Professional Property Guide

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Welcome to ourResidential Sales, Lettingsand Property Management Guide

This essential guide will explain the services offered by Kurtis Property Services and lead you through the process of Sales, Lettings and Property Management. The guide will also present the service options when choosing Kurtis and outline specific requirements and regulations.

Our HistoryEstablished since 1989, Kurtis are involved in all aspects of residential property. Kurtis is a broad based multi-disciplined and independent company.

The company incorporates a combination of directors and consultants who have the experience and knowledge required to help and assist their clients.

Our PhilosophyAt Kurtis, several decades of property services during boom times and lean periods allows us toprovide a professional and informed service in anymarket.

During ever changing and awkward times, there is a need for tolerance and understanding. The company’s long experience enables us to be moreaware than other agents, when dealing with problems or traumas that may surround a transaction.

Our experienced and motivated staff are well trained and are always available to help and assistyou. Kurtis has always been aware that the best clients are the content ones, happy with the service, and eager to tell others.

Commitment to ExcellenceKurtis Property Services are fully bonded members of the following associations:

National Approved Letting Scheme (NALS), The Property Ombudsman, The Tenancy Deposit Scheme (TDS), Safe Agent.

Members are governed by principles of professional conduct, providing a framework of ethical standards at a level far higher than the lawdemands. Therefore all clients can be assured that they are receiving the best and latest advice.

At Kurtis we are committed to providing a servicethat is second to none.

KeepingUpReliableTraditionalIndependentService

Sales

Selling Tips / Advice

Guaranteed Rent Scheme

Lettings

Attracting Tenants

Setting up the Tenancy

Service Level Options

Property Management

Safety Regulations

Contents

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Sales

IntroductionChoosing the right estate agent to market the sale of potentially your largest personal asset is a very serious business. Your property is a major investment and any pending sale needs to be treated with care and consideration for your needs.

A very experienced team of directors, property consultants and marketing co-ordinators competently control the day to day running of the sales division.

The aim of Kurtis is to continue to cater fully to vendors and purchasers alike. Guiding a house sale or purchase through to completion takes careful thought and planning, in order to gain an efficient and satisfactory conclusion for all concerned. The key to our success has been the ability to provide accurate property market valuations.

The Company’s marketing co-ordinators ensure all properties are effectively marketed using the latest technology. They also ensure all vendors are made aware of changes and provide regular updates. This way all properties get the best market coverage from this exclusive service.

ValuationsWe can arrange a mutually agreed time to meet with us at the property to carry out a full market appraisal.

Every property is unique, so in assessing property values our valuer will take into account accommodation size, internal and external condition, location, past comparable sales and current demand.

Following our inspection all sellers will receive a written valuation letter.

We provide the complete valuation service free of charge with no obligation.

MarketingOnce you have decided to commence marketing we will guide you through the following extremely important stages:

Sales ParticularsProfessional marketing particulars will be produced to include full colour external and internal pictures, floor plans and room measurements. Once you have approved the details we will then send hard copies and email particulars to our vast database of pre-registered and financially qualified buyers.

Website, Social Media & Press MarketingTo ensure maximum exposure we heavily invest in a wide range of media advertising including, SMS text messaging, email marketing and both local and national press supplements when required.

Through our extensive digital marketing of which we have invested heavily in and continue to do so we are at the forefront of technological advancement within an ever growing and developing industry.

In addition to our website, all properties are advertised on Rightmove. The company also advertises its services and properties on Zoopla, Homes & Property – Evening Standard & Homes 24.

Viewings & FeedbackAll purchaser viewings will be made strictly by appointment only. At no time will we send prospective purchasers to a property without a confirmed appointment. We also offer an accompanied viewings service if required for added security and peace of mind. If your property is vacant we will accompany all buyers around the property.

After viewings, wherever possible, we will provide feedback to the seller to help form an opinion of marketing progress.

OffersAll offers will be made directly to the seller and submitted in writing following a telephone conversation. It is imperative that a strong understanding of our seller’s position is maintained for us to realise the best possible sale price.

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Board AdvertisingQuite possibly the most traditional form of any estate agents advertising tools, however boards still remain the most effective in terms of gaining strong buyer enquiries for all properties. (Board advertising to get your property seen by all prospective buyers is highly recommended). Our distinctive round boards can be displayed outside all properties.

Sales Co-ordinationA professional in-house fully trained sales co-ordinator will progress all sales on behalf of the vendor. This part of any sale must be handled with care and due diligence for all parties. Marketing memorandum will be produced and sent to all parties legal representatives and buyers/sellers.

Kurtis work closely with a number of legal practises and are happy to introduce recommended firms. All recommended organisations will be registered under the law society. Having the ability to work alongside a qualified member of the law society, and a practice that can transact within seller and buyer pre set time frames, is extremely important for the smooth running of any sale.

Company AccreditationsKurtis sales department are proud to be members of The Property Ombudsman (TPO) & Office of Fair Trading Code (OFT).

The TPO scheme offers a free, fair and independent service for dealing with disputes on behalf of people buying and selling a property.

Reasons to choose an Estate Agent who belongs to the code?

• Clear operating standards. • The code is approved by the Office of Fair Trading. • The code is compulsory and rigorously applied. • Member agents can only be recommended or be part of a professional association to belong. • All agents must have an in-house complaints system. • Duty of care must be maintained throughout the sale process.

For further information on the Code of Practice please see the website, www.tpos.co.uk

Selling Tips & Advice

Taking an honest and objective overview of your own home can be a very difficult task.

When selling you must attempt to look at all aspects of the property in order to help achieve the best price and create a marketable asset.

• Remove clutter in all rooms. Too much furniture will create a cramped and uncomfortable environment. • Buyers need time to look at each room properly. Never attempt to rush a buyer in and out of rooms. Always let the buyer view all areas within their chosen time frame. • Make sure no small DIY jobs are left un-finished • Some people may not be too fond of pets. Try wherever possible to keep them away from viewers. It may be recommended to consult the viewer before allowing a pet into the room. Be aware of any odours your pet may have. • Ensure that all internal waste bins are cleared / emptied. Do not leave half eaten food lying around on show. • Your home needs to have good external appeal. Gardens need to be tended / cut. Never leave dustbins on show or unwanted materials stacked up.

ConveyancingKurtis are able to obtain competitive conveyancing quotations for both buying and selling from a panel of recommended professional solicitors. Fixed fee quotations are available with a comprehensive breakdown of disbursements and Stamp Duty allowing you to accurately calculate your associated costs of buying or selling.

Working closely with a selective group of firms on the panel of the majority of lenders, quality online conveyancing ensures you are able to communicate with ease without having to attend solicitors offices.

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Guaranteed RentIf you’re a landlord looking for a fixed rental income, paid each and every month without all of the normal stresses involved in letting out a property, then you have come to the right place.

• A guaranteed annual rental income on time, every month • You still get paid even if the property is empty • No monthly commissions or hidden extras • Flexible Leasing for 1-5 Years • No commission • Automated rent payments monthly in arrears • 24 Hour Maintenance Team • Periodic Inspections

Why Kurtis Property’s Rent Guarantee Scheme? • Established since 1989 • A dedicated team of Property Experts to deal with all aspects of lettings • Recommended contractors carry out works, many of whom have worked with Kurtis Property for over 30 years • ‘Out of Hours’ Repairs Management Service available 7 days a week, 365 days a year • Gold winners of British Property Awards • Members of the property ombudsman and Safe Agent

How does the Rent Guarantee Scheme work?Kurtis Property effectively become your tenant, guaranteeing you a fixed rental income. We then sub-let the property, taking great care to select the right tenants and then manage the property throughout the full duration of the tenancy.

We’ll handle everything from all utilities including council tax to dealing with tenants. We will save you valuable time so you can carry on with your busy life while still receiving a fixed income. At the end of the scheme you will take back full ownership and responsibility of your property in its original condition.

Guaranteed Rent Scheme


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What properties are required for Rent Guarantee Scheme? • Flats, from studios to multi-bedroom apartments • Houses up to five-bedrooms in size • Houses of Multiple Occupation (HMOs) • Houses converted into self-contained flats • Blocks of flats with three or more apartments • Large or small property portfolios • Properties in need of complete refurbishment • Empty properties

Areas Covered By Our Rent Guarantee Scheme Kurtis Property rent guarantee scheme covers London and the home counties specifically Greater London, Essex, Kent, Hertfordshire and Surrey.

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Guaranteed Rent Scheme - FAQ’s


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How long is a Guaranteed Rent contract?The rent guarantee contact we can offer from a minimum of 12 months up to a maximum of 5 years.

What are the benefits of Guaranteed Rent for landlords?The benefits of a rent guarantee scheme for landlords include no void periods, no rent arrears, no commission, no renewal fees or any other “hidden extras”. No need to deal with the tenants at all. We can be flexible with payment dates, contract lengths, and start dates.

If I let my property unfurnished, do I still need to supply any white goods?Where the property is required unfurnished, landlords will still be required to supply the following items; • Fridge freezer • Oven or Cooker • Nets and heavy curtains or blinds What do I need to do when I lease my property?Simply call our leasing team on 0203 773 1988 who will be pleased to arrange a no obligation property valuation. We will meet you at the property and advise you of any areas that may need addressing prior to leasing your property.

How long will the process of letting my property take?Generally the leasing process can be a quick as 24 hours to a maximum of 10 days.

Who is responsible for bills and Council Tax?All utility bills and Council Tax will be transferred to the tenants by Kurtis Property. During the term of the contract, the tenant will be liable for all utility bills and Council Tax.

How and when do I get paid the Guaranteed rent?All payments are made by an automated BACS system. Payments will usually take 2 working days to clear in to your account. Rental payments are made on the last day of the month monthly in arrears.

Do you charge a monthly commission?No we don’t. The rent agreed will be the rent that you receive from Kurtis every month. We do not charge commission or a management fee.

Do I have to inform my mortgage company?You will need to check with your mortgage lender whether your mortgage terms allow you to let your property.

Do I need a property licence?Many boroughs although not all require a licence from the council to rent the property. This is either a selective licence or HMO. For all PSL (Private sector leasing) this is normally exempt.

What documents will I require to lease my property?You will require the following documents to lease your property. Please use the following landlord check-list:

• Copy of Council Tax Bill • Copy of valid NICEIC Certificate • Copy of valid Gas Safety record • Copy of valid Energy Performance Certificate • Copy of Building Insurance • Copy of a recent Mortgage Statement • Copy of utility bills • 3 FULL sets of keys

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IntroductionKurtis boasts a wealth of experience in the letting market. The Lettings Team employs professional and well trained staff to ensure that our service meets your needs and gives you peace of mind.

Your property is a major investment and it is important that you are aware of your responsibilities as a landlord, as well as knowing the best way to optimise your investment.

This guide is designed to give you essential advice and explain the services we can offer you and their importance to you.

Where to StartThe first stage towards letting your property is to meet with a member of the Kurtis Letting Team at the property for a ‘Valuation Appointment’. Kurtis provides this service free of charge and with no obligation. During this appointment, we will advise you about any action you can take to maximise the rental income and is desirability to potential clients.

Furnished or Unfurnished?One of the first decisions to be made is whether to let your property furnished or unfurnished.

Unfurnished LettingsUnfurnished Lettings generally include the following:- • Carpets or laminate flooring • Curtains • Light fittings • Built in kitchen appliances

Furnished Lettings • Beds • Sofas • Coffee Table • Table & Chairs • Wardrobes • Chest of Drawers

If you decide to let your property furnished, you will need to be aware of the following:- • All soft furnishings i.e. beds and upholstered chairs and sofas must comply with the furniture and furnishings (Fire) (Safety) Regulations Act 1988. Any furniture manufactured before 1988 will generally not comply • We recommend that items of specific, intrinsic or sentimental value are not left within the property.

Lettings

Landlord and Tenants responsibilitiesGenerally, the Landlord is responsible for the exterior and interior maintenance. The Landlord will be responsible for buildings insurance and for Landlords furnishings.

The tenant has a responsibility to show a duty of care to the property and contents. The tenant will be responsible for the gas, electric, water, telephone and council tax bills.

Property presentation, decoration and gardensFirst impressions count! If your property is presented well, it will not only achieve a higher rent but will also attract a better tenant.

Kurtis can advise you on the level and type of furnishings, fittings and appliances required when decorating, we would recommend that you choose neutral colours. Paint the walls rather than wallpaper as it is cheaper, quicker and easier to redecorate if necessary.

If replacing existing flooring, choose hard flooring or a carpet that will be able to withstand wear and tear.

Garden maintenance is normally the tenant’s responsibility and most tenants are happy to maintain a small to medium sized garden. However, if you have a property with a large garden, we recommend that you employ a gardener to look after it during the tenancy with the cost of this being reflected in the rent.

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Kurtis property high profile, strong reputation and innovative marketing generates considerably more enquiries than most other local letting agents.

Effective MarketingOnce Kurtis receives your written instructions for one of our Letting services, we will commence the process of finding a suitable tenant.

Internet MarketingThe internet has become an essential tool in the marketing of rental properties. Over 70% of people moving home now use the internet to search for property. Kurtis invests heavily in Internet advertising in order to generate constant enquiries from potential clients. All our properties are added to the Kurtis website which also feeds the main web portal providers. Because property lists can be updated daily and application forms completed online, the whole process is accelerated.

Kurtis DatabaseProspective tenants registered on our extensive database will be contacted and full detailed particulars will be forwarded to suitable tenants.

Advertisement BoardIf agreed, a ‘To Let’ board will be erected at your property to also generate enquiries.

Capturing Company MoversStatistics show that one in five property moves in the UK is a result of job relocation. Kurtis has built up excellent relationships with many corporate organisations who use us for our exacting standards and extensive range of quality properties.

This saves the employer and employee valuable time in their property search.

Social MediaKurtis have invested heavily in advertising and promoting social media both in house and retaining a media company to maximise our exposure.

Selecting the right tenantThe success of the Kurtis Lettings Team is based on our ability to make the correct judgement, knowing when to refuse or accept an applicant. A significant number of applicants are unsuitable either because of their financial situation or an adverse credit history.

The most appropriate tenants will depend on the type of property and your own specific circumstances and requirements. Kurtis will discuss these in detail to strive to find you the most suitable tenant. Typical exclusions may include the following examples: No Pets; No Smokers; No children or No unemployed.

References, Financial Checks and Rent GuaranteeOnce a suitable tenant has been found, Kurtis employ stringent referencing procedures which gives us an understanding of the tenant’s personal and financial circumstances.

We also give an insurance backed rent guarantee and legal policy (subject to terms and conditions).

AttractingTenants

Setting up the Tenancy

Tenancy AgreementOnce Kurtis is satisfied with the choice of tenant, we will commence the preparation of the Tenancy Agreement.

The Tenancy Agreement is designed to; protect your rights to possession; to control the tenant’s activities; to ensure that you have redress if your property is not looked after and that the property is compliant with standard lending source requirements.

Tenancy Agreements are normally for a 1 year period and thereafter on a month by month basis. Shorter and longer tenancies can be negotiated.

The Housing Act 1988 specifies types of Tenancy. Tenancies prepared by Kurtis will be an ‘Assured Shorthold Tenancy’ or a company let.

Energy Performance Certificate (EPC)It is law to provide all new tenancies with an energy performance certificate. The certificate addresses the full energy efficiency of the property including environmental impact. The certificate is valid for 10 years from inspection and Kurtis will arrange for this to be carried out on behalf of the landlord.

Inventory/Schedule of ConditionPrior to tenancy, Kurtis will arrange for the preparation of an Inventory. This document is an accurate and detailed description of the interior of the property, a record of furniture, fittings and decorative order.

At the end of the tenancy, the property is inspected again and any damage or deterioration noted.

The tenants are responsible for the cost of rectifying any damage caused to the property and this cost is deducted from the tenant’s deposit. The Inventory will be used to prevent or resolve disputes between the landlord and tenants.

Mortgage Company requirementsUnless you have a buy to let mortgage, consent will need to obtained from your mortgage company. They will require information on the type of tenancy agreement, length of tenancy and insist on the correct documentation for re-occupation. In some cases, the mortgage company will levy an administration charge for giving consent.

Rental Payments and DepositsOnce the tenant signs the agreement, Kurtis will take the deposit, one month’s rent and the deposit. The amount of deposit varies, but usually is equivalent to one to two months rent. Kurtis will ensure all funds are cleared prior to moving in the tenant and will manage the Standing Order process in respect to future rental payments.

Tenancy Deposit Protection SchemeKurtis are fully bonded members of The Tenancy Deposit Scheme (www.thedisputeservice.co.uk).

All Landlords and Agents are required to join either an insurance based Tenancy Scheme or enter into a Government Custodial Scheme in order to hold the tenants deposit.

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Leasehold PropertiesIf your property is leasehold, your lease will specify whether or not it is necessary to obtain permission to sub-let from the freehold company or the managing agent. It is wise to clarify your situation, as some leases place restrictions on the type of sub-letting which will be approved.

Selective Property LicencingLandlords that have properties in the London Borough of Redbridge like other Boroughs including Newham, Barking and Dagenham and Waltham Forest now have to apply for a Selective Property Licence in order to rent a property.

The licence needs to be applied for prior to a tenant taking up occupation and requires a full application on line. Part of the licence application requires you to provide copies of certification including EPC (Energy Performance Certificate), Gas Safety Inspection, Full Electrical Inspection Report and PAT Test (Portable Appliance Certificate). They also require fire safety proof which includes providing documentation to show you have working smoke alarms and CO Alarms (Carbon Monoxide).

These licence last for 5 years and cost from £500.00 however, if applied for within the first two months of the licence going live then they also offer a discount of 50%. Failure to apply can result in a fine of up to £30,000 and possible a criminal record.

Kurtis Property Services have applied for many licences on behalf of landlords as the application can be difficult and timely to apply for unless you are very familiar with the property. Reasons include that the application requires you to provide room measurements and locations and details of the habitable rooms, you would also need to provide full occupancy information should the property already be rented.

For more information on Selective property licencing and how Kurtis Property Services may assist you, please contact us on 020 8599 1007.

Service Level Options

Kurtis offer three levels of service to accommodate the differing requirements of our clients. The type of service you choose will be determined by exactly how much involvement you wish to have in the management of your property and by your situation:-

Letting Only ServiceIf Kurtis are instructed to Let your property we will complete the following:- • Advertising and promoting the property until a suitable tenant is found • Arranging viewings • Interviewing, taking up references and carrying out credit checks where necessary on prospective tenants • Signing up the tenant and taking the first month rent and security deposit • Passing over legal documents and monies to the landlord once the tenant is signed up

Rent Collection ServiceIncludes all of the services outlined in Letting Only Service, plus:- • Collection of the monthly rent and paying into the designated landlords account

Full Management ServicesThis service ensures that every aspect of the letting process is cared for, to avoid you having to deal with timely and demanding issues that arise during a tenancy. This service adds the following to the Letting Only Service:- • Collecting monthly rent and paying into the designated landlords account • Providing a quarterly statement of accounts • Prepare a full and accurate Inventory/schedule of condition • Setting up tenant accounts with the appropriate utility companies • Carry out interim inspections to check on general condition of the property • Arranging maintenance and repairs where necessary • Serving legal notice to regain possession • Inspecting the property at the end of the tenancy • Dealing with any claim against the tenant for damage

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Property MaintenanceKurtis have staff on hand to deal with any maintenance issues, oversee any essential repairs and arrange payment of the contractor. Our prime concern is to ensure that the property is maintained, on your behalf, in the same condition as that in which it was first let, allowing for wear and tear. When appropriate, we will advise you of any improvements that may be needed in orderto attract quality tenants. Unless you have preferred contractors, Kurtis will use one of a group of contractors who have proved their reliability, good workmanship and competitive pricing.

AccountingKurtis have a dedicated accounts department to ensure that rent is paid on the due date and passed to you as quickly as possible. They prepare statements of rental income and expenditure every quarter to ensure that you have the full information for yourself and for your tax return.

Interim InspectionsKurtis carry out periodic inspections of the property and supply the landlord with a written report.

Extending or Terminating the TenancyMany Tenants extend their tenancy and in some cases stay for several years. If no notice is served on the tenant, the tenancy automatically continues on a monthly basis. The Landlord can terminate the tenancy at the end of the initial period or at any time thereafter by giving the tenant a minimum of two months notice.

The tenant can either leave on the last day of the initial tenancy period, or can give a minimum of one months notice at any time thereafter.

Block Management - Right To ManageIf you are a leaseholder & feel that your service charges are too high, or are unhappy with your current managing agent, or even feel that you are constantly chasing your agent to do repairs & maintenance, Kurtis can be of assistance.

Leaseholders of apartment blocks will have differing reasons for wanting to take over management & control of the building.

Leaseholders do not need landlord consent or permission, or a court order.

At Kurtis, we can aid leaseholders to have a say in how their building is run, with total transparency on expenditure as well as lower yearly service charges.

PropertyManagement

IntroductionThe following information is intended only as a guide for landlords and should in no way constitute a detailed interpretation of the complete regulations. Whilst the regulations might appear onerous, they are designed to ensure the safety of the property and tenants. Landlords should note that the maximum penalty for non-compliance with these Regulations is a fine of £5000 or 6 months imprisonment.

Gas Safety (Installation and use) Regulations 1998These cover all gas appliances, flues, meters and associated pipe work and require landlords to get an inspection carried out by a Gas Safe registered plumber to check any gas installations. Once the plumber is satisfied that the installations are safe, he will supply a Gas Safety Certificate. A copy must be held by the Agent and renewed annually.

Landlords normally arrange the first inspection and Kurtis will then arrange for subsequent inspections.

Breach of regulations result in heavy fines or even imprisonment, so tenants are not allowed to occupy a property without a current certificate.

Landlords are also responsible for ensuring that either the operating instructions are shown on the appliance or that an instruction booklet has been supplied.

Furniture and Furnishing (Fire) (Safety) Regulations 1988This act covers all upholstery and upholstered furniture supplied by the landlord in a rented property including beds, footstalls, pillows, headboards, mattresses, etc.

Furniture manufactured since 1950 cannot be supplied to a tenant unless it has conforming materials. Compliant furniture will always carry a label indicating this.

Electrical Installation standardsAll properties must now have a full NICEIC certification along with an annual portable appliance check.

Should any piece of electrical equipment or wiring be faulty which results in injury or fatality the landlord could be prosecuted.

Smoke DetectorsSmoke alarms must be located on every level, i.e. hallway/entrance, landing and upper floors.

CO2 DetectorsAll properties must have C02 detectors located within the vicinity of gas burning appliances, i.e. gas cookers, gas boilers and gas fires.

SafetyRegulations

Goodmayes Office600 Green Lane, Goodmayes,

Ilford, Essex IG3 9SQTel: 020 8598 9151 (Sales)

Tel: 020 8598 2214 (Lettings)Email: [email protected]

South Woodford OfficeElmhurst, 98-106 High Road,

South Woodford, London, E18 2QHTel: 020 8530 9779 (Sales and Lettings)

Tel: 020 8599 1007 (Management)Tel: 0203 773 1988 (Guaranteed Rent)

Email: [email protected]

www.kurtisproperty.co.uk

Professional Property Guide

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