Tenant Information
Downloads (Useful forms)
Tenancy Deposit Scheme
Frequently Asked Questions
Our Property Management Department is based in Borough Road, Middlesbrough and caters for the Letting and Management of properties throughout our branch network. The department is managed by Jon Dixon who will only be too pleased to give you any advice if you are a potential landlord and the Lettings staff are available to handle all tenants' and landlords' enquiries. Email here as a first point of contact or telephone 01642 649649.
This department will handle all Residential Lettings whether clients require Let only or full management.
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Tennant Application |
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Guarantor Application |
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Company Application |
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Tennancy Deposit Scheme
From 6 April 2007 all landlords must protect tenants' bonds by registering them with a Government approved scheme (see the Housing Act 2004). Joining one of the schemes is mandatory and the penalties for non-compliance are considerable.
Where the property is Managed by Michael Poole
Landlords will notice very little difference and we will guide you through the new regulations and processes as the need arises.
Michael Poole is a member of ARLA (the Association of Residential Letting Agents), and is an approved member of the Tenancy Deposit Scheme (TDS), via membership of 'The Dispute Service Ltd'.
Deposits are held by the Agent as Stakeholder which means that agreement between Landlord and Tenant must be reached regarding any proposed deductions at the end of the tenancy. If deductions can not be agreed amicably then the parties will be forced into arbitration via TDS.
Our comprehensive inventory and schedule of condition will greatly assist in settling disputes.
Any disputes that should arise will initially be handled by Michael Poole.
Landlords can no longer hold the deposit themselves unless they are registered with an approved scheme in their own right.
Tenants have the right to know which scheme their deposit is registered with and we will issue them with all the information they need within the prescribed timescales thus protecting our Landlords from unnecessary legal action.
Tenants prefer to deal with a reputable managing agent in most cases as they know that their deposit will be protected properly at all times.
Where the Landlord manages the property themselves (Let Only Service)
Landlords have to join one of the three schemes approved by the Government in order to handle their own deposits.
Each scheme has it's own rules which bind the Landlord.
The Landlord then has 14 days from receiving the bond to advise the Tenant where the deposit is held and to issue the Prescribed Information as defined in the Housing Act 2004.
- If landlords use the custodial scheme then bonds must be paid over to that scheme within 14 days.
- If landlords use the Insurance based schemes, they will have to pay a fee and/or premium.
Failure to comply fully will result in the Landlord being liable to a fine of three times the deposit amount, payable to the Tenant. In addition the Landlord may be ordered to repay the deposit to the Tenant with immediate effect and will lose the usual right to obtain possession under the Act.
MICHAEL POOLE CAN RELIEVE LANDLORDS OF THIS COMPLICATED BURDON VIA OUR FULL MANAGEMENT SERVICE.
For further information see:
www.depositprotection.com
www.mydeposits.co.uk
www.thedisputeservice.co.uk
Does it matter whether the property is Fully Managed or Let Only?
If your chosen property is fully managed, then our in-house Property Managers will be your first point of contact for all maintenance and repair issues and we will act on behalf of the landlord. Let Only means that we find tenants for the property and arrange the paperwork, then the Landlord takes over the management and holds your deposit or pays it into a protected scheme. Most properties are fully managed and most of our Let Only clients are well-known to us. Your rights are protected either way.
What do you mean by furnished or unfurnished?
Each property is obviously different but generally speaking unfurnished means you can expect carpets, curtains and white goods only whilst furnished often includes all the essential furnishings required to move in straight away apart from minor kitchen equipment and bedding. City apartments or short term lets are usually more comprehensively furnished. We will supply you with an inventory showing exactly what is included with each property.
How binding is the Tenancy Agreement I enter into?
A Tenancy Agreement is a legally binding document. You will be committed to paying rent until the end of the agreed term and you could be liable to legal action if you break the terms of the agreement. If your circumstances should change for any reason during your tenancy, we will approach the Landlord on your behalf and discuss the possible solutions but you should always assume at the outset that you will be committed for the duration of the Agreement.
How much are Michael Poole's fees?
We will charge you a one-off Administration Fee when you apply for your chosen property and should you renew your tenancy after each agreed term, we will charge you a Renewal Fee. The amounts are confirmed on our Application Form or just ask our staff.
Do I need insurance?
Yes! Your contents need to be insured and you also need to consider protecting your deposit against damage you might accidentally cause to the Landlord's contents. It's all too easy to drop the iron on the carpet or spill red wine. The Landlord covers the building and his own contents against normal perils such as fire, flood or theft but not yours. We can offer preferential Contents Insurance through Homelet and will provide you with details at the application stage.
What about pets?
Most landlords are not keen on allowing pets but if you raise the issue at the outset we will gladly approach the Landlord on your behalf. Some Landlords will accept pets if you pay a higher deposit.
What references will you ask for?
In all cases we will ask for your address history so that we can carry out a search via a Credit Reference Agency. We will also approach your current Landlord or Agent (if you are renting) as well as obtaining a written reference from your Employer. If you are self-employed we will ask for your Accountants details and/or recent accounts. We have special provisions in place for Overseas Tenants. If you think your situation is unusual, just ask our staff.
When might I need a Guarantor?
If we feel your income is lower than that required for the rent in question or if you are returning to study for example, we could ask for a guarantor to support your tenancy. This is a serious commitment, as the guarantor will be as responsible as the tenant for all monies due and obligations agreed for the tenancy. Guarantors need to be earning sufficiently to cover both their own financial commitments as well as your rent and we will reference them in the same way as the actual Tenant. A Guarantor fee is payable.
How much is the deposit and will I get it back?
The deposit is normally one month's rent plus £100. So a rent of £500pcm will require a deposit of £600. Where we manage the property, the deposit is held in a bonded client account in accordance with ARLA and government regulations. This means that it is protected both during and after your tenancy and when you leave we will negotiate any proposed deductions helping Tenant and Landlord to reach agreement. All deposits now have to be protected by law so if you are considering renting through a private landlord or another Agent, ensure you satisfy yourself that they are complying by asking them which Tenancy Deposit Scheme they are registered with.
How do I pay my rent?
Rent is paid monthly in advance by standing order from your bank. This is a worry-free way of ensuring you never fall behind in your rental payments. Be sure to tell us if your circumstances change, for instance you change banks or your employment situation changes as we can then help you to protect your tenancy. The last thing we want is for you to fall into arrears.
How much money do I need to move into a property?
Before your tenancy begins we require the first month's rent, deposit and fee in cleared funds. You can pay by Debit or Credit card, bank transfer, bankers' draft or building society cheque. Personal cheques can only be used if they are paid ten days in advance, in order to clear. You will be given details in writing before taking up the tenancy.
Who pays the council tax and other bills?
All utility bills are your responsibility except where agreed otherwise in the Tenancy Agreement. You must set up your accounts with your chosen suppliers upon moving in and close those accounts at the end.
