| 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fittings never really go out of date.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 -
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 ______________________________________ NEED
INSURANCE FOR YOUR HMO or RENTAL PROPERTY? CLICK
HERE ______________________________________ Do
you own more than one Rental Property - Want to save money? Click on the picture
Below 
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jml
are members of the National
Landlords Association (NLA) in the UK
and Riviera
Business Club (RBC) in the Côte d'Azur France
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