UK Landlord Forum / Life

Had an interesting 'discussion' with an agent..

It is the first time I had to get a tenant after Oct 2015...so I used someone I used before and really does seem to get good tenants in my area...the following are some highlights (lowlights rather) of the process:

1. The agreement supplied was out of date (referred to 14 days for securing the Deposit and serving PI) not 30 days...basically their standard agreement is 3 1/2 years out date (which I had to correct)
2. Some basic typos and words misspelt (which I had to correct)
3. Had a Section 21 notice (old form) attached to the back of the Agreement and dated same day as the Agreement (which I deleted)
4. The Prescribed Information (Deposit) was not attached to the agreement, despite the agreement stating is was attached.  (So I had to attach)

A. Agent had no idea what a 'How to Rent Guide' was (could not understand why on earth I had the tenant sign and date a printed copy)
B. Wasn't interested in the new regulations
C. Smoke alarm test? "Haven't you tested them already?"

He did do a decent tenant check though (so his Landlord customers will be covered for the Right to Rent requirements when these come into play).

I asked him to get the tenant to sign and date a copy of the EPC, Gas Cert etc.  He totally flipped out and insisted this extra admin/paperwork would scare off the tenants and could not understand why I was being such a pain. 

I tried to explain about the new requirements and what could prevent a Section 21 from being served, his response:  "We've always done it this way and we will continue doing so.  Its worked in the past and we have evicted tenants based on the paperwork [we have obtained]". 

After a shouting match in his office I gave up and got him to do what I wanted for my let (the new tenants of course had no issue at all with my requriements) and so I am OK but I only shudder to think how many landlords will rent through this guy and end up without a right to serve a Section 21     ...I'm sure in 6-8 months we will find out if judges will want Landlord's to prove PI was served on time.

Technically I did only ask "for tenant find" service but in my head that includes the paperwork to get the tenant into the house, without me having to prepare it all and shout at him for him to do his job 
But at least the tenant he has found seems to be a good bet (doctors with 2 kids going to local school and no pets).

Lessons (re-)learnt
A. If you are a Landlord do NOT rely on an agent at all.
B. Definitely mug up on what you need to protect your right to serve a section 21 when a new tenant goes in
C. Don't handover keys until you have everything in your hand

I left the office and Googled Upad for the time...although I don't have the time to manage all the in and outs and viewings but when I retire from my full time job ....I may open a letting agents go the Upad way.

I was rather surprised that agents dont get/obtain access to new checklist or newletters of changes to their business...isn;t that what all these associations (e.g. ARLA) are for?

Anyway I thought I would share my experience as a forewarning to those that just depend on the Letting Agent...especially now as so many regs are changing.

I think it is incredibly important to do my own viewings. I hold down a full time job and am doing a refurbishment project at the moment... I would make the time to do viewings and meet a prospective Tenant. Always. I would take leave from work (previously I have skived, but I reckon it's important enough).

Makes you wonder if the agent you dealt with actually managed to pass the qualifications to enable them to become a letting agent in the first place..........................................................

Badum-tish!