Scott Bates & Coles with Drew Pearce

Having provided advice and lettings services to a number of clients introduced to us by Drew Pearce in Exeter, when the opportunity arose to take an office in their impressive premises on Cathedral Close in the heart of the city and work in association with them, we knew that it was too good an opportunity to miss.

Now entering our third year of trading as lettings specialists in Devon & Somerset, Scott Bates & Coles could see that cooperation with such a well known company could only prove beneficial to both of us.

Having been established since 1748, Drew Pearce is believed to be the oldest firm of surveyors still trading in the West Country. Working and qualified in all aspects of the property industry from Building Surveying to Residential Sales, their old fashioned values and forward thinking practices were important factors when we decided they were the right company for us to work alongside.

James Askew-Coles of Scott-Bates & Coles Lettings & Estates has now been working from the Exeter office for approaching 3 months and the decision to make the move has already been proven to be the right one. Our first floor office is ideal for meeting with clients, so whether you're a landlord, tenant, or you just want some advice on the lettings process, give us a call on 0845 3016618 and we'll arrange a day and time for you to come in for a chat.
Our full postal address is -

14 Cathedral Close
Exeter
Devon
EX1 1HA

What safety aspects should I be considering as a landlord? (part 1)

Letting property comes with many obligations from the landlord and here are some main areas Scott Bates and Coles thinks you consider:

• Interested potential tenants must be provided with a copy of the property Energy Performance Certificate at the earliest opportunity, usually within any written details which they may be provided with.
• Gas Safety (Installation and Use) Regulations 1998

This regulation applies to all landlords who let property with any gas installations in place, be it in the form of a boiler, gas fire, oven, hob or portable heater etc. (LPG included)

To comply with this regulation, all gas appliances must be serviced annually and any repairs necessary to bring the appliance(s) up to standard, carried out immediately. The gas engineer must also provide a record of their inspection, a part of which is given to the tenant.

You must ensure that any contractor used is sufficiently qualified to carry out this service.

• Fire and Furnishings (Fire)(Safety)(Amendment) Regulations 1993

These regulations have been in place since early in 1993 and require that all upholstery, upholstered furnishings and soft furnishings (beds, sofas etc) must comply with the fire safety regulations that have been in place for some time now and have governed the sale of such items. They must conform with the three tests used to measure the flame retardant properties of such furnishings, namely The Cigarette Test, The Match Test and the Ignitability Test.

N.B.  You cannot loan, give, sell, or store within the property, any upholstery, upholstered furnishings or soft furnishings (beds, sofas etc) that do not comply with theses fire safety regulations.

• Fire Alarms

                Scott-Bates and Coles INSISTS that smoke detectors be fitted within all property for rent as a basic safety feature.                               

                  Scott-Bates and Coles also recommend that, as well as smoke detectors, Carbon Monoxide detectors be fitted within all property for rent where appropriate. (Where there are gas or open fires, or in the location of the boiler if so recommended by the gas engineer).

Properties that come under HMO licensing will have additional fire safety requirements that must be adhered to.

• Electrical equipment (Safety) Regulations 1994

The Electrical Equipment (Safety) Regulations state that any electrical equipment in excess of 50 volts must be both safe and satisfy requirements relating to colour coding of main leads, sleeving of pins on plugs and fusing information. The best, and arguably only way, to protect yourself from any possible prosecution as the landlord is to have all the appliances tested (PAT) annually, or between tenancies, by a qualified electrician.

For the same reasons Scott-Bates and Coles cannot recommend enough obtaining a full electrical safety certificate for your property, as this is the only way to help ensure that your tenant is as safe as they should be.

N.B.  You cannot loan, give, sell or store within the property any electrical equipment that does not satisfy the requirements of these regulations.

So what can an agent do for you that you cannot do yourself?

This is something Scott Bates and Coles commonly get asked by landlords tempted at embarking on the lettings process alone, but at what cost? Getting it wrong can be a costly and stressful mistake t make. We summarise our answer to private landlords;

Advice.
The lettings world is full to the brim with legal obligations, and changing regulations. An agent’s role is to ensure they inform you of everything that will affect you as a landlord. They can also advise you of the competition on the rental market at the time, and the best ways to present your property to obtain the best outcome.

Advertising.
Private landlords cannot gain access to market their properties on the large internet portals such as Rightmove. Without this exposure, how can you be sure of finding the ideal tenant at the best rental price?

Taking the hassle out of finding the right tenant.
Let your agent do the running around, and give them the role of making sure your prospective tenant is a reliable one by fully referencing them.

Making sure your property is tenant ready.
Advice to ensure that the property conforms to the latest safety regulations. 

Make sure the paperwork is legally approved.
All our contracts have been approved by a solicitor to ensure that all our landlords have in place legally binding tenancy agreements.  

Informing the utility companies of new tenants details....

managing maintenance, your property accounts, and checking your property throughout the tenancy. A happy tenant equals a longer tenancy. Agents are best placed to deal with tenants needs, whilst keeping in mind their landlords best interests. 

Being best placed to deal with property evictions.
Without the correct Notice documents being issued to your tenants, the eviction process, should it be necessary, can be a stressful and drawn out process. 

Not wasting time.
With a clear property changeover in place, gaps between tenancies, and deposit disputes, can be avoided.

If you looking to rent a property in Devon or Somerset or are a landlord with property that needs a tenant, get in touch with Scott Bates and Coles.

Presenting your property for the rental market.

First impressions really do count when it comes to presenting your property for the rental market.

In the increasingly competitive lettings market in Devon & Somerset, we are seeing more and more of a direct correlation between the time spent preparing your house or apartment for photography and viewings, and achieving a speedy let at the best possible price.

By far the most essential tool in marketing a property is the internet, with the vast majority of people searching online for their next home. The photographs displayed do more to create interest in your property than anything else, and it is therefore extremely important to get the basics right in order to achieve the best look for your property.

As an example, we recently agreed a property in East Devon within 24 hours and the owners willingness to take our advice on presentation onboard, undoubtedly aided the result.

By the time we came to take on the instruction, the house was not only well decorated, but also clean and uncluttered.

Whatever type of property you are letting, whether it’s a townhouse in Taunton, a country cottage near Crediton or an apartment in Exeter, there are some key areas to get right.

The outside of the property although often overlooked, is essential in creating the right first impression. Ensure that the windows and sills are clean, any foliage is trimmed and tidied and any grass cut.

Internally, the same basic rules apply. De-clutter your surfaces, particularly in the kitchen and sitting room and ensure that the property is not overstuffed with furniture - the appearance of space is vital. Clean towels in the bathroom are always a nice, and the removal of at least some of ones personal effects from around the home can help prospective tenants visualise themselves living in the property.

For further advice on presenting your home for rental, or a no obligation lettings appraisal, please don’t hesitate to give us a call on 0845 301 6618 or get in touch with Scott Bates and Coles.

Rental sector to continue expanding well into 2012

Devon based lettings specialists Scott-Bates & Coles Lettings and Estates are expecting busy times ahead in the Devon Lettings sector as demand for rental property in the county continues to outstrip supply.

James Askew-Coles, a director of Scott-Bates & Coles says:

“With every property we are instructed to market we are surprised, and of course very pleased, by the numbers of potential tenants contacting us either via our own website, or indeed the external property portals, whether the property concerned is in the Exeter lettings sector or areas further afield such as East or Mid Devon. This appears to be something of a nationwide trend that we expect to continue throughout 2012”.

The reason for this is of course the ongoing issue of the credit crunch, as recognised by Ian Potter, Operations Director of the Association of Letting Agents.

“The lack of new rental stock for the private rented sector (PRS) was the dominant factor in the market last year, and will continue well into 2012 because of the broader issues of diminishing housing supply and lending drying up,” said Ian Potter, operations director of ARLA. “The Leader of the Labour Party, Ed Miliband, recently flagged research that shows 41 per cent young low-to-middle earners live in privately rented accommodation compared with 14% in 1988. This trend looks set to continue while mortgages are so hard to come by and the capital barriers to home ownership appear so entrenched.”

Robyn Bates, co-director of Scott-Bates & Coles says:

“It is therefore clear that now is a great time to let a property, and with sales still hard to come by for many local selling agents, good deals are available on purchases. Rental values are still on the rise, so if funding is available to you, it could be the perfect time to begin or expand a buy-to-let portfolio.

Contact either James or Robyn for a free, no obligation rental appraisal, or for advice on a potential buy-to-let property and the possible rental yields.

Devon property professional recognised for training excellence.

PRESS RELEASE FOR NFOPP TECHNICAL AWARD IN RESIDENTIAL LETTING AND PROPERTY MANAGEMENT.

A Devon based lettings agent has secured a nationally-recognised industry qualification, and has joined the growing number of qualified agents across the UK to do so.

Robyn Bates of Scott-Bates & Coles has passed the National Federation of Property Professionals (NFOPP) Technical Award in Residential Letting and Property Management, the industry standard for all agents working in this area. It is the required qualification for entry to the Association of Residential Letting Agents (ARLA), the only professional, self-regulating body specialising in the private rented sector.

Robyn Bates, a director of Scott-Bates & Coles is delighted with her qualification and says:

“For me, it is evidence of our professionalism and shows our clients that they are dealing with a company actually qualified to give them advice. I strongly feel that all agents should be regulated. At Scott-Bates & Coles our main aim is to restore people’s confidence in an industry with an increasingly bad reputation.”

The NFOPP Awarding Body is accredited by the government’s Office of the Qualifications and Examinations Regulator (Ofqual) and Offers nationally recognised qualifications across all disciplines of the property sector.

The NFOPP Technical Award in Residential Letting and Property Management is a Level 3 qualification within the Qualifications and Credit Framework (QCF). The examinations for the qualification cover:
• Health and Safety, Security and General Law
• Legal Aspects of Lettings and Management
• Residential Property lettings Practice
• Residential Management Practice.

“I heartily congratulate Robyn on her achievement, which represents a commitment not only to developing her business but also achieving the high industry standards we seek as a body to promote.”

Ruth Lilley, Head of Membership and professional Development.

-Ends-

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