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 essential. It helps protect you against unexpected property damage that could otherwise lead to significant costs. For example, if a water leak forces a tenant to move out, the right policy can cover both lost rent and the tenant’s temporary accommodation expenses.

What legal requirements are there in order to let my property?

There are actually fewer than you may think. Details of landlords’ safety responsibilities can be found here.

Do I need a license for Houses of Multiple Occupancy?

The rules around HMOs can be confusing, but Abode are experts in this area and work closely with Bristol City Council. If a property has three or more storeys and is occupied by five or more unrelated tenants, a licence is required. This is only granted by the Council if specific safety and management standards are met. 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?

Landlords must follow fire safety regulations, including providing smoke alarms, ensuring escape routes are clear, and using fire-safe furniture. It is recommended that at least two smoke detectors be used in hallways. 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 consider within Bristol, and we’re always happy to offer advice based on our extensive experience. We can also visit any potential properties you’ve found to provide guidance. Don’t forget to ask us to add you to our regular investment newsletter – it’s full of useful insights and ideas for residential property investors.

Working with Abode

What type of service can I choose from?

We offer a range of services to suit how involved you’d like to be, both in the short and long term. 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 biannually thereafter. Following each inspection, a report is emailed to the Landlord, and photos are 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 while it's rented out?

We recommend removing any personal belongings before the property is rented.

Do you provide an inventory?

Yes, we have a very thorough inventory created with sophisticated software that includes detailed descriptions and embedded 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 the Tenant’s current landlord and employer. We 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.

What right to rent checks do you carry out?

Every Tenant has a Right to Rent check carried out, for non-UK nationals, they are more thorough. Each Tenant is also now checked for Anti-Money Laundering.

Will I approve the tenant before contracts are issued?

Depending on your requirements, we send all paperwork or the results of references to yourselves before a 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 a 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 will transfer funds to you within 5 working days of the tenant’s move-in. If your rental property is fully managed, your funds will be cleared into your account on the 15^th of each month, for the month in question.

What happens if tenants fall into arrears?

Abode has an extremely proactive finance team that will chase any arrears on your behalf and will keep you informed if they become hard to manage. We have very few tenant arrears; those we do 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 carried out 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 spending 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 beginning of the tenancy; it’s incredibly rare that 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 out before the allotted time, alternatively the appropriate notices must 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).