Lawler & Co would like to wish everyone a very Merry Christmas and a prosperous 2021!

2020 has been a very strange year!

We hope everyone who has moved with us this year enjoys their first Christmas in their new home.

Our staff have worked so hard this year and are having a few well deserved days off over the festive break but we will be open on a skeleton staff basis so if you have any questions, see any properties you would like to view (covid 19 rules apply) or would like a valuation on your home please give us a call.

Christmas opening times below:

Monday 21st December 9am – 5.30pm

Tuesday 22nd December 9am – 5.30pm

Wednesday 23rd December 9am – 5.30pm

Christmas Eve Closed

Christmas Day Closed

Boxing Day Closed

Sunday 27th December Closed

Monday 28th December Closed

Tuesday 29th December 10am – 4pm

Wednesday 30th December 10am – 4pm

Thursday 31st December 10am – 4pm

Friday 1st January 2021 – Closed

Saturday 2nd January 2021 – 9am – 4pm

From all the team at Lawler & Co, we wish you a lovely Christmas and all the best for 2021!

www.lawlerandcompany.co.uk

On 1^st June 2019, the Tenant Fees Ban  became law.  Is this a good thing you ask?

This is a good thing, due to some Letting Agents charging inflated prices for tenant credit checks and check in/inventories. And under the new laws, there is almost a blanket ban on all tenant fees with a limit to the amount they can charge for a tenancy deposit, loss of keys, late rent fees and charges.

This new legislation will be mandatory for every assured shorthold tenancy in the private rented sector, and all new tenancies concluded after 1^st June 2019.  From 1st June 2020 these rules WILL apply for existing tenancies.

Confused by it all…..? Really the only things an agent or landlord can charge for are payments related to utilities and broadband, tenancy deposit, holding deposit, changes to agreement, TV Licence, Council Tax, Loss of Key, and a default fee for late payment.  Here at Lawler and Co. we never did charge for a lot of that, and believe that  the new rules are quite fair for all concerned.

So what are the 10 main points of these new laws?

• Viewings for prospective tenants will not be charged
• Letting agents and Landlords will not be allowed to charge for admin – all referencing, financial checks, admin and guarantors will have to be paid by the Landlord or agent.  Renewal fees will still have to be paid for by tenant for tenancies that started before 1 June 2019.
• Landlords and Letting agents will be able to charge tenants for end of tenancy cleaning or check out fees, providing the tenancy agreement was agreed before 1 June 2019.  Otherwise professional end of tenancy cleans will not be charged to the tenant except in extreme (including evidence) situations.  This may be something that could cause fireworks!
•  Agents will no longer be able to charge for expenses they incur using third parties, e.g. referencing or credit check agencies, gardening services or guarantor requests. Landlords will have to pay for any of these services.
• No changes will be made to the day, time and method of monthly/weekly rent payments.
• Deposits capped– Landlords and agents will only be able to charge a maximum of 5 weeks rent, or if the annual rent of the property exceeds £50,000, 6 weeks rent.
• Holding fees will be limited to the equivalent of one weeks rent, and Agents will not be able to continue advertising a property if a tenant has reserved it with a holding fee. When the tenancy is confirmed, the fee needs to be repaid or after 15 days if the agreement doesn’t go through.
• Contract fee for amendments is capped at £50.00. If it costs the Agent more than £50.00. proof will have to be provided.
• Contract charges will be reduced if the tenant leaves before the end of the contract. No extra fees allowed just the amount they have to pay until the end of the tenancy.
• Restricted late payments. This applies to rent more than 14 days overdue, and it must be written into the contract from the get go.  The charge for late payment is not to exceed 3% more than the Bank of England’s annual percentage rate (0.75% at time of writing) for each day the payment is owed.

A little known fact about the tenant fee ban is that all letting agents are legally obliged to advertise any and all permitted payments within their office premises and any online marketing, they must also state who their Client Money Protection (CMP) is with and what redress scheme(s) they are members of and regulated by.

The below is an example of how agents should be advertising in branch and online tenant permitted payments and CMP/Redress schemes;

Tenants Permitted Payments, Client Money Protection (CMP) & Agents Redress Schemes

As per the Tenant Fees Act 2019 Schedule 1 we charge tenants the following permitted payments (inclusive of VAT);

A refundable tenancy deposit (reserved for any damages or defaults on the part of the tenant) held in a government backed deposit scheme equal to one months rent.

Change of Tenant/Tenancy Agreement Amendments £50.00 plus any reasonable costs on the landlord or agents part.

Early Termination or Surrender of the tenancy when requested by the tenant any reasonable costs incurred by the landlord (ie lost rent or fees for a new tenancy).

Replacement of lost or stolen keys and or fobs within the boundary of the property at the cost of the relevant keys and or fobs plus reasonable costs on the agents part (£15per hour). Lock changes would be carried out at the tenants expense.

The landlords reasonable costs for the late or non payment of rent along with interest at 3% above the bank of England base rate.

Lawler and Company Lettings have client money protection (CMP) with The National Association of Estate Agents (NAEA).

Lawler and Company Lettings are currently regulated and a member of the Redress Scheme The Property Ombudsman (TPO) and Trading Standards for Property.

Lawler and Company Lettings are members of The Association of Residential Letting Agents (ARLA)

Lawler and Company Lettings currently register all managed clients deposits with The Deposit Protection Service (DPS)

Company Lets are still subject to a non refundable application fee of £300.00

Each and every UK building, whether they’re up for sale or let, they must have an Energy Performance Certificate (EPC).

An EPC survey can be carried out quite easily and this is something Lawler & Co can arrange for you.  It’ll help you find ways to save money on bills and improve the overall efficiency of your home.

Remember the rules changed from 1st April 2018, it will be illegal to let out a property that doesn’t comply with the minimum performance rating (E).

But what is an EPC?

When you purchase a new appliance, you’ll notice it has a coloured sticker on it. It’s what lets you know how energy efficient the appliance is. It’s exactly the same for buildings, each one has an EPC rating from A (the most efficient) – G (the least efficient). The rating lets you know how costly it is to both warm up and cool down your home.

It also lets you gain insight into how you can make your home more cost-efficient.

An EPC rating is required even if you aren’t renting out or selling your home; you can then figure out how efficient your home really is.

So what can you do to boost your EPC rating?

• Install roof insulation – this usually remains effective for at least 40 years.
• Examine your windows – could they be further insulated?
• Inspect your walls for cavities and fix them (if there are any) to reduce the risk of air infiltration.
• If you use halogen light, replace it with LED light or compact fluorescent light.
• Install modern temperature controls, like a thermostat.
• Look at your appliances and see if you can replace them with ones that have higher energy ratings.
• Consider implementing ways to obtain renewable energy, like solar panels.

Are you currently in the market to buy or let? Find your next property with your local Lawler & Co estate agent today.

To request a sale or rental valuation  click here

To register for a property For Sale or Let click here

As a landlord you must follow certain rules and regulations; largely, the legal requirements are the same for all landlords, although some may depend on the type of property you have whilst others may differ depending on where you live. We have put together a list of 10 essentials we think your property needs, both legal requirements and things that we consider necessities for today’s prospective tenants.

1. Tenancy agreement

At the start of each tenancy you must give your tenant a copy of a written agreement signed by you both outlining your terms and the type of tenancy that they have. Letting your property through a reputable agency ensures that your agreement is legal and covers all of the necessities.

2. Gas safety

Your rental property must be checked by an approved Gas Safe engineer once a year and if any repairs are required, they must be completed immediately.

3. Electrical certificate

It’s the landlord’s responsibility to make sure that all electrical appliances are safe for use before each tenancy. If your property falls under the new House in Multiple Occupancy (HMO) rules then you are legally required to get an Electrical Installation Condition Report.

4. Insurance

You’ve invested in a property so you shouldn’t make the mistake of forgetting to also get the correct insurance. As a landlord, you are responsible for maintaining the property but you should also consider an insurance policy that covers damages, liability, loss of rent, legal expenses and home emergencies.

5. EPC

Since April 2018 all rental properties must have an Energy Performance rating of an E or above before they can be let out. To avoid any unnecessary fines, or worse, you should check the Energy Performance Certificate for your rental property.

6. Smoke alarm

Landlords must install at least one smoke alarm on each storey in their rental properties, along with a carbon monoxide alarm in any rooms that have an appliance that burns solid fuel such as coal or wood.

7. Management plan

Whether you choose to self-manage your rental property or contract a reputable agent to take on the responsibility, you will need a management plan to ensure that all contracts, repairs, and maintenance etc. are taken care of.

8. Broadband

A good internet connection is essential to the modern-day tenant, who now has high expectations of Wi-Fi access in their rented home. Many people are now working from home, either occasionally or on a more regular basis, due to flexible working conditions or freelancing.  Now considered as a ‘fourth utility’, broadband speed not only attracts tenants but can also help increase rental yields.

9. Mobile signal

Technology has taken over our homes and it’s no different if you’re renting. Tenants now ask about mobile signal when considering a rental property, so it’s good to know which service providers have the best signal and, if there is low signal in your area in general, offering Wi-Fi can enable tenants to use Wi-Fi calling from their smartphone.

10. Protect your tenants deposit

Every landlord must put the deposit they receive from a tenant into a Government-backed tenancy deposit scheme within 30 days. The three Government-approved schemes are the Deposit Protection Service, MyDeposits and the Tenancy Deposit Scheme. Again this can be arranged by a reputable letting agency if you don’t want to do it yourself.

To prevent any void periods at your rental property it’s important to know and understand the essentials that aren’t just your legal responsibility but also will also attract the right tenants. If you have any questions about being a landlord or need advice on what to do next, contact our Lettings Manager Martin Adams on 0161 300 7144.