Property Developments & Improvements

We have a dedicated project management team who will liaise with you, your tenants, and the contractors to ensure a job well done.

We offer an all round service; from initial discussions, accurate quotations, quality materials and tradesmen, and project management. We will ensure that the project meets all compliance areas, and quality and control, all whilst keeping you and your tenants happy and in the know.

The project manager will offer you a schedule of works and stick to it, and will keep you updated throughout. We understand that time is money.

Inventories & Inspections

We have a comprehensive and innovative inspection procedure. We understand how important it is for Tenants and Landlords alike to have an accurate and in-depth inventory report.

All inventory reports are created with our in-house application, which we are proud to have created ourselves, as we found that no other report out there contained the same information that we like our clients to have.

HMO Applications

Where a property is rented to a group of five or more unrelated sharers on an assured short-hold tenancy agreement, and the accommodation provided is spread out over three or more stories, then it is likely that you will need to obtain an HMO license to be able to rent out the property.

We understand that conforming with the legalities of renting properties, more prominently to students can have a lot of paperwork attached to it. We offer a varied service when applying for the HMO license by ensuring a full HMO inspection is carried out for you, including floor plans and applying for the license on your behalf.

Our maintenance team are fully aware of all the HMO guidelines and up to date information and will ensure you in turn are aware of anything that may affect your property.

Gas, Legionaires, Electric, & Fire Safety Checks

The Gas Safety (Installation and Use) Regulations 1998 states that landlords must ensure that gas appliances, fittings and flues are safe for tenant’s use and that installation, maintenance and annual safety checks are carried out by a Gas Safety Registered Engineer.

The landlord must keep a record of the safety check for two years and issue a copy to each existing tenant within 7 days of the check being completed, and a copy to any new tenants prior to move in.

Health and safety legislation requires landlords to conduct risk assessments and minimise the exposure of the Legionella bacteria to tenants. This bacteria may contaminate and grow in domestic hot and cold water systems and can be fatal. For further information and a copy of our Legionaires Risk Assessment form please Click Here.

Whilst there is no legal obligation on landlords to have professional checks carried out on the electrical appliances, there is, however, an obligation to ensure that all electrical equipment is safe, under the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation – Part P, and the British Standard BS1363 relating to plugs and sockets. The only exception to this is if the property is classed as a HMO, in which case a certificate is required.

All electrical certification should be carried out by an electrician who is registered with the National Inspection Council for Electrical Installers and Contractors (NICEIC).

With regards to fire safety, as part of the Deregulation act 2015 (passed in March 2015), from October 2015 all Landlords will be required by law to install working smoke and carbon monoxide alarms in their properties and be able to prove they are working on an annual basis or when requested by a governing body (6 months of HMO Licensed properties). The best way to prove that you are conforming to the rules is with a Fire Safety Certificate.

Our client database automatically reminds us each time a check is due. Our maintenance team will contact the owner to make further arrangements, or proceed to book in an engineer (dependant on the management package).

We hold copies of certificates on file, and also ensure that any certificates, where applicable, are available for the property tenants to view at any time via our website.

Deposit Protection & Dispute Handling

All our deposits are held in a separate deposit account and are protected through two companies. Protection is provided through the Tenancy Deposit Scheme (TDS) and MyDeposits whilst being governed by CM Protect. Deposit protection is a strict process for us. We run checks throughout the year to ensure that an accurate account is maintained.

At the end of every tenancy we provide all tenants with an abundance of information to clarify our deposit return and dispute procedure. Our disputes are dealt with in writing only so we have a solid record of everything discussed. We will liaise between the tenant and the owner to reach a fair and satisfactory outcome.

Rental Collection & Recovery

All our Tenant rent accounts are managed directly by our Tenant Liaison within our accounts department. They see the process right through from marking off the payments each month to issuing court proceedings for unpaid rentals.

Due to our thorough rent chase procedure, we achieve an average of 99.5% of rentals received on a monthly basis, which surpasses the national average.

Our Tenant Liaison will maintain contact with the tenants throughout the year, building a good rapport, and dealing with any issues they may have to limit any impact on the landlord.

Legal Advice & Court Action

We have a knowledgable and dedicated team who will undertake whatever necessary to avoid an issue having to go this far. In the rare unfortunate event that legal assistance is required, however, we will happily pursue this for you, giving full support and guidance throughout the process.

RNL have successfully dealt with court cases in relation to: Rental Arrears
Unpaid damage and utility charges Section 21 eviction (where the tenant has remained in the property after tenancy expiration) Section 8 eviction (where the tenant did not conducted their residency in a tenant like manner and the landlord requested removal prior to the expiration of the tenancy)

Court cases can be very intimidating not only for the defendant, but also for you as the claimant should this happen. RNL Property Management will ensure all court documents are filed correctly and in a timely fashion. We will also provide assistance in court or attend on your behalf should a hearing be necessary.

Emergency 24 Hour Contact & Holiday Cover

We offer our tenants the use of a 24 hour contact. We liaise with them directly to ascertain the issue and provide constructive advice. In exceptional circumstances we will attend around the clock, and provide the tenants with any resources they may need short term.

We can then arrange a worker should this be required to rectify the issue.

If it's a relaxing holiday, or a peaceful nights sleep you are wanting, you can rest assured that we will look after your property should the unexpected happen.

Management Of Service Contracts and Owner Workers

Many of our landlords opt for service contracts offering landlord and homecare cover. We can liaise with them on your behalf, or provide details to the tenants where necessary to book in engineer visits. Just let us know the details and we will do the organising for you.

If you have a preferred worker or company that you use for your maintenance please make us aware and we will happily discuss any works with them, arranging keys and property visits, and chasing up to ensure the work has been complete to the tenants, or your satisfaction.

Accounts & Financial Reports

Landlord statements are run once a month on the date specified in the Management Agreement. The statement can be posted or emailed, and copies can be obtained from us at any point.

An email will be sent in the month of April with a link to the end of year annual statement for tax purposes. If your account period runs within a date range other than April to April, we are able to provide you with an analysis of rental and costs per property within that range.

Please note, it is your responsibility as landlord to inform the Inland Revenue of rental income obtained and be responsible for any Income Tax Liability. RNL Property Management do not act as accountancy service and will not able to provide assistance with preparing and submitting returns required by the Inland Revenue, however we will endeavour to provide any additional documentation as required.

If you are a landlord and would like to hear more about the services we can offer, please get in touch to discuss how we can help.

Ross and Lowe Property Management Ltd trading as RNL Property Management Registered Address - Suite 3 2 Victoria Road, Leeds, United Kingdom, LS6 1AT Registered in England No. 09623877