Residential Lettings and Management

Tenants Guide

Tenancy Application

Having viewed and selected a suitable property to rent, you will be asked to complete a ‘Tenancy Application Form’, which amongst other relevant information also mutually confirms the start date of the Tenancy.

Concurrently you will also be asked to make a ‘Fee share’ payment to indicate your commitment to the Lease Application, which is then held against expenses. This payment, along with the rest of the Tenancy detail, is then confirmed in writing to you.

References

Concurrent to confirming your tenancy in writing, we will also undertake references on behalf of the client Landlord from the following selection:

• Bank credit check
• Employer or Accountant
• Previous Landlord
• Professional reference
• Credit check

Copies of these Reference applications are also enclosed with your tenancy confirmation letter.

Please Note:

In the unlikely event that your application is unsuccessful or alternatively withdrawn by you, then your "Fee Share" payment is non refundable

However, in the more likely event that your application is successful, this payment is then credited against the completion funds that are required from you before you occupy the property. These completion funds are comprehensively set out in your ‘Statement of Account’ which is part of the confirmation letter, mentioned above.

Furthermore, this advance payment does not constitute a tenancy or offer of a tenancy, but is required to offset the initial application costs, in the event that you withdraw from the tenancy.

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Tenancy Agreement

Before the Tenancy begins you will be required to sign a Tenancy Agreement, which clearly confirms both yours and the Landlord’s obligations during the course of the Tenancy. It is a long standing policy of this firm, that prior to your signing the lease, these obligations are explained to you in detail, ensuring that you have a clear understanding of the commitment you are making, once you sign the Lease. This meeting is normally held in our offices and on the day of the property handover.

Dilapidation Deposit

Before your tenancy commences you will be required to pay a Dilapidations Deposit equivalent to five weeks rent, which will be held by us as either the stakeholder or as the Landlord’s agent in a separate Client Account, which is underwritten with CMP (Client Money Protection). Furthermore this Deposit will be held in accordance with the new Tenant Deposit Regulations which came into force in April 2007. Further information on the Tenant Deposit Scheme is available at www.communities.gov.uk/housing/rentingandletting/privaterenting/tenancydepositprotection

This Deposit is held against any dilapidations or expenses arising during your tenancy and will not be released until after you vacate the property and all rent has been paid up to date.

No interest is payable on this Deposit.

The Schedule of Condition and Inventory of the Furniture and Effects

A Schedule of Condition and Inventory of the Furniture and Effects is drawn up prior to the commencement of your Lease and then annexed to the Tenancy Agreement. You will be asked to sign this document and it is therefore vitally important that you check to ensure that the description and inventory accurately reflect both the contents and condition of the property and, in the event that you consider there to be any discrepancy, that it is reported to the office immediately.

Any amendments you wish to make, either as alterations or additions will then be added to the original document, in order to be reflected as part of the subsequent check out process.

It is vitally important that you check this document at the start of your Tenancy, as it will form the basis of any dilapidations claim by your Landlord at the end of the tenancy.

When do You Sign and What do You Pay ?

On the assumption that we are in a position to complete you’re Tenancy, having received back clear and satisfactory character and financial References, we will then arrange a mutually convenient time for you to come into our offices, on the day that your Tenancy is due to complete.

The purpose of this meeting is to:

• Go through your Tenancy in detail before then allowing you additional time of your choice to further read the document.
• Draw from you in cleared funds, your Completion Payment (see detail below)
• Clarify the status of your Insurance
• Collect your keys

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Initial Monies

As a business we account from the start of any respective calendar month. Therefore a mid month Lease commencement date, will in all probability, only require a split payment of rent in advance. Therefore:

• Depending on the Tenancy start date, you will either have to pay a full months rent in advance if your Tenancy commences on the 1st day of the month or a pro rata amount up to and including the middle of the month. If your Tenancy is to commence after the mid way point in the month, you will in all probability be required to pay the balance period of the month, plus the following month. In this event, of course, your first Standing Order payment will be delayed until the month thereafter.
• 5 Weeks rent as your Dilapidation Deposit, refundable to you on your departure

As detailed previously, the exact amount will be notified to you in writing, as part of your confirmation package. Furthermore, these completion monies must be paid in cleared funds, prior to you receiving the keys. Therefore, private cheque’s are not acceptable, but a Bankers draft, Building Society cheque, cash or bank transfer are acceptable. All cheques must be made payable to John Cave & Co.

Rent Payment

All rent is payable calendar monthly in advance and by Standing Order. In the event that any action has to be taken by us either for late or non payment of rent, then a charge will be levied.

Please note that all standing order payments should be made three working days prior to your rent due date in order to allow for bank clearing times, for which a filled in Standing Order Mandate will be supplied with your confirmation package.

Should you experience any financial problems during the course of the tenancy, then it is essential that you contact the office immediately.

Tenant Obligations

You should be aware that the responsibility both for the property and conduct of the lease itself, rests with the Tenant during any tenancy.

It is therefore particularly important that when you are absent from the property, at any time, it is fully secured and that during the winter months, any necessary steps are taken to prevent freezing of the water and heating system in your absence.

You should also be aware that in the event you occupy a leasehold property, such as a flat or maisonette, then it is probable you will also be bound by the rules and regulations affecting all residents within the block, which will be contained in the "Head Lease".

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The Agents Obligations

As the Agent, the obligations of John Cave & Co will vary depending upon which of the following services we have been asked to provide for the Landlord:

• Introduction only Let of the property
• Property Letting and Rent collection only
• Property Letting and full Management

You will be advised which of the above Instructions apply prior to your tenancy commencement and the implications thereof.

Insurance

In principle, it is a requirement that you take out "Tenant dedicated" Insurance, as although the security of your own possessions is of paramount importance, it is also sensible to consider "Accidental Damage" to the Landlords fabric, fixtures & fittings. In essence, most "high street" policies will not cover any of the Landlords items and in order to avoid any deductions for damage from your Deposit, such as carpets for instance, you are advised to take out specialist Tenant Insurance, which is no more expensive than the "high street". Detail of these polices will come with your confirmation package. Eitherway, you will be responsible for insuring your own possessions.

Utilities

You will be responsible, from the day of your Tenancy commencement, for all variable costs associated with your occupancy, such as:

• Gas
• Electricity
• Water
• TV licence
• Telephone and any Internet access
• Council Tax

You are therefore advised to take the respective meter readings, when you take occupancy of your property, in order to avoid becoming responsible for the previous occupiers consumption. You will find in your Inventory, paragraphs for writing these readings, should you wish to refer to them later.

We will also do our best to let you know who the present providers of the respective utilities are, where possible.

You are not though responsible for the payment of Buildings Insurance in the case of a house or in the case of a flat, any monthly maintenance costs; both of these remain the responsibility of the Landlord.

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Post

You are advised to ensure that you have arranged for the forwarding of your mail from your previous address. Again a brochure to facilitate this process will be enclosed with your confirmation package.

Property Visits

All properties managed by John Cave & Co will be subject to regular visits. The purpose of these visits is primarily to ensure that the conduct of the tenancy is not affecting the condition, general cleanliness or garden maintenance of the property. A mutually agreeable appointment will always be made in advance with the Tenant, for the visit.

Keys

A set of keys is normally held by the office.

Burglary

Should you be unlucky enough for the property to be burgled during your tenancy, then you should contact the Police in the first instance and subsequently the office.

Removal and Storage

We have negotiated preferential rates with "Safestore" (http://www.safestore.co.uk) who are a National Company with 90 Depots Nationwide, including Cheltenham (http://www.safestore.co.uk/storage/south_west/cheltenham/cheltenham.aspx). They have the experience and strength in depth to arrange an entire move or just Storage solutions, depending on individual requirements. They can also arrange preferential rates on van hire, if this is all you need.

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