Useful Information & Frequently
Asked Questions for Landlords
Bristol and Surrounding Area
Landlord FAQ's
Becoming a Landlord
Do I need a different mortgage for my property if it is rented?
Not necessarily, but your mortgage company do need to be informed that it is a rental property.
Do I need landlord insurance?
Yes, landlord insurance is critical. It will assist in unforeseen damages to a property that could result in a large expense. An example of this could be that there is a water leak into a bedroom and the tenant has had to vacate. The correct insurance will cover any loss of rent and the tenant’s hotel bill.
What legal requirements are there in order to let my property?
There are actually less than you may think. Details of landlords’ safety responsibilities can be found here.
Do I need a license for Houses of Multiple Occupancy?
The regulations regarding HMOs can often be quite unclear. However, Abode have grown to become experts in this field and have a very close relationship with Bristol City Council. If a house is 3 stories or more and has more than 5 tenants who are not related, then a license will be needed. A license will only be granted by the Council in accordance with specific regulations. If you have any queries regarding HMOs, please contact us on 0117 973 8866 or info@yourabode.co.uk Further information can be found on the Direct Gov website.
What are the regulations regarding fire prevention?
Fire avoidance is a duty of care and we recommend a minimum of 2 smoke detectors in hallways. The current legislation states that a landlord must follow fire safety regulations, eg check you have access to escape routes, make sure the furniture and furnishings are fire safe and provide fire alarms and extinguishers for HMOs. Further information can be found on the renting section of the Direct Gov website
I am thinking about buying a rental property in Bristol. Where should I look to invest and can you help me with this decision?
Absolutely. There are many profitable areas to look within Bristol. We are very happy to advise and help you make a decision based on our extensive experiences. We are delighted to visit any potential properties you have found to advise. Do ask us to add you to our regular investment newsletter which is full of ideas for residential property investors.
Working with Abode
What type of service can I choose from?
Abode have a variety of services depending on how involved in the short term and longer term you wish to be. For more information on the types of services we offer, visit our Landlord Services page. Please call us on 0117 973 8866 to discuss these.
If my property is managed, how often is it visited by Abode?
We carry out the first inspection when the Tenant has been in occupation for 3 months and bi-annually thereafter. Following each inspection a report is emailed to the Landlord and photos provided where necessary.
How long will it take to rent out my property?
Ideally we would look to visit your property 4-6 weeks prior to the date you wish tenants to move in. This gives us plenty of time for photography, marketing, viewings, references and preparation for the move-in day.
Can I leave some personal items in the property whilst it is rented out?
Preferably, all personal items should be removed as no one will have responsibility for looking after them if they are left in the property.
Do you provide an inventory?
Yes, we have a very thorough inventory that is created with sophisiticated software which has plenty of text and detail and inbedded photos.
Who attends check in and check out?
Your dedicated Property Manager is the key point of contact for any maintenance and all visits to the property.
Tenants, Money & Management
How do you reference tenants?
We obtain a minimum of three references. We will ask for references from a Tenant’s current landlord and employer and will also run a credit check on each applicant. When a landlord reference cannot be provided then we will require a character reference. We may ask for a reference from an accountant or require a Guarantor of the Tenant. (if applicable).
What right to rent checks do you carry out?
Every Tenant goes through Right to Rent checks, they are more thorough for non UK nationals. each Tenant is also now checked for Anti Money Laundering.
Will I approve the tenant before contracts are issued?
Depending on your requirements we often send all paperwork or the results of references to yourselves before Tenancy is confirmed and signed
How is my money protected?
All deposits held are protected via the MyDeposits insurance scheme. All rents which are processed quickly are held within a Lloyds bank client account for the short period before payments are made to yourselves.
When do I receive rental into my bank account?
If your property is a ‘Let Only’ we would transfer funds to you within 5 working days of move-in. If your rental property is fully managed, your funds would clear your account on the 15th of each month for the month in question.
What happens if tenants fall into arrears?
Abode has an extremely pro-active finance team who will chase any arrears, they will keep you informed if they become hard to manage. We actually have very few arrears, those we have are for a matter of days, rather than weeks or months.
What deposit protection schemes should I use?
All landlords are now required by law to register their deposits with a deposit scheme. It is critical that this is done in speedily. Whichever service you request, we are happy to help and advise you through the different schemes and their processes. The two main deposit protection schemes we use are My Deposits and The Deposit Protection Service.
How are repairs authorised?
Each Landlord can decide on this, we have a spend limit which you set (with us.) Some owners set it at zero, others are anywhere up to £500. The norm is £150 as this covers most small repairs and maintenance.
How do you manage out-of-hours emergencies?
We have 2 trades whose numbers are given at the begining of the tenancy, its incredibly rare they are used.
Can I end a tenancy early?
No, the landlord can not end a tenancy early, unless you can persuade the Tenant to move put before the alloted time, alternatively the appropriate notices much be served and adhered to.
How are end-of-tenancy disputes handled?
These are all handled by your property manager.
What redress schemes does Abode use?
ARLA (Association of Residential Letting and Managing Agents), BALMA (Bristol Association Letting and Managing Agents), Property Ombudsman LETTINGS (D01994). Abode Property Management are a member of the following client money protection scheme; NFOPP (National Federation of Property Professionals).
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