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Presenting
your property for successful letting
Over
the past few years many people have been turning to owning
rented accommodation in the UK, Ireland and other countries
as an addition to pension provisions and for other reasons.
This has meant that there is a lot more choice for people
wishing to rent and consequently as they have choice then
the property owner has to ensure that they provide good quality
accommodation that will attract Tenants.
Many
investors have purchased brand new purpose built properties that
naturally have an advantage over the older properties that require
modernisation. If you have an older stile property or that one is in
excess of 12 years old, consider replacing the kitchen, bathroom and
generally updating.
All
the properties featured here have been up dated by their owners
Examples of refurbished rental property
PRESENTING
THE PROPERTY – decoration, furnishing, equipment to leave
DECORATION
The quality of the interior decoration may substantially
affect the level of rental achieved. Although it is not possible
to redecorate your own personal home prior to letting it if
you are leaving for work overseas for example, it is essential
that you follow these guidelines if you are planning on letting
an investment property. It is advisable to follow them as
far as possible if you are a returning owner occupier. Carpets
and walls should be neutral. Whites, creams and light pastel
shades and these make a cleaner, fresher impression.
Paint
finishes are much easier to maintain than wallpaper. Good quality
curtains and carpets should be provided as they will have much
longer life normally which is most important if you are planning on
letting for several years. Magnolia has now become very dated and
should be avoided if possible.
Kitchens
should be well equipped and bathrooms should have high quality
modern fittings, including a power shower whenever possible
(overseas visitors will usually expect one), good lighting and tiled
flooring. If you are refitting your bathrooms, white fittings never
really go out of date.
Wood
flooring is now very popular and gives the illusion of more space.
Kitchens should be tiled or have vinyl covering and not carpets
unless they form part of a kitchen /diner and the carpet is then
suitable for the dining area. If you are installing wood flooring in
an apartment, please check with the freeholder if it is a new
development as they are not permitted in some developments because
of the noise factor.
Lighting
is very important for any let. Downlight spotlights in Kitchens,
bathrooms and other areas help. In furnished properties, consider
providing some table lamps. Don’t forget adequate lighting
outdoors (often with the use of sensors) to have as a safety feature
for the property.
If
you have bought a property to let, make sure there are toilet roll
holders, towel rails, mirror, bathroom cabinets or shelves in the
bathroom.
 
PRESENTATION TO A TENANT:
When
you are showing a prospective tenant around a property
take a note of the following guidelines:
· The
property is clean, there are no dirty washing up items about and if
there are any unpleasant odours, open some windows and let some
fresh air circulate. Bathroom areas should be clean and leave the
toilet seat down. Beds should be covered.
·
Although
you might be concerned about people walking on your carpet, some
tenants are not too happy about being asked to take off their shoes
·
Lighting
– even in summer we can have some very dull days, so turn the
lights on first. Lights make a property welcoming. If the viewing
takes place after dark, make sure your front door outside light is
switched on.
· Curtains
– If the curtains are pulled over during the day,
pull them back. Just like ensuring sufficient artificial lighting,
natural lighting is equally as important and can give the impression
of more space particularly in smaller properties and rooms.
·
Garden areas – Make sure the garden is tidy and inviting
DEFINITIONS
of
“FURNISHED, PART FURNISHED
or UNFURNISHED LETS”
UNFURNISHED
Let
with curtains, carpets and kitchen equipment – white goods.
(N.B. some white goods e.g. washing machines can be rented)
PART
FURNISHED Let
with the above plus occasional furniture – some beds, settee
or dining table and chairs etc.
FULLY
FURNISHED Let
with the above, but including all furniture, china, and crockery.
& Cutlery etc. Do not leave the property with too much furniture
as the appearance could be cluttered and rooms appear smaller than
they are.
WHAT TO LEAVE
Basic Requirements for a Furnished Letting
Unless
a let is in central London, Bedding, towels, TV’s, Videos are not
included. However, you might be requested to allow the tenant to
erect a satellite dish.
It
is recommended that all items of sentimental or real value be
removed as even the most careful of tenants have accidents. It is
important (if we are
managing the property) if possessions are stored in the roof or
elsewhere.
The
storage area should be secured and keys left at our offices,
emergency access should not be denied to a tenant in respect of
gas/electricity/water mains and storage cisterns. N.B. be careful
how you store your belongings. Attic areas can become very hot in
the summer and garages can become very damp in the winter.
 
Furnishings –Each room must have adequate furniture for the tenants’
need and we list below the minimum for an average 4 bedroom
property. Some wall pictures can be included.
Lounge – Three piece suite, or two sofas, or four lounge chairs, coffee
table. Occasional light.
Dining
Room – Dining
table, chairs sideboard/dresser/storage.
Kitchen – Modern cooker, fridge/freezer or separate
units, washing machine, tumble dryer, (in an apartment consider a
washer/dryer) Microwave – not essential, but becoming more
popular.
Kitchen equipment – Crockery, cutlery,
glasses, cooking knives, chopping board, saucepans, frying pan, wok,
electric kettle, toaster, coffee/tea mugs/cups/saucers, colander,
baking tins, bottle and can opener etc.
Bedrooms – Beds (complying to Fire and
Furnishing regulations), with mattress
protectors, wardrobe, bedside table, bedside lights, chair,
chest of drawers/dressing table, adequate storage for the number of
occupants.
Bathroom/shower room – Shaver point, wall
cabinet, toilet roll holder and towel rail.
General Household equipment-Vacuum
cleaner and tools, brushes, dustpan, ironing board & iron.
Garden
equipment- Unless
you are providing a gardening service, you should supply a lawn
mower (that is capable of cutting long grass if the tenant misses
some cuts), spade, fork, rake,shear, hoe, wheelbarrow, ladder etc.
You might also like to consider supplying garden furniture.
General:
Make
sure there are sufficient TV& telephone sockets around
the property.
  
WHAT
TYPE OF PROPERTY IS SUITABLE FOR LETTING ?
Almost
all types of property are letable, provided they are in good
condition and well presented particularly those:
-
close to good rail and road
communications
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If there is a large garden, it is
maintained
-
The rental price is suitable to
market requirements
-
There is parking with the property
or very close by
-
There are not too many landlord restrictions.
©
jml Property Services August 2004
See
also
How
not to Present your property for letting Click
Here
Part "P" Building Regulations (Electrical
Safety in Dwellings) england and Wales Click
Here
Condensation Click
Here
Buy to Let Click
Here
Inventories
in the UK Click
Here
Housing
Act 2004 Click
Here
Energy Performance Certificates for
rental property Click Here
Problems
with Accepting Housing Benefit in England and Wales - Article
by Philip Suter Click
Here
Tenancy
Deposit Protection Scheme Click
Here
Arbitration
- April 2008 - by David Smith - Pain Smith Legal update
Click Here
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NEED
INSURANCE FOR YOUR HMO or RENTAL PROPERTY? CLICK
HERE
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Do
you own more than one Rental Property - Want to save money?
Click on the picture Below
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jml
Property Services are members of the National
Federation of Residential Landlords, National Landlords Association
in the UK and British Chamber of Commerce Cote d'Azur - France
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