Why use FBM Residential Lettings to let your property
We are an Estate and Letting agent with nearly 180 years of experience.
The ever growing portfolio of properties we currently manage in the region of 400 properties across Pembrokeshire.
FBM Lettings are a leading brand in Pembrokeshire with ARLA (Association of Residential Letting Agents) qualified experienced team. When we manage your property we take the worry out of letting and handle the daily running of your rental property.
As a local established Letting and Estate Agency we are able to draw on extensive knowledge of local property values and rental figures in Pembrokeshire. All our valuers are NAEA or ARLA qualified, a huge amount of local knowledge and experience take into account the popularity of the area and the approximate distance to local amenities such as shops, schools and transport.
Property Management Service
Our experienced Residential Lettings team are able to provide a service to all tenants to ensure that any issues or queries that may arise are quickly dealt with, acted on and resolved.
High Quality Photography
FBM have our own trained staff to take high quality photographs and complete detailed property descriptions. We complete these as soon as possible to allow the property to be marketed.
If you are a owner of a property in the area you will have seen our signage to attract tenants. FBM signs are very high profile and can be used to advertise your property if you wish.
FBM are able to provide a full marketing package which includes inclusion in our letting list, window displays and regular advertisements in the local press, Western Telegraph, Pembroke & Pembroke Dock Observer and Tenby Observer.
FBM Letting Agent' fees are payable on the initial introduction of a tenant and also on each and every renewal, extensions or new agreements, which come after the initial period. The high quality of FBM Lettings and management services mean that many of our tenancies renew beyond the initial term, helping you to minimise void periods and maintain your rental income.
We have a well established presence on the internet. Our FBM properties receive exposure featuring on onthemarket.com and Zoopla.
With ARLA training and experience our employees offer expert advice on both the letting procedures and legal obligations that the landlords require.
If you have any queries with regard to letting your property please telephone the office on 01834 849288
Since June 1992 all newly built properties must have been fitted with the mains powered smoke alarms. Whilst the legislation does not apply to properties that predate this ACT, it is strongly recommended that landlords fit at least one smoke alarm on each floor.
Landlord Obligations and Legal Matters
As a landlord you have an obligation to provide a safe/secure property for a tenant, every landlord must comply with the following:
Gas Safety Regulations 1998
All gas appliances, equipment and pipe work must comply with these Regulations which require an annual inspection by a Gas Safe register approved engineer with copies of the certificate being retained by the tenant, landlord and the landlord's agent.
The safety inspection must be completed before the tenant is given access to the property and a copy of the report must be displayed in the property of given to the tenant with 28 days of each inspection. Failure to comply with these regulations could result in a fine or imprisonment.
We require a copy of the certificate at least 7 days before the start of a tenancy. Subsequently we will inform you in plenty of time when the check id due for renewal. If we do not receive a reply from you as to whether you are going to arrange for an engineer to visit the property, we will have to instruct an engineer on your behalf and will deduct the cost of the Gas Safety Check from the rental income.
You cannot delegate obligations onto a tenant
Furniture and Furnishings
These regulations set a level of fire resistance that all furniture and furnishings in the property must meet. This includes both new and second hand furniture, unless it was manufactured before 1950. Generally, furniture purchased after March 1990 will comply with these regulations, however the manufacturer's label must be checked to confirm this. If the manufacturer's label is missing or damaged, and a receipt for the item cannot be produced, the item must be removed from the property. Items covered by these regulations include:
The Electrical Equipment
These regulations, although not a legal requirement, are good guidelines for those wishing to rent property. 'The Landlords and Tenants Act 1985' requires that all electrical installation within a rented property is safe when tenancy begins and is maintained to a safe standard. It is an implied term of every tenancy that the landlord will 'keep in repair the structure and exterior' of the property and 'keep in repair and proper working order' the installations in the property for the supply of water, gas and electricity and for sanitation, space heating and water.
*Landlords cannot make the tenant responsible for these repairs*
There are no specific requirements for the portable appliance testing to be carried out in rented accommodation. However, the landlord is required to take reasonable steps to ensure that appliances such as kettles, fridges, washing machines etc are safe. Portable appliance testing is an effective way of ensuring the equipment is safe for continued use.
The Housing Act 2004
This Act introduced the Tenancy Deposit Protection Scheme in respect of Assured Shorthold Tenancies. This means under our management service, the deposit (equivalent to one month's rent plus £100) is collected by us and then lodged with the Tenancy deposit Scheme, which is administered by the Dispute Service.
We require all "Let Only" landlords to register the deposit within 14 days of the start of the tenancy with the Deposit Protection Service. You cannot hold the deposit yourself, unless you are a member of the scheme. Penalties for not complying may be the tenants suing for up to three times the amount of the deposit and you are unable to serve a Section 21 Notice on tenants.
Inventory and Schedule of Condition
This is probably the single most important document for a tenancy. The document lists all the furniture, fixtures and fittings (including flooring and paintwork) but also describes the condition of each item. We highly recommend this document being prepared by an Independent Inventory clerk since figures show that only 19% of all tenancy disputes are won by landlords due to poor paperwork submitted for adjudication. A detailed Inventory and Schedule of condition provides proof of what condition the property was at the start of the tenancy and easily determines whether a tenant has damaged the property or exceeded the fair wear and tear allowance. It should be prepared shortly before the start of a tenancy.
Energy Performance Certificate
When renting a property it is a legal requirement to provide a copy of the Energy Performance Certificate to any prospective tenant prior to a tenancy being agreed. A certificate remains valid for up to 10 years.
FBM Lettings are happy to instruct a qualified EPC assessor at a charge of £90 (£75+VAT) on your behalf. FBM Lettings must have a copy of the EPC before we are legally able to commence advertising of your properties.
Tax on Rental Income
Whilst you will be liable to pay tax on the rent received from a letting property, you can set most expenses against the rent e.g legal and professional costs, interest on mortgages, agents and management fees, maintenance of central heating appliances, repairs carried out during letting etc.
Your accountant or local HMRC office will be able to provide detailed advice for your rental property.
Tax For Overseas Landlords
If you live abroad whilst your property is let you may be classed as a non-resident for tax purposes. You can apply to receive the full amount via the Non Resident Landlord Scheme using form NRL 1.
Permission to Let
If you are a lessee, you must make certain that the intended letting is permitted by your lease. If your property is subject to a mortgage, then permission to let will be required from the mortgage company and copy confirmation letter sent to FBM. These are your responsibilities and we assume you have made the necessary checks and obtained necessary consents. We cannot be held responsible for any claim a tenant may bring against you, should you face repossession action as a result of contravening the term of your mortgage.
The landlord is responsible to insure the buildings, and the fixtures/fittings/contents that he or she provides. it is the Tenant's responsibility to insure their own possessions. Please ensure that you review any existing policies when first deciding to let your property. If you require insurance, we would be more than happy to assist you.
Maintenance and Repairs
Ensure that the property is in good decorative order and state of repair before the property is being advertised. FBM Lettings will not arrange for any works or cleaning to be completed before a letting. We will not organise any maintenance work that is either required or requested by the landlord in between tenancies unless cleared funds are made available prior to the works, or if it has been agreed that all invoices involved on completion are sent direct to the landlord by the contractors in question.
FBM Residential Lettings will arrange for one quote and instruct a contractor in the event of breakdowns or repairs needed at the property once a tenant is in residence with the landlords' instruction. If the quote exceeds £250 then the contractors' invoice will be sent directly to the landlord in order for them to make payments.
FBM Residential Lettings cannot be held responsible if a contractor does not fulfil their obligation.