Renting a property can provide an excellent alternative to buying for many home movers for example, when moving to a new area, leaving home for the first time or if a relatively short term move is required.
At Hodsons we offer a wide range of rental properties from apartments to cottages or detached country homes in both City Centre and more rural locations.
We are members the Association of Residential Lettings Agents (ARLA) and therefore as a Tenant you can be assured that you are dealing with a company regulated to conduct its practices to the highest standard. Our clients money is protected with the help of Propertymark Client Money Protection (CMP). This is a scheme which provides compensation to landlords, tenants and other clients should an agent misappropriate their rent, deposit or other client funds.
We are also pleased to announce that we received the 'Top 3' Letting Agent in Yorkshire (Voted by Tenants) at the prestigious ESTAS 2017. The awards are in their 14th year determine the best estate and letting agents in the UK based purely on feedback from customers who are asked a series of questions about the service they have received from their agent.
Click below to see our rental charges and landlords fees:
Notes for Tenants
To ensure quick and easy return of your deposit the following steps should be taken in accordance with your tenancy agreement. Please note that following the check out inspection we are unable to allow further access to the property so please take the time to read through this information and adhere to them:-
The property should be cleaned thoroughly and left tidy throughout. This includes all appliances - ensuring the oven is cleaned thoroughly, including the internal racks and trays, the fridge/freezer is thoroughly defrosted and free of excess water (and left off and the door open), the washing machine powder drawer and any filters are cleaned out, extractor fans cleaned and filters replaced or cleaned, kitchen units wiped out. Skirting boards, door frames & light fittings are dusted, finger marks are removed from light switches and any marks on paintwork removed and the windows cleaned inside and out.
All light bulbs in the property to be replaced if required.
Any broken or damaged items from the inventory should be replaced with either the same or something a close match to the item.
The garden areas, including lawns, borders, paths, driveways, patios and hedges should be left in a good tidy condition and all weeds removed. We can recommend gardening contractors to you should you prefer.
Curtains and nets should be washed or dry cleaned as appropriate along with Venetian blinds.
Ensure that carpets are professionally cleaned at the end of the tenancy in accordance with the terms in your agreement. We can recommend professional carpet cleaners to you. If you arrange the carpet cleaning yourself you must provide proof that this has taken place by a professional cleaner.
If you have had authorised pets at the property, you will have signed additional clauses in your tenancy agreement obligating you to have the carpets professionally cleaned and treated specifically to eradicate the possibility of fleas. Please ensure that you obtain proof when having this done. An additional £200 pet bond will be required.
Arrange final accounts for gas, electric, telephone, water rates and council tax but not to disconnect the gas, electric or water, just to take final readings and close the accounts.
You must arrange re-direction of your mail with the Post Office; we will not accept responsibility for any mail which arrives after you have vacated the premises. Tenants are at risk of falling prey to identity fraudsters by failing to change their details when they move house so please do this in good time.
Ensure that all your personal belongings are removed from the premises prior to our inventory check and handing back of the keys.
To enable a speedy the return of your deposit (subject to everything being satisfactory) please provide your forwarding address and bank details.
Please advise us if you have changed the alarm code (if applicable) during your tenancy or check with us that we have the correct alarm code when you hand in the keys.
If your rent is paid by standing order, you must contact your bank and cancel it direct with them. We cannot do this for you.
This is not an exhaustive list so please refer to your tenancy agreement for a full explanation of your obligations. You will not be permitted to re-enter the property after expiry of the notice period in order to undertake any of the above and therefore it is essential for the return of your deposit that you carry out the above in advance of check out.
FREQUENTLY ASKED QUESTIONS
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 IS FURNISHED AND UNFURNISHED?
Each property is different but generally speaking unfurnished means you can expect carpets, curtains and sometimes 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.
IS THE TENANCY I ENTER INTO BINDING?
A Tenancy Agreement is a legally binding document, you will be committing 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 HODSONS FEE’S?
We will charge you a one-off Administration Fee of £120 (inc' VAT) per individual applicant when you apply for your chosen property. For a Credit Check Only applicant (non-working spouse/partner) a fee of £50 (inc' VAT) is required. If a Guarantor is required a further fee of £50 (inc' VAT) will be required. When you renew your tenancy after each agreed term we will charge you a Renewal Fee of £55 (inc' VAT).
DO I NEED MY OWN INSURANCE?
YES! You will need to take out your own contents insurance out and we would recommend that you consider taking out insurance against any damage you might accidentally cause to the Landlord's contents, buildings and fixtures and fittings. 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.
ARE WE ALLOWED 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 REQUIRE?
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.
WHEN WOULD 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 DEPOSIT WOULD I NEED AND WHEN WILL IT BE RETURNED?
The deposit is normally £200 more than the rent. So a rent of £500pcm will require a deposit of £700. 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 an easy 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 WOULD I NEED TO MOVE INTO A PROPERTY?
Before your tenancy begins we require the first month's rent and the deposit in cleared funds. You can pay by 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 ALL THE BILLS?
All utility bills are the tenants responsibility except where agreed otherwise with the Landlord. You must set up your accounts with your chosen suppliers upon moving in and close those accounts at the end.
WE TRUST THIS TENANT GUIDE HELPS WITH YOUR QUESTIONS AND QUERIES HOWEVER, SHOULD YOU REQUIRE FURTHER INFORMATION PLEASE DO NOT HESITATE TO TO CONTACT US ON 01924 200544 OR BY EMAIL AT email@example.com