FREQUENTLY ASKED QUESTIONS
Landlords
How do I find out the rental income of my property?
We will be happy to arrange an appointment for our valuer to visit your property and provide a free, no-obligation appraisal.  He will also be able to deal with any further queries you might have.
What are your charges?
Premier Properties charges 10% commission plus VAT on the monthly rental income.  In addition we charge an administration fee of £50.00 each time we find a new tenant for your property.
Can an assured shorthold tenancy be for less than six months?
Between 15 January 1989 and 27th February 1997 an assured shorthold tenancy had to last for at least six months. If the tenancy agreement or the section 20 notice gave a term of less than six months, even if this was only by one day, then the tenancy could not be an assured shorthold tenancy. This had serious implications for the landlord as he would not be able to use the shorthold ground for possession if the tenancy was not a shorthold one.

However this was changed by the Housing Act 1996 which came into effect on 28th February 1997. After this date an assured shorthold tenancy could be for any length of time the parties wanted.

If he wants it, an assured shorthold tenant still has security of tenure for the first six months of his tenancy, as a Judge cannot make a possession order, under the shorthold ground, ordering the tenant to give up possession earlier than six months after the start of the tenancy (although he can still make an earlier possession order based on, say, rent arrears).

The difference now is that if the tenant and the landlord want the agreement to last for a shorter period, say three months, this can be done, and the tenancy will still be an assured shorthold tenancy.
Is there any difference between furnished and unfurnished lets?
Not any more. The main significance now of letting a property furnished is that the furniture has to comply with the furniture regulations (see landlord information page).

We advise our prospective landlords that unfurnished properties are generally easier to let, and the difference in rental value between furnished and unfurnished properties is negligible.
What happens if there are joint tenants and one tenant leaves?
Because there is still one tenant in occupation (and the landlord has not got his property back), the tenancy will continue. Unless a new tenancy agreement is signed between the landlord and the remaining tenant (Tenant A) alone or with another tenant, the tenant who leaves (Tenant B) will remain responsible under the old agreement.

This is often not understood. It means that the landlord can get a county court judgement against Tenant B for rent arrears even though he has not lived in the property for many months or even years.

Tenants should therefore be wary about leaving a property where their name is on the tenancy agreement, and should try to ensure that when they go, a new agreement is signed with the landlord, the remaining tenant, and any replacement tenant. They will then no longer be liable.

The replacement tenant will not become liable for the rent (ie to the landlord) until he has signed a tenancy agreement and this is another reason for getting a new agreement signed as soon as possible to regularise the situation when tenants change.
What is joint and several liability?
This means that if two or more people sign the same tenancy agreement as tenants, they will all be 'jointly and severally' liable under the agreement, e.g. as regards payment of rent.

For example if a property is let to four students at a rent of £400 per month and they all agree to pay £100 per month each, if one tenant fails to pay his share, the landlord can claim this from the other three tenants. Indeed, if one of the tenants (Tenant A) has more money than the others, the landlord can claim the outstanding rent from him alone (although Tenant A will have the right to claim this back from the tenant who has not paid his share).

For this reason, tenants who are considering sharing a property with someone else, should be extremely careful and make sure that it is with someone they can trust.
Tenants
Do I pay any fees to the Agent?
Once you have decided on a property there is a non-refundable fee of £135.00 to cover administration costs, including credit checks and the preparation of initial agreements.
What information do I need to supply for the Credit Checks?
In order to process your credit checks as smoothly and efficiently as possible we need the addresses of all referees, including your bank or building society, employer, previous landlord, and in some cases, your pension or accountant's details.
How long does  it all take?

The whole process takes approximately 10 working days.  The credit checks usually take between 3 and 5 days to complete (dependent on the speed at which your referees reply) after which the inventory is prepared, the tenancy agreement has to be signed in the presence of the Agent and the deposit and first months rent are paid in full.
Why might I need a Guarantor, and who may be one?
A guarantor is needed if a tenant has a poor credit history, a low income, is of foreign national status or has been in continuous employment for less than six months. 

Anyone may be a guarantor providing they are resident in the UK or Isle of Man and earn at least three times the monthly rent.  Credit checks will be conducted on your guarantor, so they also need to have a good credit history (e.g. no bankruptcy, I.V.As or County Court Judgments).
What other money do I need to find at the start of my tenancy?
In addition to the administration fee, we ask for the first months rent in advance (non returnable) and the equivalent of at least one months rent as a damage deposit ( returnable at the conclusion of the tenancy, subject to a satisfactory  final inspection)
When do I pay the damage deposit and advance rent?
All monies are due one week prior to the start of your Tenancy Agreement. 
What are my responsibilities?
All responsibilities are set out in the Tenancy Agreement which you should read carefully before signing.  If you have any queries ask the agent.  In addition the Tenant is responsible for paying his/her own Council Tax, utilities bills (gas, electricity and water) and telephone bills on top of the agreed rent.
How long does the Tenancy Agreement run for?
The Tenancy Agreement runs for an initial six month period, and thereafter renews on a monthly basis unless otherwise specified.  Short term lets are available at the landlords discretion.
What happens if I have an emergency?
If the emergency occurs in office hours then contact the office. If it occurs outside normal office hours then contact the 24 hour emergency number provided with your keys.  This number is also available from the office answerphone.
When are inspections?
An initial inspection takes place one month into the tenancy period, to ensure that you have not encountered any problems and that the property is being maintained in a satisfactory condition.  Thereafter inspections take place on a quarterly basis throughout the tenancy.  We will always give you a minimum of 48 hours written notice of an inspection.
Can I decorate the property?
This is left solely to the discretion of the landlord and permission must be sought from the agent.  If any redecoration is not to the original standard then money will be deducted from your damage deposit to cover the costs of any rectifying work. 
How much notice has to be given?
The tenant must give a minimum of one months notice to vacate, and the agent must give the tenant a minimum of two months notice.
What happens if I want to leave early?
If you have not agreed a short term let with the agent, and signed an altered Tenancy Agreement , you will be responsible for paying an administration fee, together with the rent outstanding until the end of the agreed term; until or unless a new and satisfactory tenant has been found.
What will happen at the end of the tenancy?
After notice to vacate has been given in writing you will be given a leaflet on departure tips.  A convenient date and time will be arranged for the agent to conduct a final inspection and for you to return the keys to us.
How do I get my deposit back?
Your damage deposit will be returned to you automatically, upon completion of a satisfactory final inspection.