of the inventory at the end of the Tenancy. The inventory is there to protect both the Landlord and Tenant, such costs should be seen as a necessary investment that helps protect the interest of both parties.

The Tenancy Agreement

Once all terms have been agreed by both parties and satisfactory references have been received, the Tenant attends our offices for signing of the tenancy agreement.  Copies are available for the Landlord and one is given to the tenant.

Tenants Deposit Scheme


Griffin Estates is a member of the Tenancy Deposit Scheme, which is administered by:

The Dispute Service Ltd
PO Box 1255, Hemel Hempstead HP1 9GN
Phone 0300 037 1000
www.tenancydepositscheme.com
Fax 01442 253 193

If Griffin Estates is instructed by the Landlord to hold the Deposit, Griffin Estates shall do so under the terms of the Tenancy Deposit Scheme, if the Landlord holds it must be in a registered scheme.

Taxation for Overseas Landlords

We have extensive experience dealing with Landlords who reside abroad and endeavour to make the process as streamlined as possible, under the Finance Act 1995, the Inland Revenue introduced a system of self-assessment, and all overseas Landlords may apply to the Inland Revenue for a Certificate of Self-Assessment in order for rents to be paid over gross. We strongly recommend that all overseas Landlords apply for self-assessment. We can, if required, apply to H M Customs & Excise on your behalf. For those who have not applied, Griffin Estates is required by law to deduct the tax for all overseas Landlords at the basic rate from the net rental income and pay this on a quarterly basis to the Inland Revenue.

Energy Performance Certificates (EPC)

It is a legal requirement that all landlords have a valid EPC for their property before it can be sold or let.  From April 2018, the law will require that every rental property must have an energy efficiency rating of at least E.  Any property with a rating of F or G will be deemed unfit for rental and appropriate measures will need to be taken to improve the energy rating to the minimum E rating.

Repeat Clients

Griffin Estates is committed to providing our Landlords with the best possible comprehensive service. We are proud that we continue to serve our Landlords many of whom have happily been with us since we opened in 1993.

Important Regulations

There are important furniture and furnishing regulations that relate to the letting of your property and all Landlords must comply. We ensure that you meet your responsibilities under these regulations and arrange all of the necessary safety checks on your behalf.

FURNITURE AND FURNISHINGS (FIRE) (SAFETY) REGULATIONS 1988 AND THE FURNISHINGS (FIRE) (SAFETY) (AMENDMENTS) REGULATIONS 1993.

All upholstered furniture manufactured after 1950 (including loose fittings and permanent and loose covers) are included with the Regulations.

There are severe penalties for non-compliance. The offence carries a punishment of up to six months imprisonment and/or a £5,000 fine.

Furniture in all properties that have been let prior to 1st March 1993 MUST comply fully with the Regulations with effect from the 1st January 1997. However we understand from the Department of Trade and Industry that if a tenancy commenced prior to the 1st January 1997 on a property which was let prior to the 1st March 1993, then the Landlord can continue to supply the original furniture until the tenancy expires; however on a new tenancy the furniture would have to comply fully with the Regulations. We strongly recommend that Landlords should ensure that all furnishings supplied comply fully with the Regulations.

Furniture in all lettings commenced after 1st March 1993 MUST comply with the Regulations except as set out below in 3.

A Landlord letting his own property for a 'temporary' period and not in the course of business (defined) has a MORAL but no legal responsibility to ensure the furniture complies.

Landlords letting a 'second' property or Landlords letting investment property for the first time after 1st March 1993 clearly must comply.

We confirm that we accept a property onto our books on the understanding that the Landlord has made sure that furnishings supplied comply with these Regulations.

GAS SAFETY REGULATIONS 1994

The new Gas Safety (Installation and Use) Regulations 1994 came into effect on 31st October 1994. Briefly, all gas appliances must be checked for safety at intervals of not more than 12 months and records should be kept in respect of the appliances with the date of inspections, any defect identified and any remedial action taken. A CORGI Registered Engineer must carry out checks and this will include checking the gas installation, associated pipe work and ventilation and supplying a safety certificate.

Electrical equipment must be safe and not cause danger. The 1994 Regulations apply to any person who supplies electrical equipment in the course of a business. Safety of any electrical equipment that is supplied as part of furnished accommodation is controlled by the 1994 Regulations. We advise that electrical equipment is tested at regular intervals.

Smoke and Carbon Monoxide Alarms

The regulations require private sector landlords to install at least one smoke alarm on each storey of the premises, and a carbon monoxide alarm in any room containing a solid fuel burning appliance.

Insurances

Landlords are required by law to maintain the buildings insurance on their property. If you intend to keep the same insurance it is advisable to check that the policy covers tenanted properties and your liability as a landlord. please contact our office if you require advice on buildings or insurance cover.

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