Before putting your property on the market, identify what decorations, repairs, and cleaning
are necessary to prepare it for letting. If you are living in the property, it can sometimes be
difficult to see what needs attention, so it’s worth getting a second opinion from a friend or
one of our lettings staff.
Furnished or Unfurnished?
Properties can be let either furnished or unfurnished, and our experienced lettings team will
be happy to advise you on the best option for your property and target market.
- Unfurnished properties usually come with white goods, such as a fridge/freezer,
washing machine, and cooker.
- Furnished properties should include essential items such as beds, wardrobes, sofas,
and a dining table with chairs.
We strongly advise against leaving personal or sentimental belongings, as these are not
protected and could cause complications during or after a tenancy. Landlords are also
responsible for repairing or replacing any items provided that become faulty or damaged
during the tenancy.
Fire Safety Regulations
All furnishings and upholstered furniture supplied must comply with the Furniture and
Furnishings (Fire) (Safety) Regulations 1988 (as amended). This includes items such as
sofas, mattresses, cushions, and padded headboards. All such items must display the
original manufacturer’s fire safety label, confirming they meet the required fire-retardant
standards.
Ensuring compliance with fire safety regulations helps safeguard your tenants and minimises
landlord liability.
Energy Performance Certificates (EPCs)
Under current legislation, an Energy Performance Certificate (EPC) must be obtained before
a property is marketed for rent. The certificate rates your property's energy efficiency on a
scale from A (most efficient) to G (least efficient) and offers recommendations for
improvements.
Under the Minimum Energy Efficiency Standards (MEES), rental properties in England and
Wales must have an EPC rating of at least ‘E’. Properties rated ‘F’ or ‘G’ cannot be legally let
unless a valid exemption has been registered.
At Bond & Sherwill, our lettings administrators can organise an EPC for you, ensuring it
complies with all legal requirements and is registered correctly.
We also keep our landlords informed about changes to energy efficiency regulations, helping
you stay compliant and avoid potential penalties.
Electrical Installation Condition Reports (EICRs)
Current legislation requires that all rented properties in England have a valid Electrical
Installation Condition Report (EICR). This report assesses the safety of a property’s fixed
electrical systems and must be carried out by a qualified electrician.
At Bond & Sherwill, we can organise for a registered contractor to carry out the EICR on
your behalf. The report must be renewed every five years, or sooner if recommended by the
electrician.
A satisfactory EICR is a legal requirement before new tenancies commence and must be
provided to both the tenant and, if requested, the local authority. We ensure our landlords
remain fully compliant and aware of any updates to electrical safety regulations.
In addition to fixed wiring, landlords are responsible for ensuring that any electrical
appliances supplied in the property are safe to use. Although Portable Appliance Testing
(PAT) is not legally required in all situations, it is strongly recommended, especially in
furnished properties. Appliances should be regularly inspected visually and tested
periodically to ensure they remain safe for the duration of the tenancy.
Gas Safety Certificate, Smoke Alarms & Carbon Monoxide Detectors
If your rental property has any gas appliances or installations, it is a legal requirement to
carry out a Gas Safety Inspection every 12 months. This ensures all gas fittings, appliances,
and flues are safe and compliant with current regulations. A copy of the Gas Safety
Certificate (CP12) must be provided to your tenants and a copy left at the property.
At Bond & Sherwill, we can organise for a Gas Safe registered engineer to carry out this
inspection on your behalf, ensuring your property remains compliant and safe.
Smoke Alarms
Landlords must ensure that a working smoke alarm is installed on every storey of the
property used as living accommodation. These alarms must be tested and functioning at the
start of each tenancy.
Carbon Monoxide Alarms
A carbon monoxide alarm must be installed in any room with a solid fuel-burning appliance,
such as a log burner or open fire. From October 2022, this also applies to any room with a
gas boiler. Like smoke alarms, these must be tested and confirmed operational at the start of
the tenancy.
We can organise the installation and testing of smoke and carbon monoxide alarms as part
of our compliance service, helping ensure you meet all current legal safety requirements.
At Bond & Sherwill, we can organise for a Gas Safe registered engineer to carry out the
inspection on your behalf, giving you peace of mind that your property meets all necessary
safety standards.
Marketing Your Property
We ensure maximum exposure for your property through a comprehensive, professional
marketing approach designed to attract high-quality tenants quickly.
This includes:
- Full colour marketing brochures with professional photography
- Detailed floor plans
- Listings on all major property portals, including:
Rightmove, Zoopla, OnTheMarket, and PrimeLocation
- Prominent display in our high street office and on our website
Our proactive lettings team moves quickly to generate early interest and organise viewings,
helping to minimise void periods and secure a suitable tenant as swiftly as possible.
Virtual Tours & Professional Photography
We provide professional virtual tours crafted by an expert videographer, using wide-angle
lenses and stabilised equipment, to ensure your property creates a strong first impression
online.
Trusted partner provides professional photographs with customised packages to highlight
your property’s best features.
Conducting a Property Viewing
Viewings are available from 9:00 am to 6:00 pm, Monday to Friday, and from 9:00 am to
4:00 pm on Saturdays, with appointments offered on Sundays. We confirm times with
prospective tenants and tailor our services to your preferences. Our staff will always conduct
viewings if requested, so you do not need to be present.
How long does it take to find a tenant?
Thanks to our extensive advertising and prominent High Street presence, properties can be
let within hours or days. Our computerised databases match your property with potential
tenants and notify them via email and SMS, accelerating the letting process.
Receiving and Accepting Offers
We inform you both verbally and in writing as soon as a prospective tenant makes an offer.
You then decide if the offer is acceptable. Offers are subject to satisfactory references, and
nothing becomes legally binding until the Tenancy Agreement is signed.
Inventory Reports
We strongly recommend hiring an independent inventory clerk to prepare a detailed report
recording the condition and contents of your property before the tenancy begins. This report
serves as essential evidence in case of any disputes at the end of the tenancy, especially
those involving deposit deductions.
A professional inventory includes:
- A complete written record of the property’s condition
- Photographic evidence
- A schedule of contents (where applicable)
Copies should be provided to both the landlord and the tenant at the start of the tenancy and
signed to confirm agreement.
At Bond & Sherwill, we can organise this service on your behalf, ensuring an impartial and
accurate record is maintained to protect your investment.
Rent and Deposit
We collect the first month’s rent and tenancy deposit in full before the tenancy begins.
All deposits are protected in a government-approved tenancy deposit scheme and registered
within 30 days of receipt, as required by law. The relevant prescribed information is also
given to the tenant within this period.
At Bond & Sherwill, we guarantee a smooth and compliant beginning to every tenancy by
managing the rent and deposit process professionally and efficiently.
Property Management Services
At Bond & Sherwill, we provide a comprehensive range of property management services,
including:
- Tenant Finding
- Rent Collection
- Comprehensive Full Management
Whether you’re letting a single property or managing a larger portfolio, we offer tailored
solutions to meet your needs. Our services cover both residential and commercial
properties, with a focus on professionalism, compliance, and minimising void periods.
We also provide discounted rates for landlords with multiple properties. For our latest fees
and service options, please get in touch with a member of our lettings team.
Tenant Referencing & Rent Guarantee
To reassure our landlords, we conduct thorough tenant referencing via HomeLet, a
prominent industry provider. This includes:
- Credit checks
- Employment and income verification
- Previous landlord references
- Right to Rent checks (where applicable)
We stay current with HomeLet’s affordability and eligibility criteria, helping to reduce risk and
ensure suitable tenants are chosen for your property.
For landlords using our comprehensive management service, we also provide Rent
Guarantee Insurance at an extra cost. This offers protection against missed rent payments
and legal expenses, giving added security and peace of mind.
Dispute Resolution & Rent Arrears Support
Should disputes or rent arrears occur, we provide expert advice and management to resolve
issues promptly and professionally, helping to protect your income and property.
Communication Preferences & Landlord Portal
We offer landlords flexibility in how they receive updates, whether by email, phone, or postal
mail. Additionally, our secure online landlord portal provides 24/7 access to tenancy
documents, rent statements, and maintenance requests for your convenience.
Legal & Tax Advice Disclaimer
Please note that Bond & Sherwill does not offer legal or tax advice. For matters concerning
tax liabilities, legal disputes, or regulatory compliance, we strongly advise consulting a
qualified solicitor, accountant, or tax advisor.
If you are a Non-Resident Landlord (NRL)—that is, a landlord who lives outside the UK for
more than six months each year, you may have specific tax responsibilities under the HMRC
Non-Resident Landlord Scheme. We recommend that all NRLs seek professional advice to
ensure they follow UK tax laws.
If you need help preparing your property for letting, or if you would like more information
about our services, please don’t hesitate to get in touch—we’re here to assist.
