First Time Landlord Q's (Scotland)

Beckyy

I am (intentionally) a first time landlord, I've been reading up through various books and websites (especially the big post by G_M on here) and was just hoping to get some helpful advice on the best way to proceed.

In a nutshell:

The house is owned outright by my OH and I, we lived there previously. It has been empty for around 6 months while we got our new house sorted - we just have some decorating and bits here and there to get done and it will be ready to let out, this should be done by the end of the year at the latest.

The house is a 1 bed terrace with a shared courtyard.

I know we have to register with the local council as landlords, which will be done soon. We are intending to find a tenant and manage the property ourselves. I haven't heard anything great about local letting agents and I'm more than happy to put the time in and learn myself. we're also aware that we'll need to use a deposit protection scheme now that it's come in in Scotland.

There are just a few things I would like a little help with:

- I've seen a sample inventory from Shelter scotland and it's very basic. Is this the norm? I was expecting to have pictures etc. I'd be great if I could see an example somewhere.

- Is there anywhere I can download a decent template of a tenancy agreement to help me write up my own? There's a 'lodger' one on ShelterScot, but not an example of one for a tenant. This is totally new to me and would be great to be pointed in the right direction.

- Credit Checks/References - How do other landlord go about these and ensure that they are genuine?

- The house is Oil C/H (with woodburner). There's around 1/10th in the tank for whoever moves in. How would I go about specifying that the tennant must not let the tank run dry, or is responsible for any damage if they did. Would this just go in the tenancy agreement?

We will be supplying white goods, but no furniture. Would be happy to have pets by arrangement, not so keen on smokers.

Apologies if any of these questions come across as silly, but we've all got to start somewhere. Thanks for any help.

Lokolo

Have you thought about using one of the online landlord services? For a price they will put up your property on RM Zoopla etc, draw up the tenenacy agreement, do the checks but then you control everything from there on.

Beckyy

Hi, thanks. I have looked into a few, and although they do look like a great service I really want to learn how to do this myself, although if I found I wasn't getting enough interest I would look to one or an agent to find a tenant. I just don't want to pay for someone else to do the work when I'm more than capable and happy to do it myself. I know once I get my head around all the documents etc. and have got over the new elements the only thing I would be a little nervous about is doing viewings as but I'll get over that once I've done one or two.

fivetide

You will also need the electrical/gas and I think energy efficiency checks to be done.

Yes you should have the boiler in the agreement so it is made clear that they will lose money from their deposit/get a bill if they don't keep it up.

I did it and I just advertised through the local press. Got plenty of responses and I met them all personally so didn't rent to anyone I didn't like.

Regarding the agreement though, it might be worth actually paying a bit for that because you don't want to get stuck with a poor legal document if it all goes pear shaped, especially if you have specifica caveats.

The shelter basic inventory is ok but if you want to take pictures and do it as a brochure that's fine. Make sure it gets signed so that it is agreed on condition though. Do accept a bit of wear and tear of course.

Another option is to rent it to the local council. Not sure where you are based but some councils will just take it off you and put their own people in and manage repairs. You get paid whether it is empty or rented and no worries about collecting money.

Beckyy

Thanks so much fivetide.

There's no mains gas, so that's one less ting to do! Electricity is on keycard but will look into it, and have just got in touch with some local surveyors about getting a new EPC done.

I did read about renting to the council, but I think I'd rather rent privately so I can meet and vet the tenants myself. Any voids won't be the end of the world as there's no mortgage on it.

The actual agreement is the one thing that I'm not certain about going about, so will definitely look into getting a solid one done, even if it means paying for it.

Thanks again. Did you join any landlord associations etc.?

fivetide

I just registered with Falkirk Council but nothing more than that. My place had no gas either but you will need a PAT test i think for electrical bits.

Do have another look at the council. They will also cover damages so you don't have to find that yourself. Put it this way, if you get a bad tenent who doesn't pay and causes damage you might get their one month deposit back but even with a CCJ (assuming you can find them again) it's a nightmare to get your cash back.

Have a look over on landlordzone too if you haven't already. I never rented to the council but I was seriously considering it. Sold the flat at the end of the last contract as it needed new carpets throughout and I was concerned that in six months time the wrong person might end up costing me a few grand. Luckily, it was just wear and tear but like you, I wasn't a pro and I didn't need the hassle in the end!

Beckyy

I can't seem to find anything on our local council's website about letting to them, but I'll look into it and see how it works. I'd be curious to see how much rent they'd offer for it!

OH is a qualified electricial so I'll look into the elctrical side of things and sent him to do any tasks related to that.

I've heard back from the EPC company quoting us £95 to have it done. It seems about average, and reasonable. They're a well known company locally so I think I'll go with them.

Carpets can be extortionate. We replaced some not long before we moved and you'd think they were gold plated with the cost of some of them! Cheers again.

fivetide

No worries. Good luck. Lots of rented places have laminate because it is easier to look after but can be a pain. If the carpets are clean when they move in then they should be kept that way. Especially if you provide a hoover!

The only other bit of advice I got was to let it furnished. Up to you but the chat I had was if you need to kick them out, you will have to move out all of their furniture too. If the furniture is yours, you just need to give them their clothes back!

I furnished the whole place off gumtree/charity shops so no issue if it needed replacing again. Disposed of everything the same way too.

The other thing is if there is a TV or somethign there and it breaks, they'll expect you to fix it or buy another one so do be careful with things like that.