Finding a property to rent can be a stressful business. Emmersons can help you reduce this stress with our friendly and personal approach to understanding your property needs.
When we receive your first call to our office, we will ask you some questions about your rental requirements, budget and timescales. Our experienced staff will match your needs with a variety of properties on our database and arrange for you to view those suitable. Throughout your property search, we will keep in regular telephone and email contact with you to ensure we provide you with the best possible service.
Once you find a property you wish to rent:
- Initial Information – We will ask you questions about income, number of occupants, and when you need to move in etc., to ensure that the property is suitable for you and to avoid needless waste of referencing costs etc.
- Reserving the Property – To enable us to take the proprty off the market we will ask you for a Holding Fee equivalent to one week's rent which will be deducted from the first month's rent at the start of the tenancy. This does not oblige the Landlord to let the property, but would be returned if the Landlord decided not to proceed. If any relevant person (including any guarantor) withdraws from the tenancy, fails the Right to Rent Checks, provides materially false or misleading information, or fails to sign the Tenancy Agreement (and/or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing) this money should be considered non-refundable.
- Identification Checks – We are required by law to carry out Right to Rent document and ID checks. Before the start of the tenancy we will ask you (and any adult occupants) to visit our offices so that we can check and copy the relevant documents for our records.
- References – All parties taking the tenancy will be asked to complete a referencing form which will require Bank and employer details, details of any previous Landlord and/or someone able to provide a character reference. These details are submitted to a professional referencing company who will usually report back to us within 48 hours.
- Tenancy Agreements – At the same time as obtaining references we will prepare a Tenancy Agreement (usually an Assured Shorthold Tenancy for you and the Landlord to sign.
- Guarantors – Occasionally if the referencing company is unable to obtain sufficient information on income, or you are recently self employed, we may ask you for a guarantor. This is someone, usually a family member, who is prepared to sign an agreement to fulfil your obligations as a tenant and pay the rent in the event of you being unable to keep up with the payments. Any guarantor will need to be referenced in the same way as you as a tenant.
- Updates - We will send you written confirmation of your proposed rental and will stay in touch by telephone and email to let you know as soon as the references are back.
- Signing the Tenancy Agreement – As soon as we are happy with the references we will arrange a mutually convenient time for the Agreement to be signed by all adult occupants. Signing should take place within 15 days of the Holding Fee being received unless otherwise agreed.
- Security Deposit – This will be equivalent to five weeks rent (six weeks rent where the annual rent exceeds £50,000). This is usually paid at the time of signing of the Agreement, or three days prior to the tenancy commencing. It is held in an Approved Tenancy Deposit Scheme (Tenancy Deposit Scheme) for the duration to protect the landlord in the event of unreasonable wear and tear or damage. The property, including any carpets, white goods etc., is expected to be cleaned to a professional standard at the end of the tenancy. If this is not case, the cleaning costs will be deducted from the deposit.
- Paying the First Month’s Rent – Full payment of this minus the Holding Fee, is required prior to the start of the Tenancy.
- Moving in – On the Start Date you will be checked into the property either by the Landlord, or our Inventory Check in Clerk. They will supply keys and you will receive a full copy of their inventory recording the condition of the property. This is the record that the property will be checked against at the end of the tenancy, so it is in your interest to attend the Check in.
- Utility Services – We will usually arrange for the current service suppliers (excluding Internet and telephone) to be notified of the new occupants. If during your tenancy you decide to change suppliers we only ask that you notify us of the name of the new supplier/s you intend to use.
- Insurance – The landlord will be responsible for insurance of the building and any contents supplied, however you will be responsible for the insurance of all your furniture and belongings. We will be able to give you details of specialist Insurance suppliers for tenants' contents if you so wish. You also have a responsibility to notify your landlord if you are away from the property for more than 28 days, as it may invalidate their insurance if the property is unoccupied for more than this length of time.
- Maintenance and Repairs – We advise you who is responsible for this with our start pack, but most of the properties we rent are managed by us. If this is the case and anything is wrong when you move in, or during your tenancy, all you need to do is complete the Maintenance Issue Form on this website or, in emergancies, telephone or email our office in Maidenhead.
- Our Contractors – For your peace of mind we only use local trades people and most of these have been with us for many years. We will always try to get someone to assess the situation within 24 hours and we will keep you advised of the outcome.
- Moving On – All good things have to come to an end, so when the time comes for you to move on all you need to do is to check your Tenancy Agreement for the required notice period and notify us in writing, or by email, accordingly. We will usually re-market the property immediately, so it is helpful if we can show prospective tenants around while you are still there by prior appointment, and of course accompanied by a member of our team. We will also book a date/time for the Check out with you and all the keys should be returned at this point.
- Final Utilities - At the end of the tenancy it is your responsibility to make sure that you have meter readings, arrange for final accounts to be sent to your new address and settle the accounts.
- Return of Security Deposit – When we receive the Check Out report we will assess it and confirm with the Landlord whether this can be returned in full. If there are any breakages or deductions to be made, we should be able to let you know within a few days, but estimates may need to be obtained before we can return the deposit to your bank account (Tenancy Deposit Scheme).
Other things you might want to consider....
- Pets (dogs and cats) - We like pets and some of our Landlords will happily take pets, but their prior approval is required and a slightly increased rent may apply.
- Changes of Occupancy - If you are occupying one of our properties as permitted sharers and it is necessary to replace any occupant, we will need to obtain the Landlord's approval. Usual referencing and identification checks will be needed, as well as new legal documents and re-registering of the deposit. There will be a charge for any change of occupant.
- Tenant's fees - According to the Tenants Fee Act 2019 there are certain circumstances, in addition to the above, where permitted charges may be made to tenants. Any such fees are detailed on this website in our Tenant’s Fee Guide.
THE FUTURE……Of course we will always be delighted to help you with your search for a New Rental Home, and many of our old tenants come back to us as Landlords!