Choosing your Agent

Often Landlords will instruct the agent who values their property the highest. It is important not to be tempted by the highest valuation alone as in many cases the valuation can be exaggerated and this will result in weeks of lost rental income.

We will always try and provide a Landlord with evidence of similar properties recently let or presently available to rent. This, together with our own view on the present rental value of your property, means that our advice will be realistic and reflect the market conditions at any time.  It is important to strike a balance between the best price and one that will encourage initial viewings and, above all, ensure that your property is tenanted within the shortest possible time.

Our top priority is to listen to your individual needs, as every Landlord has different requirements and expectations regarding their type of tenant. Our aim is to secure tenants that you will be happy with and who will be suited to your property. This should result in long term tenants providing a regular rental income for you and less rent voids.

About ARLA Propertymark

ARLA Propertymark protects and guides consumers, helping tenants and landlords to find and manage their treasured homes. They work to raise professional standards among letting agents from single branch independents to large national groups, promoting education and qualifications within the sector. Nearly 9,000 letting agents are ARLA Propertymark Protected, meeting higher standards than the law demands and through this we offer greater protection to consumers.

ARLA evolved into ARLA Propertymark in February 2017, working with sister organisations NAEA Propertymark, ARLA Inventories and Propertymark Qualifications to improve the choices available to consumers. By holding our members accountable and by empowering consumers with knowledge and advice, they protect consumers and their money.

They aim to reassure all of those renting and letting out property that agents who display the Propertymark Protected logo offer better protection for their clients: Client Money Protection, Professional Indemnity insurance, membership of an independent redress scheme. Members are also subject to Propertymark Conduct and Membership Rules and disciplinary procedures with sanctions for those who fall below the expected standards. Anyone using an agent displaying the Propertymark Protected logo will be confident that their agent is guiding them on their property journey.

What makes ARLA Propertymark Protected Members Different?

  • Backed by Propertymark Client Money Protection scheme. Details of our Client Money Handling Procedures are covered in the Propertymark Conduct and Membership Rules that can be found at: (A hard copy is available on request)
  • Experienced and trained professionals required to undertake regular training
  • Up to date with complex legislative changes and best practice
  • Adhere to nationally recognised Code of Practice
  • Submit independently audited accounts to Propertymark annually
  • Membership of an independent redress scheme
  • Professional indemnity insurance

Some things you should know before letting your property

Electrical Safety

There is no statutory obligation on landlords or agents to have professional checks carried out on the electrical system or appliances. However, under Common Law and various statutory regulations: The Landlord and Tenant Act 1985, The Housing Act 2004, The Electrical Equipment (Safety) Regulations 1994, and the Plugs and Sockets etc. (Safety) Regulations 1994, there is an obligation to ensure that the fixed wiring and all electrical equipment is safe. In January 2005 new legislation under Part P of the Building Regulations make it a requirement that for certain types of electrical work in dwellings, plus garages, sheds, greenhouses and outbuildings  comply with the standards. This means a competent electrician must carry out the work. For DIY electrical work you must belong to one of the Government’s approved Competent Person Self-Certification schemes or submit a building notice to the local authority before doing the work.

We strongly recommend that any Landlord should ensure that all portable appliances supplied for a tenants use are tested on an annual basis and that they have a valid NICEIC inspection certificate for the fixed wiring. Under some local authority licensing schemes it may be a condition of the licensing that the electrical installation and portable appliances are periodically tested.

Gas Safety

By law, under the Gas Safety (Installation and Use) Regulations 1998, it is your responsibility to arrange a Gas Safety Certificate every twelve months. You must get this from a Gas Safe Registered engineer for all pipe work, gas appliances and flues installed at your property.

Smoke & Carbon Monoxide Safety

The smoke and carbon monoxide alarm (England) regulations 2015

Under new legalisation that commenced from October 2015, Landlords will be required to install a smoke alarm on every floor of their rental property. Carbon Monoxide alarms need to be installed in all high risk rooms, such as those where a solid fuel heating system or appliance is installed.

We would recommend that, even if your property does not have a solid fuel appliance, you fit a carbon monoxide alarm on each floor as a minimum and you may also want to consider at the same time having a heat alarm fitted to the kitchen.

Legionella Risk Assessment of Rented Properties

There is a requirement for Landlords of residential properties to carry out risk assessments of their property for legionnaires disease and, if necessary, take appropriate action. More details can be found at

We can instruct a specialist company to carry out a risk assessment of your property or you can instruct your own company and let us have a copy of the report. We will not accept liability for any issues resulting in non-compliance.

The Furniture & Furnishings (Fire) (Safety) (Amended) Regulations 1993

The above regulations were amended in 1993 and have set new levels of fire resistance for domestic upholstered furniture and furnishings.  It is now an offence to ‘supply’ in the course of business any furniture, which does not comply with the regulations.  This includes supplying furniture as part of a rented residential property. Any upholstered furniture provided in the property must comply with these regulations. If you cannot be sure that the furniture supplied complies then it should be removed from the property prior to the commencement of the property.

European Standards for safety of Internal Window Blinds

The Standards apply to blinds which have cords or chains fitted with a hazardous loop that could create a danger in premises where there are children aged between 0 and 4 years, or who are likely to have access or be present. You should check that all cords and chains on blinds at the property are replaced or fitted with a cleat or snap connector.

Energy Performance Certificates (EPC’s)

The requirement to have a report on the energy efficiency of a property came into force under the provisions of Part 5 of the Housing Act 2004 (section 163 (5) (e)) and implements the Energy Performance of Buildings European Directive 2002. The certificate will last for 10 years, or until a subsequent certificate is produced and a valid certificate is required for rental properties that are marketed from 1st October 2008.

Tenant's Deposits

Tenant’s deposits are now protected under government legislation. We are members of the TDS custodial scheme and we can register and send the deposit to them to hold throughout the tenancy. We will also serve the prescribed information on your behalf to the tenant.


You should inform Inland Revenue at your earliest opportunity of any undeclared income you receive as a result of letting your property. If your normal place of abode is outside the UK or you will be spending more than 6 months abroad, you will be classed as a Non-Resident Landlord (NRL) and you will be required to complete an appropriate form that will need to be submitted to the Inland Revenue. Unless we receive an exemption letter from the Inland revenue, we have an obligation to deduct tax from your rental income.

Property Licensing

Some local authorities have introduced, or are planning to introduce, mandatory licensing schemes in an effort to regulate Landlords and provide better quality rental accommodation and protect tenants. We will be able to advise you if such a scheme has been introduced in your area.

If you are a first time Landlord this may all seem quite daunting. Do not despair, this is something we deal with on a day to day basis and it is our job to make renting your property as straightforward as possible.

Ask us for a rental valuation or some no obligation advice! Just fill out the form, email or give us a call on 01277 523358.