TENANT given notice - what next?

ler01kjh

Hi,
My tenant has given notice to quit with two months' notice. I think we shall try to re-let as we get ~6% ROI after tax.
We have used Countrywide Residential Lettings, with a full management fee of 10%+vat. This is advertising, receiving calls (although the agent called us each time anyway) and receiving/transferring rent.
On top of the 10%, there are the contract fees (£126), inventory (£224) and admin (£57). This is a major fixed cost considering its only a 7 month let. The main concern I have is they do not visit the property, they believe they assess the applicants so well and experience showed them it added little value. I'm not so convinced several months into the let, I feel uneasy with this.

So I now have the opportunity to re-let, renegotiate charges, and / or market with another letting agent. Although with a tenant in occupation this will obviously make things slightly more difficult, albeit they want to leave before the 2 months, so will presumably be more flexible to accommodate viewings etc.

What is reasonable to pay for upfront contract/inventory charges? And for the % management fee? My property is near Gatwick.

Many thanks.

G_M

Shop around locally to compare agents. Don't just compare prices, compare agents too. Are they members of a professional body? Which ones? Do they have service level agreements? Code of conduct/practice? Complaints procedure? What exactly will they do?

2 months is lucky - if the contract is periodic they only need to give you 1 month.
Tenant does not have to allow viewings if they don't want.

Blackpool_Saver

Go for an agent with ARLA regulations.

Just noticed countrywide are an ARLA agent.

Sorry.

ler01kjh

thank you - I don't live there anymore, but I think I will need to go back and have a chat with a few agents. I got the feeling the last time we did this that they were more flexible on pricing relative to service based on their belief of ease. Everything has been renewed in the property and newly decorated so all pretty nice. They won't presumably give me a quote before seeing it though..?
It was 12 month contract with 2 month notice at 6 month break-clause. Contract also provides for viewings during this period by giving 24hrs notice.

Blackpool_Saver

They don't visit? you mean they don't do inspections? that is odd, every house I have ever rented has done 3 month and then 6 monthly inspections. I find that very strange.

G_M

It was 12 month contract with 2 month notice at 6 month break-clause.

So is this the 6 month break point?

Contract also provides for viewings during this period by giving 24hrs notice

Irrelevant. Cannot be enforced as the tenants are legally entitled to quiet enjoyment ie no visits they don't agree to. Hopefully however they will agree.

They won't presumably give me a quote before seeing it though..?

I don't see why seeing the property (which they are already managing anyway) affects their quote. The work they do is not dependant on the property.

ler01kjh

G_M wrote: »

So is this the 6 month break point?

Irrelevant. Cannot be enforced as the tenants are legally entitled to quiet enjoyment ie no visits they don't agree to. Hopefully however they will agree.

I don't see why seeing the property (which they are already managing anyway) affects their quote. The work they do is not dependant on the property.

Yes this is the 6 month break point.
Your tone is very odd - why do you feel you need to write like this? I have not asked for a law lesson, indeed I have asked for advice on cost of agents.
I accept there is no statutory obligation for the tenant to allow viewings, but you are quite wrong in that I do have the right of access to the property (albeit for repairs or checking condition of the property) - they do not have to agree to this and is enforceable. In respect of viewings, it is enforceable through civil law as not complying is breach of contract to which we both signed.
It is obvious that the current LA already know the property, but if I 'shop around' other letting agents will not know about the property.

ler01kjh

Blackpool_Saver wrote: »

They don't visit? you mean they don't do inspections? that is odd, every house I have ever rented has done 3 month and then 6 monthly inspections. I find that very strange.

Yes I thought it was a bit odd but everything was a bit of a rush and thought it would be ok. Their terms of business exclude them even for fully managed, but they will do them for £100+vat. ca-ching.

sequence

Glad I'm not your tenant with you writing nonsense like that! :eek:

BitterAndTwisted

ler01kjh wrote: »

I do have the right of access to the property (albeit for repairs or checking condition of the property) - they do not have to agree to this and is enforceable. In respect of viewings, it is enforceable through civil law as not complying is breach of contract to which we both signed.

Nope, that's complete c*bblers. I'm also glad that I'm not your tenant

Jowo_2

ler01kjh wrote: »

I accept there is no statutory obligation for the tenant to allow viewings, but you are quite wrong in that I do have the right of access to the property (albeit for repairs or checking condition of the property) - they do not have to agree to this and is enforceable. In respect of viewings, it is enforceable through civil law as not complying is breach of contract to which we both signed.

A tenant has a right to quiet enjoyment of the property enshrined in housing law which means, in essence, that its for their exclusive use.

A landlord is obliged to give notice AND receive consent by the tenant for any visit by themselves or their representatives.

A tenant who finds a landlord entering the property without their knowledge and consent can react to this by changing the locks (which they are entitled to do).

They can also take civil action if they believe this constitutes harassment.