The pace of legislative change to the private rented sector has never been greater and keeping up to date with all of the changes has never been more important. Therefore, it necessarily follows that we take compliance very seriously and are committed to the highest standards of industry practice and continued professional development. We train our team to these standards and are members of ARLA & NAEA Propertymark, The Property Ombudsman, The TDS (Tenancy Deposit Scheme), Propertymark CMP (Client money protection) and are part of The Goldman Sachs 10,000 Small businesses Alumni network. In fact, our Founder and MD Mat Weiland has been a Regional Executive for ARLA Propertymark since 2015. Our dedicated team brings together a wealth of experience, enthusiasm and expertise. We all work together to support each other’s clients, which means you’ll get the very best knowledge, advice and energy from the whole team. We train for success and expect all members of our team to be ARLA or NAEA Propertymark qualified within one year of joining us.
Included in each service level
Fully Managed
Rent Collect
Let Only
1. RENTAL ASSESSMENT: Free Market appraisal on potential rental figures based upon current market conditions.
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2. ADVERTISING & MARKETING: ‘To Let’ boa rd, external and internal photographs (if possible); advertising through our network and our database of registered applicants; digital advertising on our website; standard listings, social media and on online portals Rightmove, Zoopla, On The Market.com
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3. VIEWINGS: Organising and if instructed and agree with the Landlord, accompanying all potential applicants to the Property.
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4. INTRODUCING PROSPECTIVE TENANTS and Tenant Referencing: 3rd Party Credit Checks on individual tenants (Not companies); Evidence of Income in relation to prospective Tenants and Guarantors (as applicable). Previous Landlord references (if applicable)
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5. HOLDING FEE: No more than one week’s rent will be taken from a prospective Tenant and held in a separate and secure Client Account, pending successful completion of the application process. For company let and common law tenancies a higher holding fee may be taken.
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6. RIGHT TO RENT CHECK: (first Tenancy) We will check the validity of documentation presented to support the applicant’s Right to Rent.
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7. RIGHT TO RENT MONITOR: (subsequent Tenancies) We will request and check updated documents from any Tenant whose Right to Rent is subject to a visa, work permit or any other right which is time limited.
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8. TENANCY AGREEMENT: We will draw up the initial Tenancy Agreement between you and your Tenant. The Tenancy Agreement will be in our standard format. We will also serve the tenant with the Government’s How to Rent Guide, an EPC and Gas Safety Certificate (as applicable).
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9. SERVICE OF STATUTORY DOCUMENTS – first Tenancy
We will serve the tenant with the Government’s ‘How to Rent Guide’, EPC, Gas Safety Certificate, Electrical Inspection Record (EICR) and HMO Licence (as applicable).
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10. SECURITY DEPOSIT: Monetary Deposits will be collected, or Deposit Replacement Product set up or Bond established (such as Council provided).
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11. PROTECTING THE SECURITY DEPOSIT: As applicable, we will protect the deposit with a government approved scheme.
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12. PRESCRIBED INFORMATION: We will serve the Tenant(s) and Guarantor if applicable, with the Prescribed Information in relation to the Security Deposit. (Served on “Let Only” service when Rivendell hold the deposit).
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13. COLLECTING THE 1ST RENT PAYMENT: Rent monies will be collected and paid to the Landlord named on this Agreement, into a UK based bank account less any agreed deductions.
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14. MONTHLY RENT COLLECTION: With onward payment to the Landlord less agreed deductions and the provision of monthly statements of account.
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15. RENT ARREARS
Send to the Tenant two rent demand letters and take reasonable measures to rectify the situation; keep the Landlord informed.
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16. INVENTORY, SCHEDULE OF CONDITION AND TENANT CHECK IN: Will be prepared for each change of occupation resulting in a new tenancy; excludes lofts, cellars and external structures. Organised by Rivendell (Cost to Landlord depending on the property size and furnishing)
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17. SAFETY MONITOR: We will inform you one month prior to the expiry of Gas and Electrical Checks and organise new certified checks (does not include contractor charges – see clause 4.2)
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18. KEY HOLDING SERVICE
Keep secure a set of property keys and provide to approved persons.
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19. TENANCY MATTERS: We will manage all day to day contact with the Tenant and endeavour to resolve all routine matters arising during the tenancy.
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20. MAINTENANCE: We will inform the Landlord of minor repairs and maintenance work and will with the Landlord’s permission, instruct our trusted contractors to carry out the necessary remedial works.
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21. CARETAKER CHECK*: Every six months to verify the general condition and order of the Property and to ensure that it is being used in a ‘Tenant-like manner’. Excludes lofts, cellars, external structures; gas; electrics; plumbing and heating. This does not constitute a formal survey or full inventory check. *Subject to the tenant permitting access.
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22. NOTICES: On the Landlord’s behalf we may as necessary serve the tenant with legal notices in order to terminate the tenancy or other legal notices in connection with this Agreement and the letting of the Property.
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23. TENANT CHECK OUT & FINAL INSPECTION: Recording of final Meter Readings; Comparison Check of Inventory & Schedule of Condition will be carried out by the Agent or nominated representative and where possible, accompanied by the Landlord within 48 hours of the tenant vacating. If the Landlord cannot be present the Agent or nominated representative will verify the condition of the Property on the Landlord’s behalf. Any dilapidations and deficiencies will be noted and, together with written estimates for reinstatement, will form part of any claim made against the Security Deposit. Electrical appliances, heating systems and plumbing do not form part of the Check out. Excludes lofts, cellars, external structures; gas; electrics; plumbing and heating. This does not constitute a formal survey.
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24. END OF TENANCY DILAPIDATIONS AND DEPOSIT DISPUTES: We will attempt by negotiation, to resolve any deposit dispute between the Landlord and the Tenant. Where a dispute cannot be resolved, it will be necessary for the Tenant to submit a claim to the Tenancy Deposit Administrator and for adjudication under an alternative dispute resolution process (if applicable). The management team will charge an administration fee of £120 Inc VAT per hour for preparing and gathering evidence on your behalf and submitting the required documents to the Tenancy Deposit Administrator and for adjudication. You agree to be bound by the decision that the adjudicators make, and Rivendell cannot be held liable. (Administration on a tenancy dispute can vary but may take up to five hours of work should a dispute case take us longer we will not charge beyond five hours).
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25. LEGAL UPDATES: Notify the Landlord of any actions required in order to ensure the Property and Tenancy comply with emerging or new legislation.
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