Lettings and Property Management Agent Based in Canterbury Providing Advice for Landlords, Tenants and Students. 01227 765008 Enquiries@iconnltd.co.uk
Student Lettings from iConn in Canterbury – Houses to Rent
Jan 30th
Sam MacDonald, Lettings Negotiator for iConn Property Management writes:
We are right in the middle of our initial student property rush and properties are coming off the market at a record rate!!
The most popular properties seem to be the three bed houses and at the time of writing we only have two left!
If you are still looking for your ideal property then please call us on 01227 782040 or visit the website to see the available properties.
Click on the image below to see the available properties:
Warning to landlords Letting in Canterbury
Jan 24th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management, Canterbury writes:
Landlords considering using a letting agent to manage their portfolio or to help them secure tenants should consider the agents qualifications and memberships with regulating bodies before instruction.
It is obviously important to choose an agent that offers you the service you are looking for within the budget you have, and to look into recommendations and testimonials but most importantly ensure that the agent is regulated as this will protect you and your monies.
If an agent is not regulated then there is a very high risk of money paid by your tenants in rental amounts or as deposits are unprotected. In the worst scenario this could mean the landlord picking up the bill if the agent or company hits any financial difficulties or decides to close.
iConn is a ARLA regulated agent, we are also members of the Property Ombudsman Lettings. Our client monies are held within a separate account and all our accounting practices are audited to ensure transparency and protection for our clients.
If you would like to discuss this in more detail please contact our office on 01227 765008; feel free to pop into our office for an informal chat if you wish at 26s Castle Street, Canterbury, CT1 2PU.
New Promotional Option from iConn – Letting agent in Canterbury
Jan 19th
Vicky Cranthorne, Office Manager at iConn Property Management writes:
We are always looking for new ways to corner the advertising market and ensure that your property is seen by as many prospective tenants as possible. We are in the process of setting up promotional videos for all our properties. This is something that no other agent in canterbury is offering at the moment and is of no extra cost to our current or new landlords.
Check out our new video for a sneak preview of what to expect…..
Maintenance Tips and Advice for Tenants
Jan 18th
Sam Douglas, for iConn Property Management writes:
These tips listed in our welcome packs may come in useful for some of our tenants:
Washing Machines
Please clean your filter regularly on your washing machine, normally located on the front at the bottom of the machine. This is often the cause for the washing machine to stop working or stop draining properly. Also ensure you do not over fill the powder drawer.
Dryer
Please clean the filter regularly as failure to do so is likely to cause the tumble dryer to overheat and stop working.
If any other electrical appliances fail to function correctly, please call the office and we will organise for the appliance to be repaired, replaced or removed.
Light Bulbs and Shades
It is the responsibility of the tenants to replace light bulbs when they have blown and to replace any damaged shades when they leave.
Pictures and posters.
We appreciate that tenants may wish to put pictures and posters up, however please be aware that using substances like blu tac may cause damage to the wall covering or paint work. You are responsible for any repairs required when you leave.
Windows and Curtains
Please ensure that all windows are closed when the property is unattended. You can be sure that insurance companies will not pay out if windows are left open and you have been broken into when you have left the property unsecure.
Heat sensors and smoke detectors.
They are not to be removed, disconnected or the batteries taken out. If the batteries fail, you are responsible for replacing them. Please note that disconnecting or removing the batteries long term will invalidate any insurance taken out by yourselves or the landlord.
Pest Control
Any issue with infestation i.e. wasp nests, bees nest, mice etc are the responsibility of the tenant. The issue should be reported directly to the environmental department at Canterbury City Council. Please do not encourage any unwanted pets by leaving rubbish inside or outside the property long term. It can be costly for a contractor to be called out to sort such issues and on top of that, there are obvious health implications to consider. You will be charged if we have to send out a contractor.
Guttering & Drains
All guttering and drain maintenance for the property is again the responsibility of the tenants as laid out in the tenancy agreement.
Drains block very easily, most common causes are food and oil being put down the kitchen sink and hair from showers and baths. Last year we had numerous reports of blocked drains; all reports were caused by tenants and in all cases the tenants had to pay the bill as they were responsible for causing the problem.
Smoking.
Tenants are reminded that there is to be NO SMOKING inside of the property
Property Inspections
If iConn manages the property, your Landlord has instructed us to carry out periodic property inspections. The inspections are to ensure that the property is being looked after by yourself and for any maintenance repairs that may be required as part of your Landlord’s obligations. We will write to you in advance notifying you of any inspections that may be due, giving you the opportunity to be present whilst the inspection is being carried.
Follow us on Facebook, Twitter, Linked in or Youtube
Jan 15th
Iris O’Connell, Managing Director for iConn Property Management Canterbury writes:
Join the growing iConn Property Management group on Facebook, follow us on Twitter or Link in to the team for the latest information on legislation, new properties on the market, offers and competitions and advice for all:
STUDENTS APPLYING FOR TENANCIES WITH ICONN FOR JULY 2012- JUNE 2013 HAVE THE CHANCE TO WIN A FREE ADMINISTRATION FEE BY JOINING THE FACEBOOK PAGE.
Approved Contractors – Contact details
Jan 10th
Sam Douglas, for iConn Property Management writes:
We often receive calls from Landlords and tenants asking for local contractors to help them out with maintenance at their properties. I thought it may be useful to create a page of our approved contractors in case you ever needed to call on them.
Please see the relevant contractors’ link to find out further information about their company and the services they provide.
http://www.iconnproperties.co.uk/approved_contractors.php
Why you should choose an ARLA Regulated Agent
Dec 29th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
An Agent regulated by ARLA ensures a Landlord or tenant that they are choosing an agent that has to follow strict guidelines and work within stringent industry standards. An ARLA agent has to offer professionalism and commitment to all its clients and customers at all times.
ARLA members are required to work within a robust Code of Practice, which entails covering the key stages in all letting and property management. There are comprehensive membership Byelaws which include compliance with handling and accounting for Clients’ money; the mandatory ARLA Client Money Protection Bonding Scheme; Professional Indemnity Insurance; Dealing with Complaints and Disciplinary Procedures.
ARLA members are kept up to date with all new and changing legislation and require all offices to have at least one member of staff fully trained to ARLA standard.
Advice for Tenants When Completing Viewings
Dec 28th
Sam Macdonald, Lettings Negotiator for iConn Property Management writes:
As the student market has begun again, those who are looking to move or are venturing off campus for the first time may find this advise useful:
LOCATION Research the local area thoroughly. Consider local public transport, good local amenities, good schools and Universities, easy access to motorways, good doctors, dentist, bars and restaurants and most importantly good neighbours.
CONDITION OF THE PROPERTY When viewing take a check list with you and make sure you know what you are looking for and what requirements are. Look for a property that has been well maintained. Check the windows, decoration, condition of white goods, heating system and types of shower. Don’t forget to check the outside and the condition of the guttering and garden.
RENT LEVEL Make sure that you research the local rent levels for the type of property you are looking for. There are many ways to make comparables with other properties. Try looking at main property portals like Right Move or Property Live to compare other properties currently on the market and the level of rent they are being advertised for.
LETTING AGENT If you decide to rent through an agent rather than a private Landlord, make sure the Agent is a member of ARLA, has a good reputation, charges fair administration fees and has the facility to protect your deposit.
Have Yourself a Very Green Christmas!! :)
Dec 24th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
The local council have released some useful information for recycling over the Christmas period so that we all have a green Christmas……
Green Christmas
This year, like every other, we want to make sure that you not only have a great Christmas, but get rid of your Christmas waste on the appropriate day in the appropriate way. So please take note of the following points:
Check your calendar for your collection dates - some of them may have changed
In bad weather conditions put your waste out on your usual day and leave it. We will collect it soon as we can.
Garden Waste won’t be collected between 23 December 2011 and 09 January 2012
Don’t forget we will collect your real Christmas tree for free – if you leave it out for collection on recycling day. Place it next to your clear sacks not in the garden waste bin.
Old trees can be taken to the Household Waste Recycling Centres and placed in the green garden waste containers for composting. Your local council may also be able to take your real Christmas tree for composting if they provide a kerbside green garden waste collection service.
Alternatively, why not buy a Christmas tree in a pot or with a root that can be planted in the garden for use the following year! Some companies now also hire real Christmas trees which are re-planted after Christmas!
Recycle your Christmas cards and non foil wrapping paper in the clear recycling sack, or look out for one of the high street charity schemes.
Flatten and secure your cardboard boxes for collection. These can be put out for collection next to your recycling sacks.
To clear space give unwanted clothes and toys to charity shops and clothing banks.
Recycle your glass bottles at the bottle banks and the Household Waste Recycling Centres
Think about what you buy and who you are buying for. We all like to put on the best Christmas Day spread for family and friends, but afterwards, without a bit of pre plannng, we can still be eating the brussel sprouts four days later!!
Make use of any left over food, visit http://www.lovefoodhatewaste.com/ for recipes and ideas.
Although our contractor can sort most plastics, many of them have a negative value and black plastic cannot be sorted at all, so please only give us your clear or opaque plastic bottles over the christmas period.
Remember you can take your unwanted plastic bags back to a major supermarket for recycling, they all now provide in-store banks.
If you are not sure about collections over the Christmas period, then please call Serco on 0800 031 9091.
Here’s hoping you have a very happy Christmas.
Advice on Condensation Problems
Dec 23rd
Sam Douglas, Accounts Co-ordinator for iConn Property Management writes:
Double glazing and improved insulation means we have warmer houses, but unless a property is adequately ventilated, it can become damp. We ask all tenants to ensure that our properties are sufficiently ventilated by taking a few simple precautions stated below in order to avoid condensation and the build-up of damp.
BEDROOMS Open bedroom windows when you go to bed at night; a 10mm gap will do. If it really is too cold to do this, wipe the condensation off the windows first thing in the morning, but please do not put the cloth you used on the radiator to dry as this will create more condensation.
SHOWER/BATHROOM Ensure full use of extractor or ventilation fans. Where these are not provided, open a window after bathing or showering to give the steam and damp air a chance to escape. Wipe windows, walls and mirrors to remove condensation (a microfiber cloth is the most efficient means of doing this), and dry the shower tray or bath. Keep the door closed while the bathroom is in use to prevent the steam escaping to other parts of the house.
KITCHEN When cooking, cover pans. Use exactor or ventilation fans where provided. If you do not have an automatic kettle, take care to ensure it is not left boiling. These precautions will help to reduce steam and therefore moisture in the air. Keep the door closed while the kitchen is in use to prevent the steam escaping to other parts of the house.
LIVING AREAS Where there are chimneys, do not block them up. If a wall appears to be damp, do not put furniture right up against it; allow some circulation of air.
GENERAL Make sure that any ventilation bricks or openings in the building are not obstructed.
WINDOWS Keep glass as clear of condensation as you can. Wipe away any moisture that has formed using a soft cloth. Leave open any ”trickle” vents in double glazed units. Get into the habit of opening windows to keep moisture content in the air down and to air the property when you can.
LAUNDRY Avoid drying clothes on radiators. Tumble dryers should be vented to the outside, unless fitted with a condenser.
HEATING Provide a reasonable level of heating (no less than 10°C in an unused area, or 16C if in use); cold rooms are susceptible to condensation. Remember, the best way to heat a room and avoid condensation is to maintain a low level of warmth throughout the day rather than to turn the heating off while you are out and put it on at a high level when you return home.
PORTABLE HEATERS Portable gas and paraffin heaters can create a significant amount of damp and condensation within properties. Please do not use these types of heaters unless you have permission from your landlord or property manager.
REMEDIES Mildew may be removed from clothes by using a dry cleaning process. Remove and kill mould by wiping the affected area(s) with a fungicide which carries a Health and Safety Executive approval number, precisely following the manufactures instructions. Alternatively a mild bleach solution will have the desired effect, but do test on a small area first. Do not disturb mould by vacuuming or brushing as this can give rise to respiratory complaints.
STUDENT LETTINGS LIST FOR 2012-2013 RELEASED by iConn Property Management
Dec 1st
And so it begins….. We have released our available properties for next years academic term. For your ideal student property in Canterbury Don’t Delay and Take a Look Today!!!
Viewings are available and demand is expected to be high this year, so don’t miss out on the ideal property in the best location and book today!!
Full details and more photos are available on our website: http://www.iconnproperties.co.uk/search.php?town_postcode=&searchtype=student&search.x=16&search.y=11
You will also find all the student terms and documents on this page: http://www.iconnproperties.co.uk/student_information.php
Good Luck! 
Advice for Potential Landlords looking to invest in property…
Nov 16th
Vicky Cranthorne, Office Manager for iConn Property Management writes:
ARLA (Association of Residential Letting Agents) provides this useful article for potential Landlords looking to invest in property…
http://www.arla.co.uk/buy-to-let/dos-and-donts/
- DO
- Think of buying to let as a medium to long term investment.
- DO
- Seek advice from an ARLA letting agent on local market demands.
- DO
- Get your sums right. Will the rent cover borrowings and costs, after allowing for void periods?
- DO
- Decorate, fit out and furnish to high quality standards, especially kitchens and bathrooms, to attract the best tenants and let quickly every time.
- DO
- Use an ARLA member as your letting agent. They are bonded, hold Professional Indemnity Insurance to required standards, have staff trained to ARLA’s competency standards and are kept up to date with the latest legal and regulatory requirements.
- DON’T
- Let personal taste cloud your judgement. Be sure the property you choose meets market requirements.
- DON’T
- Purchase anything with potential maintenance problems like a lot of woodwork or large gardens. It will add nothing to the rental value and cost a lot to keep up.
- DON’T
- Think that the running of an investment property to let can be left to friends or relatives in your absence. Tenants require a full management service.
- DON’T
- Use off-the-shelf tenancy agreements from HMSO or law stationers, or forget to issue the right notices or fail to have a proper inventory and condition report made before a tenant moves in. Leave all documentation to a professional agent.
- DON’T
- Furnish with second hand furniture or cast-off soft furnishings. These will probably contravene the Furniture and Furnishing Regulations.
Tenancy Deposit Service
Nov 11th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
Most landlords and tenants are aware of the change in legislation in April 2007 which requires landlords to hold their tenants deposits within a secured scheme. At iConn we use the Tenancy Deposit Scheme – (TDS).
Our tenants and landlords may find this website useful as it provides the guidelines and processes involved when using the TDS.
http://www.thedisputeservice.co.uk/landlords-faqs.html - For landlords
http://www.thedisputeservice.co.uk/tenants-faqs.html - For Tenants.
Digital Switchover and Television Aerial Updates – Landlords Responsibility
Nov 10th
Sam Douglas, Accounts Co-Ordinator for iConn Property Management writes:
With all the promotion recently, most people are aware in some way or another about the Digital Switchover; the plan is that all Analogue transmitters will be switched off and Analogue Aerials will be phased out and replaced with the new digital transmission.
The switchover date for South and East Kent has recently been announced as 13th June 2012 – when the BBC 2 Analogue will be switched off followed by all analogue channels being turned off completely on the 27th June 2012.
As a Landlord you will be responsible for the television aerial on the roof of your property being upgraded from analogue to digital, if you have not already done so.
We would strongly suggest that you complete this upgrade sooner rather than later as I am sure that the closer to the digital switchover we get, the more expensive the upgrade will be!
On average costings are coming in anything from £65.00 to £200.00 depending on upgrade works required.
I have spoken with Alexandra Aerials and CHP Electrical and Maintenance and both companies pricing are about the same. They have both said that if only the aerial needs replacing its £50.00 for the aerial plus labour (normally an hours work) but if the wiring also needs to be updated too, then you will be looking at between £150.00 – £200.00. They would then replace the aerial and all cable and then rewire this into the property.
Please contact me on 01227 765008 if you would like me to arrange this upgrade for your property or alternatively to set up a payment plan for the next few months to cover this expense next year.
You may wish to source your own quotes or complete the work yourself so please let me know if you need access to your properties at any point.
Tenancy Notice Periods in your AST Tenancy Agreement
Nov 9th
Sam Macdonald, Lettings Negotiator for iConn Property Management writes:
Tenants and Landlords often get confused by the notice clause in their A.S.T (Assured Shorthold Tenancy) Tenancy Agreements when it comes to needing to give notice.
Commonly the confusion comes when deciding how much notice should be given and how to give notice.
Here are the basics:
If your tenancy is in a fixed term contract:
This means that your contract is still within its initial fixed period, dated on the contract ie. 1st January 2011 – 31st December 2012. Whilst within a fixed term you are unable to give notice. Instead you will need to wait until the contract expires. The Agent or Landlord must serve a Section 21 noticeto end the contract, otherwise the contract will roll over and then both parties will be subject to the Statutory Periodic notice terms (See below). The notice must be served two months before the end of the tenancyand in most cases they are accompanied will an offer to renew the contract if possession is not required from the landlord.
If it is the tenants intention to leave they need to confirm this to the agent or landlord when they receive the section 21 notice.
This also applies to tenancy agreements which have been renewed using a fixed term addendum as a new fixed contract has been agreed to be extended by certain dates and so the landlord and tenant are liable for the term again, until it expires.
If your tenancy is Statutory Periodic:
This is when your fixed term has expired and you are now on a rolling contract.
In this case you are able to provide notice and the standard notice lengths are one month notice from the tenant to vacate the property or two months notice from the landlord for possession of the property. The notice from the tenant must be provided in writing to either the agent or landlord. The notice from the landlord must also be in writing and should be accompanied with a section 21(4)(a) notice. The notice from both parties must be in line with the rental date. So, for example, if you pay your rent on the 5th of the month your notice will be in force from the 5th of the month, even if you provide a written letter before this date it will not come into effect until you pay your last months rent.
Full and further information regarding to notice periods under the Housing Act 1988 are available from this website: http://www.legislation.gov.uk/ukpga/1988/50/contents
Boiler Flues – Changes to Safety Checks
Nov 8th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
There is a major change to the gas safety certificate requirements which will be coming into effect from 31st December 2012 which some landlords will need to be aware of.
If the boiler in your property is situated on an outside wall and you can see the flue then you will not be effected BUT if your boiler flue is concealed and runs behind walls or ceilings before reaching an outside wall then this change will effect you.
Gas Safe Engineers need to be able to inspect the flue all the way along to ensure that there is no carbon monoxide (CO) danger and in order to be able to complete a gas safety certification. If they can not see the whole flue they will need to install inspection hatches.
Landlords will need to prepare for this added required expense and so we will be writing to our current clients whose properties will be effected to offer a payment plan and advice on contacting development managing agents if the proprety is in an apartment block.
The legislation comes into effect on the 31st December 2012 which will means that any certifications due after the 31st December 2011 will need to be brought up to the new requirements so that they are not invalidated when the changes are enforced.
This websites confirms the changes in more detail: http://www.gassaferegister.co.uk/advice/flues_in_ceiling_spaces.aspx
and further information can be found on the HSE website : http://www.hse.gov.uk/safetybulletins/fluesinvoids.htm
Winter Warmers For Your Property
Nov 7th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
The Autumn season is my favorite time of year and as we head closer to Christmas and rumours of bad weather keep surfacing its time to prepare for the frost!
Always keep your heating or hot water on froststat or on low to avoid the pipes bursting in really cold weather.
Nows the time to clear all your guttering and drains of the leaves and debris which has collected through the year so they are in the best shape they can be for the rain fall.
Set timers on your heating controls so you can be more energy efficient and careful with your bills.
Get out your winter duvet or add an extra blanket to your bed to keep heating costs down and add linings on curtains or thicker fabric to keep the draughts out.
Stock up on some long life milk and other essentials so that if the snow falls you dont have to venture out!
Student Properties and Student Rentals in Canterbury 2012
Nov 4th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
It seems like only yesterday that the new student tenants picked up their keys and moved in but already were preparing our list for marketing for the next academic year!
Our student lettings list, for houses available from July 2012-June 2013 in Canterbury, will be released on the 1st December 2011 with viewings available from this date.
The early bird catches the worm and this was certainly true of last year with 96% of our student houses secured before the end of February. Great news for our current landlords and great news for the student tenants! The demand for student houses was, as usual, over subscribed and tenants were pleased to be able to secure a property earlier on in the year and not have to worry.
If you are thinking of investing into the student market in Canterbury or have a property which you would like to find suitable tenants for then please contact us. We are happy to provide advice on all aspects of the lettings process. Also, Landlords that sign up to iConns management services this month will receive our special offer, with reductions of up to 2.5%!
Student Properties and Student Rentals for 2012 – Renewing Tenancies
Nov 4th
Sam Macdonald, Lettings Negotiator for iConn Property Management writes:
For our current tenants, I’m afraid it’s already time to decide on your accommodation requirements for the next academic year.
We need to know whether or not you will be renewing your current tenancy for the forthcoming academic year 2012/2013, or if you intend to leave at the end of your current tenancy in June 2012. Please complete the enclosed form and return it to us at the above address no later than Friday 25th November 2011.
There was a substantial shortage of student accommodation this year due to the universities over subscribing and not being able to provide the amount of accommodation on campus as planned. Based on this expected demand for next year please consider your position wisely when deciding to either stay in your current property or vacate and look for alternative accommodation.
After all, why go through the upheaval of re applying and moving to a new property when you can just reapply and stay in your current property, you also have the added benefits of receiving a 50% discount off your administration fees and not having to find the funds for a new deposit.
Please find below your options:
OPTION ONE: You renew your current tenancy and stay in the same property.
By doing this you will benefit from the following: (This also applies to any tenant who will be staying on in the same property and finding new housemate(s) to share with. Please note any new housemate will pay the full administration fee)
*Half price administration fees (£50.00)
*No need to pay a new deposit.
*A Free Gift from iConn when you collect your keys for the new academic year.
*A Welcome box delivered to your property.
*Plus you will be entered into the Renewal Raffle with a chance to win:
**A 6 month subscription to Blockbuster worth £25.00.
**A Dominos Pizza Voucher worth £20.00.
**A Food Hamper worth £15.00.
OPTION TWO: You do not renew your tenancy for your current property but instead rent
One of our other student properties. By doing this you will benefit from the following:
*Half price administration fees (£50.00)
*A Welcome box delivered to your property.
Please be aware that you will have to pay a £400.00 deposit to secure a new property.
OPTION THREE: You do not renew your current tenancy and you do not rent another property through iConn Property Management.
We will be sad to see you go BUT we do not charge for future referencing of our tenants, so that is one benefit for you.
Some further points for consideration:
If we have not received your confirmation by November 25th, it will be assumed that you are not re-applying for a 2012/13 tenancy and your property will be included on our student property list as available for viewings for the next academic year.
If you do decide not to renew your tenancy, we will not be able to offer you the ability to stay on if you are unsuccessful in finding alternative accommodation due to the high demand and low supply of properties for next year. We are expecting to let all our student properties without delay from the start of our marketing period in December 2011.
If your property joins our availability list, your current tenancy agreement stipulates that viewings can and will be conducted by iConn after giving you 24 hours notice in writing or by telephone. Please advise us with reliable contact numbers to reach you on. Please note leaving you a voice mail message is deemed to be adequate notice. Please ensure that we have access to all rooms, including all bedrooms and that the property is kept in a clean and tidy order.
If you decide to stay in your current property please be aware that there will be an annual rental increase for the next tenancy term, the average being around £8.00 per person per month. The amount will be confirmed in the new year.
Property Rental Demand in Canterbury, Kent
Oct 12th
Sam Macdonald, Lettings Negotiator for iConn Property Management writes:
I have recently completed some Canterbury rental demand reports generated through Rightmove.co.uk:
During the last seven days (05.10.11 – 12.10.11) Rightmove reported that:
6376 people searched for a 1 bed apartment in Canterbury (5847 of them have a maximum budget of £900.00)
5544 people searched for a 2 bed apartment in Canterbury (5291 of them have a maximum budget of £1000.00)
4882 people searched for a 3 bed property in Canterbury (4843 of them have a maximum budget of £1500.00)
4724 people searched for a 4 bed property in Canterbury (4695 of them have a maximum budget of £1750.00)
These are healthy figures showing that the rental market seems to be keeping up although normally at this time of year we will begin to see the market slow slightly as we head towards Christmas.
I think it is particularly useful to note the maximum tenants are putting in against properties. Rightmove gives us the option to really tailor make the report we receive so by adding in other factors like if tenants required parking, furnished properties or within a certain postcode we can receive a more specific report as to the average budget of new tenants which provides us with a good insight for valuations.
It also helps current landlords see the amount of rental which could be achieved at the top end of the market, helping to decide if refurbishment work would be beneficial based on the new rental return.
If you are thinking about investing in property or increasing your portfolio then we can provide you with the average rental price being achieved for the area and type of property plus the level of demand before you purchase. More >
Utility Bills and Notification for Student Properties
Oct 11th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
Some advice for student tenants regarding their utility bills and what to do when things are not right;
SENARIO ONE: If we are the managing agent for your property.
We have notified the utility companies on your behalf. When you first move into your property you are provided with an inventory which contains meter readings which were taken at the beginning of the tenancy. These meter readings are provided to all the utility suppliers registered for your address via our office as your opening readings. Some utility companies will take a while to update there information but you should start to see bills arriving this month.
SENARIO TWO: If your Landlord provided you with your inventory and completes your maintenance.
You need to confirm with your Landlord if they have notified the utilities on your behalf, if they do not then you will need to call the utility companies yourself and set up your new accounts. Use the start date on your tenancy agreement as your opening account date and provide them with meter readings. These should be on the inventory provided by your landlord but if not then call your landlord direct to confirm them and what companies are the suppliers.
SENARIO THREE: If your bills are included in your rental price.
You need do nothing further as the accounts for the property will remain in the landlords name.
ADVICE FOR ALL:
If post arrives that is not addressed to you then please either drop it into our office or back in the post box with “Return to sender – Not at this address” on the envelope. This is normally due to a cross over of information being received by the companies and by returning to the sender it should stop them from writing to the address again.
If the post is in the correct names but the dates or readings are wrong you will need to call the company and confirm your details with them. Use the date on your tenancy agreement as your start date (even if you did not occupy for summer months your tenancy started on this date and so you are responsible from the tenancy start date) then provide them with your meter reading from your inventory as your opening reading. You may want to provide them with a more recent meter reading at the same time. This is advisable as most companies base their bills on “Estimated” usage and if you have not been in the property they may be overcharging you, by providing a recent reading they will only generate the bill for your exact usage. Once you have confirmed these details with them they will then amend your details and resend you the correct bill.
Water bills – these are normally calculated at a set cost for the year regardless of occupation or usage. You should receive two bills for your water supply, one is the water IN and one is for the water OUT. You can arrange with them to pay on a yearly, quarterly or monthly basis dependent on your preference but again the account will be from the start date of your tenancy. Some properties may be on water meters and the companies will come and read these every few months and will adjust your payment schedule accordingly.
Council Tax – The Canterbury city council are notified through our office of all our student properties. They will sometimes write to the address with a yellow exemption slip for you to complete with your student details to confirm that you are entitled to the exemption. These forms are also in your welcome packs. This is standard procedure and once you have returned this to them they will send you a new bill with a zero balance to show that you are exempt. You must be aware that if your courses do not start till later in the year there is a chance they will charge you for the period between the start date of the tenancy and the course start date if necessary and if someone living in your property is not classed as a student then the exemption will not apply. They may be entitled to a reduction but the full exemption will not be allocated.
TV license, Telephone lines, Internet access, Sky or Digital Television Services – are not classed as utilities and you will need to set these type of accounts up directly with the companies you are choosing for supply.
At this time of year the utility companies do receive an excessive amount of notifications because of all the student tenancies in Canterbury which turn over in July and August. We do keep a record of the notification from our office as proof but, because of the large numbers of notification, the companies sometimes miss things or set up accounts incorrectly. It is no problem for us to re notify them for you but, if a bill is arriving in your name it is more advisable for you to call them direct, as once an account is set up the companies will sometimes not speak with us because of data protection. If bills are arriving in your name or some companies have your details but other do not it is evident that our notification has been sent and that some companies have not updated their details yet, so you may wish to call them to confirm your details or call us and we will re send the notification.
I hope this information is useful to you but obviously if you have any further queries then please do not hestiate to contact us and we can confirm the best way forward.
Telephone Landline Installation – Landlords Responsibility
Oct 10th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
When tenants view a property to rent if a telephone socket is visible or advertised as available then the landlord has a responsibility to ensure it is in working order. This means that the physical lines and wiring into the property are in place.
It is a tenants choice as to whether they wish to have a working line during their tenancy. If you do require a telephone line then it is their responsibility to pay for any set up fees that may be applicable to have a working line as this is the tenants account set up fee.
Most telephone line providers have a general rule that if a line is not used for longer than a month they will disconnect it from the exchange and allocate the space to someone else. This means that if the previous tenants choose not to have a line, or used a different provider to the one the tenant would like to use, there is a high chance that the provider will charge the tenant to reconnect the line to the exchange.
Telephone Landline Installations – Responsibility
Oct 10th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
When viewing a property to rent if a telephone socket is visible or advertised as available then the landlord has a responsibility to ensure it is in working order. This means that the physical lines and wiring into the property is complete.
It is a tenants choice as to whether they wish to have a working lineduring their tenancy. If you do require a telephone line then it is your responsibility to pay for any set up fees that may be applicable to have a working line as this is your account set up fee.
Most telephone line providers have a general rule that if a line is not used for longer than a month they will disconnect it from the exchange and allocate the space to someone else. This means that if the previous tenants choose not to have a line, or used a different provider to the one you would like to use, there is a high chance that the provider will charge you to reconnect the line to the exchange.
As far as I am aware there are three main providers of telephone lines:
BT – charge up to £130.00 set up fee
Virgin – charges vary and they often have offers on for free installation dependent on package.
Talktalk – again charges vary dependent on package.
This website may be useful to those looking to shop around: http://www.homephonechoices.co.uk/partner-lp_landline-reconnect/landline-installation.html
A great idea is that if you decide to have a landline or your line was still connected when you moved in then please call us to provide us with the landline number, that way we can provide any new tenants with the number and provider so they can ensure the line is not disconnected before they move in. If you are viewing properties in the near future remember to ask the current tenants or the letting agent to see if you can do the same.
Fire Retardant Labels
Oct 9th
Vicky Cranthorne M.A.R.L.A, Office Manager at iConn Property Manager writes:
I came across some new information this week which may be very useful for Landlords who provide furniture in their rented properties.
One of our current landlords wanted to purchase a second hand sofa for their furnished property. They visited a reputable charity shop in Canterbury and found an ideal sofa but on inspection it did not have any fire resistant labels…..well actually, the last owener had cut them off!
It was evident the sofa was nearly new and they called us for some advice. As far as I was aware the regulation is as follows:
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 Amended 1993:
It is an offence to supply in a property any furniture that does not comply with the regulations. The regulations cover all upholstered furniture and furnishings with permanent or loose covers including cushions, pillows and headboards which must be able to pass a ‘smouldering cigarette’ and ‘match flame’ test, and carry labels to prove it. Failure to comply with the regulations carries a fine and or imprisonment, and in addition a Tenant could sue you for damages against any loss or injury caused as a result of a breach. Furniture manufactured prior to 1950 is exempt. There are also stringent controls on houses in multiple occupation (i.e. sharers) involving formal registration with your local council which we can undertake on your behalf.
I did however call the Canterbury Council housing department to confirm and they advised me that if an item of furniture does not display the required labels there are another two options a landlord could take in order to prove that the furniture is up to regulation.
1. If the item was made and/or purchased after 1993 and the landlord can provide proof of this then this is sufficient. This is because the law changed in 1993 relating to the production of fabric and upholstery items and it became illegal to sell any products after this date that are not fire retardant.
2. There are companies that provide a spraying service and will provide a certificate to prove that the items is now fire retardant. This is ideal for antique furniture and could be useful for older second hand furniture.
What should a landlord consider when looking for a property to invest in for letting purposes?
Oct 7th
Iris O’Connell M.A.R.L.A, Managing Director for iConn Property Management writes:
♦ Make sure you opt for the best Buy To Let Mortgage rate.
♦ Talk with local letting agents and use their local knowledge to ask for advice. They will advise you what areas are popular with a certain type of tenant. Which type of property will be suitable for the type of tenant you are looking for and what type of property to purchase to ensure you get the best return for your money. They will also advise you what rental levels you would hope to achieve from certain properties in different local areas. iConn is a local letting agent with years of experience and local knowledge. Call us for free helpful advice.
♦ Make sure that there is a demand for the certain type of property you want to invest in. Again ask your local agent for an insight into the local market. A member of staff at iConn will be happy to help you with any advice you may seek.
♦ Research properties on property portals like Right Move or Property Live. You will see what is currently being marketed and for what rental levels. Study the market thoroughly before you buy!!!
♦ Make sure that you are aware of the cost of fully insuring your property. This will include building Insurance, contents insurance and public liability cover. iConn can arrange this for you.
♦ If you are looking to furnish the property, furnish it according to what type of tenant you require. Furnishings for a student property will be different compared to a property a family will rent.
♦ Decorate it and repair it to a high standard; the better its condition, the higher the overall yield.
♦ Consider using an Agent to manage the property. iConn offers four levels of service. Contact us for further details.
♦ Always understand your legal obligations as a Landlord. Be realistic in understanding that your tenant will expect you to repair, replace and maintain as and when necessary.
♦ You will be expected to follow council requirements and housing law. It is also essential that you provide all necessary safety documents; e.g. Gas safety certificate.
♦ Understand your financial limits. Do not purchase an investment property if the rental level achievable just covers your mortgage repayment. What happens if you have an unexpected boiler break down? Will you have enough money in the pot to make repairs as and when required? What happens if there is a rental void period? Do you have a contingency plan for any such an event? Be realistic about what you buy, the level of mortgage compared to the level of rent achievable and the condition of the property.
“Change of Use” Planning Permission For HMO Properties in Canterbury
Oct 5th
Vicky Cranthorne, Office Manager for iConn Property Management writes:
The local Canterbury City Council are due to make a decision to introduce a policy from December this year regarding planning permission required for HMO Properties (Houses of Multiple Occupancy).
If the policy is introduced in December it will only really effect Landlords looking to invest into the student market. If the property the landlord purchases is already rented in a student or sharer capacity then they do not need to do anything BUT if the landlord purchases a property with the intention to rent to students or sharers and it is not already being rented this way they will need to apply for planning permission from the council for a “change of use”.
In principle the council are looking to regulate the amount of HMO’s in Canterbury in order to not flood certain areas of the city and to keep the neighbourhoods diverse.
From past experience I would say that the timescale for obtaining the permission could be lengthy and as the permission is not a guarantee could be risky for new landlords and obviously i’m sure there will be costs involved!
There are some interesting points raised on the Councils website from local residents and businesses, both for and againist and further information can also be found on the website:
http://www.canterbury.gov.uk/main.cfm?objectid=1191
Here is a snippet from this page:
The Article 4 Direction, which requires planning permission to be obtained for the change of use of residential dwellings (Class C3) to Housing in Multiple Occupation (HMOs)(Class C4), has been consulted on for a period of 6 weeks, (from 9th December to 21st January 2011), and people were invited to comment on the Direction. Once comments on the Direction have been considered, the Council will have to decide whether or not to confirm the Direction.
The Article 4 Direction applies to the urban area of the City of Canterbury, and the wards of Sturry North, Sturry South, Barton, Wincheap, Blean Forest, and the parish of Harbledown and that part of Lower Hardres parish to the north of the A2.The Council recently consulted on a draft supplementary planning document relating to HMOs, and the comments received in relation to the SPD will be considered by the Council in due course. The making of the Article 4 Direction will not affect the Council’s consideration of those comments, and there may be amendments to the draft SPD. The Article 4 Direction simply provides the framework in which an SPD can be implemented.
B.Davenport – Landlord with iConn Property Management
Oct 5th
We are very happy with the way iConn markets and lets our property in Canterbury.
We have found the service to be professional and speedy – we are kept up to date with what is happening when marketing the property and have regular reports on the condition of the property when it is let.