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Specialists in lettings
– We focus 100 % on residential lettings. We can offer you the best
service & advice as we are specialists in this one increasingly
complex area. It is a proud fact that our Director, Jonathan Drew, can
be said to be a true letting specialist having scored top marks across
the UK in the industrys’ own NAEA specialist letting exams. If the
tenant does go into arrears or other problems arise, that is perhaps
the time when our knowledge and experience really assists you. We will
look at all the facts and come up with the best solution to whatever
problem has arisen.
We do not carry out sales and so concentrate all our time on looking after our clients' properties and tenancies. We are not an estate agent with a lettings department run by junior staff and where staff change regularly. All the senior management effort is focussed on improving our property management service and looking after our landlords interests. We have low staff turnover and each member of staff specialises in an area of expertise. Our focus, responsiveness, and professional friendly service is how we have managed to increase our number of landlords significantly over the last 5 years. Many of our landlords have recommended us to their friends who have often not been satisfied with the level of service being provided by their existing agent.
Clive Anderson presents Jonathan Drew with the national award
at the Savoy Hotel, London in 2004
If things go wrong at any time of the tenancy, you know that you will receive the best advice
Independent and Objective Advice on 'Buy to Let'
- We can also give you unbiased, independent advice on new investment purchases as we ourselves are not involved in property sales. We can give you an honest and free appraisal of any new property investment you are considering. Our knowledge of the local market and local area will give invaluable insight into which properties to shortlist and take further, and indeed which ones to avoid.
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Professional – We are members of the National Approved Letting Scheme (NALS), National Association of Estate Agents (NAEA- lettings side), and The Ombudsman for Estate Agents (OEA – lettings side). Jonathan Drew is a Fellow of the National Association of Estate Agents (FNAEA) and holds both the CRLM and CPEA property qualifications, scoring top marks across the UK in the 2004 specialist letting exams of the NAEA which includes 4000 letting agents.
These memberships require on going continuous professional development and so we are right up to date with practical lettings matters and legislation (paperwork and knowledge).
You have the reassurance that you have access to an effective free complaint redress system and that we have all the right insurances in place (client money protection and professional indemnity).
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Range of service – we already provide a service to over 350 landlords and our service can be flexible. We normally offer our comprehensive full management service where the landlord entrusts the property to us or our tenant find service where our role is more limited. We also offer various other services to assist you and have proven, reliable local contractors to call in for any maintenance issues.
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Competitive – our fees are competitive, we carry out the services we say that we will.
We will only take on properties of quality or character
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Full Management
This service often best suits the landlord who is living outside the area, maybe abroad, or one who prefers to be at arms length from the tenant.
The service includes an initial visit to the property to assess and advise on the best way to achieve the maximum rent, and to ensure that all aspects of the property conform to current legislation for letting. We then prepare details of the property for marketing and commence the selection of possible suitable tenants. When successful in finding a tenant who wishes to take the property, we research their background, and when, in consultation with the landlord, they are considered suitable, we prepare the tenancy agreement, take an inventory and schedule of condition (usually by video), inform the utilities and Council of the change of occupant and oversee the tenants initial occupation. The ongoing management of the property includes regular inspections, rent collection and organising maintenance when necessary. We send a monthly statement to the landlord with net monies being passed over by the BACS system directly to the landlords' account on either the 10th or the 24th of each month depending when cleared funds have been received from the tenant. When the tenant leaves, or is asked to leave, we organize the serving of appropriate notices and carry out the final inspection of the property and with our experience recommend to the landlord and tenant any reasonable deductions for dilapidations or rent owing. In the case of a disagreement between the landlord and tenant on this point we follow the TDS procedures. At the end of the tenancy we check the property and assess any dilapidations taking into account the age of the item, depreciation to date, and expected lifetime of that item. We immediately film any dilapidation items before any remedial work is carried out . We would then recommend a fair and reasonable figure for each dilapidation item to the landlord and then it is for the landlord to decide whether to accept our figures or claim a different amount as dilapidation. The tenant is next informed of the amount to be requested as ‘dilapidation’ (itemised list) and is asked to accept the dilapidation charge proposal. In the unusual situation that this figure is unacceptable to the tenant, the agent must , by the rules of the Tenancy Deposit Scheme, pass the whole deposit to TDS Ltd for holding until the Independent Case Examiner has judged on the matter in dispute and decided on what amount should go back to the tenant and what amount is fair and reasonable as a dilapidation charge to be made to the landlord.
We write to the utility companies and Council to advise closing dates and readings.
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Tenant Find
This service is often preferred by landlords who either live fairly locally and therefore can keep an eye on the property and/or those who are quite happy to be actively involved with the day to day maintenance of the property and to have regular contact with their tenants.
The service includes an initial visit to the property to assess and advise on the best way to achieve the maximum rent, and to ensure that all aspects of the property conform to current legislation for letting. We then prepare details of the property for marketing and commence the selection of possible suitable tenants. When successful in finding a tenant who wishes to take the property, we research their background, and when, in consultation with the landlord, they are considered suitable, we prepare the tenancy agreement, take an inventory and schedule of condition (usually by video), inform the utilities and Council of the change of occupant and oversee the tenants initial occupation. On the finance side, we take the first month rent and deposit from the tenant at the appropriate times and then we also assist in the setting up of a standing order for payment of rent direct from the tenants bank account into the landlords account from Month 2 and hold the deposit in our Client Account. At the end of the tenancy we would normally check the property and assess any dilapidations taking into account the age of the item, depreciation to date, and expected lifetime of that item. We immediately film any dilapidation items before any remedial work is carried out by the landlord. We would then recommend a fair and reasonable figure for each dilapidation item to the landlord and then it is for the landlord to decide whether to accept our figures or claim a different amount as dilapidation. The tenant is next informed of the amount to be requested as ‘dilapidation’ (itemised list) and is asked to accept the dilapidation charge proposal. If this figure is unacceptable to the tenant, the tenant must inform the agent in writing and then if the landlord cannot still agree with the tenant view, the landlord must advise the agent at which time the agent must , by the rules of the Tenancy Deposit Scheme, pass the whole deposit to TDS Ltd for holding until the Independent Case Examiner has judged on the matter in dispute and decided on what amount should go back to the tenant and what amount is fair and reasonable as a dilapidation charge to be made and this amount to be paid over to the landlord.
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Full details of our services and charges are available upon request
For immediate enquiries please call our Head Office on 01823 662234 or 01823 662288 or email to lettings@beaconleeandward.co.uk
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