Information for Landlords

Venture Properties are based in Darlington and have a detailed knowledge of the rental market in the town and the surrounding areas.  We offer a variety of management packages to suit individual landlords requirements from simply finding the right tenant to full property management with rental guarantee insurance. We will only ask for payment on results.

Venture Properties will market your property in a professional manner with a full description of its features and numerous internal photographs taken with wide angled professional camera equipment. This is an area too often neglected.  We do this because we listen to feedback from our tenants and they appreciate details of properties not being presented in the usual 'bullet point' fashion with one photograph of the outside of the property.

We are the only local agent open 7 days a week.

We don't wait for the phone to ring and spend a lot of time working on and updating our mailing lists matching properties with potential tenants and arranging viewings.

All of the work we undertake from engaging with tenants to doing viewings and managing your accounts is done in one place. We do not have different offices for managing your accounts, and we are local, based in Darlington. This means that if you ever have a query or question we can deal with it immediately, in house.

There are no hidden charges or ridiculous fees for 'renewing tenancies'

We don't 'pass you on' to a national call centre office once we have the tenant in place. We deal with everything in one place. And it's local.

We advertise in the right places and know what works for lettings and we always have an up to date tenant database which we can draw upon and we will advertise your property through our Website and local property publications. We have a contract with Rightmove which means our properties will be advertised on their website which generates 10 million hits per month. We also have links to other national property websites such as email4property.co.uk, globrix, fish4homes, vebra and estate angels.

We offer tailor made management packages to suit individual needs, from full management to tenant find. Our rates are the most competitive in the area

We can offer advice on any aspect of tenancy and housing law as staff have recognised NAEA qualifications. We also offer many free additional services that a landlord may require during the term of a tenancy, such as service of a section 21 notice. In most cases landlords would have to pay an additional fee for these types of service. We don't charge a premium management fee for tenants claiming Housing benefit.

Our fees are the most competitive around and we pride ourselves on the friendly and professional relationship we have with landlords.

We can also provide landlords with rental guarantee and legal expense insurance during any tenancies and obtain all gas safety checks and energy performance certificates

We also now offer extremely competitive rates on Landlords Buildings & Contents insurance, something that you will need if you are renting a property.

We are proactive. We match tenants requirements to our properties, we don't wait for the phone to ring.

The four main management packages are listed below although we do maintain a flexible attitude and are able to adapt our service to meet our clients individual circumstances for example by providing a part only service or by taking on additional tasks and duties.

We recommend our Landlords use the Premier Management Service for peace of mind as this will pay the rent if the tenant does not and will cover the Landlord's legal costs (Terms & Conditions apply)

We only ever charge our commission when the rent is paid and not when the rent is charged. This means that it is in our interests that tenants pay rent promptly. We do not charge a premium for Housing Benefit tenants, the commission remains the same for all.

Whichever service you require we will provide you with a distinctive 'To  Let' board, will advertise in the local press, on our website and on other recognised property websites such as www.rightmove.co.uk which attracts 10 million hits per month. We’re open seven days a week and you can be sure that your property is advertised in the right places.

Rent and legal protection, rent will be paid if the tenant defaults -excellent rate 

Free To Let board - the most distinctive and stylish around!
Advertise in the local press, on our website an other property websites
Accompanied viewings
Take up references and credit checks of tenant(s) and guarantor where necessary
Draw up Tenancy Agreement
Arrrange utilities change over
Supply a comprehensive inventory of contents and condition with photographs (at an additional cost)
Arrange all gas safety inspections annually and electrical safety checks where required
Regular property inspections
Update local Council  with change of occupant
Check in/check out of tenants
Collection of rents on a monthly basis
Supply monthly statements to landlords to assist in the preparation of their accounts
Deal with day to day problems
Sort out any maintenance issues
Free advice with any legal Tenancy issues
Free service of Section 21 notices
Free registration of Tenancy Deposits or bonds with accredited Scheme

*Highly recommended for all landlords, risk averse package

Free To Let board - the most distinctive and stylish around!
Advertise in the local press, on our website an other property websites
Accompanied viewings
Take up references and credit checks of tenant(s) and guarantor where necessary
Draw up Tenancy Agreement
Arrrange utilities change over
Supply a comprehensive inventory of contents and condition with photographs (at an additional cost)
Arrange all gas safety inspections annually and electrical safety checks where required
Regular property inspections
Update local Council  with change of occupant
Check in/check out of tenants
Collection of rents on a monthly basis
Supply monthly statements to landlords to assist in the preparation of their accounts
Deal with day to day problems
Sort out any maintenance issues
Free advice with any legal Tenancy issues
Free service of Section 21 notices
Free registration of Tenancy Deposits or bonds with accredited Scheme

Free To Let board - the most distinctive and stylish around!
Advertise in the local press, on our website an other property websites
Accompanied viewings
Take up references and credit checks of tenant(s) and guarantor where necessary
Draw up Tenancy Agreement
Supply a comprehensive inventory of contents and condition with photographs (at an additional cost)
Arrange gas safety inspections if required (there will be an additional charge for the safety check)
Check in of tenants
Collect the rent and pay to the landlord
Supply monthly statements to landlords to assist in the preparation of their accounts
Free advice with any legal Tenancy issues
Free registration of Tenancy Deposits or bonds with accredited Scheme

Rent and legal protection
Free To Let board - the most distinctive and stylish around!
Advertise in the local press, on our website an other property websites
Accompanied viewings
Take up references and credit checks of tenant(s) and guarantor where necessary
Draw up Tenancy Agreement
Arrrange utilities change over
Supply a comprehensive inventory of contents and condition with photographs (at an additional cost)
Arrange all gas safety inspections annually and electrical safety checks where required
Check in of tenants
Collection of first months rent and deposit which is then forwarded to the landlord
Please note we are not responsible for the property during any void periods.

Low fees and professional Service

We take our job seriously and offer you the best service and advice available. We are convinced of this fact as so much of our business is from recommendations Our fees are certainly the most competitive around. All work from sourcing the tenant to on-going management is done from the same office which cuts out beaurocracy and leads to a more personal service. We are in constant contact with landlord organisations such as the National Landlords Association and the Residential Landlords Association and are therefore always ahead of the game when it comes to legislation and new laws implemented by the Housing Act 2004.

No Tenancy Renewal Fee

Wherever it suits a landlord or tenant there is no requirement to renew our Tenancy Agreements. After the initial six month period they roll on and are then Periodic Tenancies which are brought to end in the same way, by one party giving the other notice.

This means landlords and tenants do not have to pay a renewal fee which can be as much as £150 plus vat and is charged by a considerable number of other agents.

Before a property can be let there are several matters which the owner/landlord will need to attend to. If you require further advice or assistance with any matter, please do not hesitate to contact us:

Mortgage

If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement and we need to be informed of this.

Leaseholds

If you are a leaseholder, you should check the terms of your lease, and obtain the necessary written consent before letting.

Sub-letting

If you are a tenant yourself, you will require your landlord's consent.

Insurance

You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can advise on Landlord's Legal Protection, and Landlord's Contents insurance if required.

Council tax

Council tax is the responsibility of the occupier. You should inform your local collection office that you are leaving the property. During vacant periods the charge reverts to the owner. When unoccupied but furnished, the charge is 50% of the normal rate. When unoccupied and 'substantially' unfurnished, there is no charge for the first six months, and thereafter a charge of 50% of the normal rate. As part of our full management service we will liase with the Council on your behalf

The inventory

For unfurnished or for fully furnished properties, it is important that an inventory of contents and schedule of condition be prepared to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards it will be impossible for the landlord to prove any loss, damage, or significant deterioration of the property or contents. To allow us to provide a complete service to the landlord, we will if requested arrange for a member of staff to prepare a Video inventory and schedule of condition at a cost to be agreed.

Income tax

When a landlord is resident in the UK it is entirely his responsibility to inform the Inland Revenue of rental income received and to pay any tax due. However, where the landlord is resident outside the UK during a tenancy, under new rules effective from 6 April 1996, unless an exemption certificate is held, we as landlord's agents are obliged to retain and forward to the Inland Revenue on a quarterly basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such deductions is available from this Agency, and further information may be obtained from the Inland Revenue.

Important safety regulations

The following safety requirements are the responsibility of the owner (the landlord) and, where we are to manage the property, they are also ours, as agents. To protect all interests we ensure full compliance with the appropriate regulations, at the owner's expense:

Gas Appliances & Equipment

Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances in tenanted premises must be checked for safety at intervals of not more than 12 months, by a CORGI registered gas engineer, and a safety certificate issued (a CP12), a copy of which must be handed to each tenant. Records must be kept of the dates of inspections, of defects identified, and of any remedial action taken. This will be done by us on your behalf.

Electrical Appliances & Equipment

There are several regulations relating to electrical installations, equipment and appliance safety and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no specific legal requirement for a qualified electrician to carry out an inspection and issue a safety certificate (as exists in the case of gas appliances), it is recommended that the only way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificate.

Energy Performance Certificates

From the 1st October 2008 it will be a legal requirement for a Landlord to provide an Energy Performance Certificate (EPC) when renting out a property. An EPC must be done prior to the property being put on the rental market. Once done, these last for 10 years and therefore do not need to be done each time the property is re-let.
An EPC is not required for a licenced HMO where the facilities are shared. The Landlord remains the responsible person even if an Agent is used. An EPC gives information on the building's energy efficiency. We can arrange this on your behalf

Furniture & Furnishings

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989, 1993 & 1996) provide that specified items supplied in the course of letting property must meet minimum fire resistant standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows, and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bed clothes including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Therefore, all the relevant items above must be checked for compliance, and non-compliant items removed from the premises. In practice, most (but not all) items which comply must have a suitable permanent label attached. Items purchased since 1.3.90 from a reputable supplier are also likely to comply.

General Product Safety

The General Product Safety Regulations 1994 specify that any product supplied in the course of a commercial activity must be safe. In the case of letting this would include both the structure of the building and its contents. Recommended action is to check for obvious danger signs - leaning walls, broken glass, sharp edges etc., and also to leave operating manuals or other written instructions about high risk items, such as hot surfaces, electric lawnmowers, etc. for the tenant.

We have found from experience that a good relationship with tenants is the key to a smooth-running tenancy. As Property Managers the relationship part is our job. Our policy of offering a service of quality and care therefore extends to our tenant applicants too, and we are pleased to recommend properties to rent which conform to certain minimum standards. Quality properties attract quality tenants.

General condition

Electrical, gas, plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the landlord's expense unless misuse can be established.

Appliances

Similarly, if the property contains appliances such as a washing machine, fridge freezer, cooker, dishwasher etc. these should be in working condition. Repairs and maintenance are at the landlord's expense unless misuse can be established.

Decorations

Interior decorations should be in good condition, and preferably plain, light and neutral. It is worth considering cleaning or replacing carpets if necessary.

Furnishings

It is recommended that you leave only minimum furnishings, and these should be of reasonable quality, if you leave anything at all. It is preferable that items to be left are in the property during viewings. If you are letting unfurnished, we recommend that the property contains carpets and curtains. It is worth remembering most tenants have their own personal possessions. If you are unsure whether to furnish your property please feel free to seek our advice.

Personal items, ornaments etc

Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the tenant's own use.

Gardens

Gardens should be left neat, tidy and rubbish-free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard provided they are left the necessary tools. However, few tenants are experienced gardeners and if you value your garden, or if it is particularly large, you may wish us to arrange maintenance visits by our regular gardener.

Cleaning

At the commencement of a tenancy the property must be in a thoroughly clean condition.  If you prefer, we can arrange for the property to be cleaned on your behalf. At the end of each tenancy it is the tenant's responsibility to leave the property in similar condition. Where they fail to do so, cleaning should be arranged at their expense.

Mail forwarding

We recommend that you make use of the Post Office redirection service. Application forms are available at their counters, and the cost is minimal. It is not the tenant's responsibility to forward mail.

Information for the tenant

It is helpful if you leave information for the tenant on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.

Keys

You should provide one set of keys for each tenant. Where we are Managing we will arrange to have duplicates cut as required.

Golden rule

The golden rule is that good quality accomodation will always attract good quality tenants.