At Pebble we appreciate that being a tenant can sometimes be daunting, especially if you are a tenant renting for the first. As such we endeavour to make our tenant process as simple as possible. Below are details of how, as a tenant, we can help you find property and the points which need to be considered.
We pride ourselves on our customer service and transparency of information; therefore if you have any questions then please do not hesitate to contact us.
PROPERTY SELECTION
At Pebble we pride ourselves on offering a variety of good quality properties for rental. If you are looking to rent property in the area the first step is to register with us and this can be done via this website or alternatively please call the office.
Once we have your details and property requirements they will be uploaded onto our sophisticated computer software. When we commence marketing a property which meets your requirements we will send you a text advising of new properties which have become available. All property details including photographs can be viewed on this website. In addition to our own website we also market all properties on www.rightmove.co.uk www.propertylive.co.uk and in the local print media.
If you have specific timescales to adhere to it is advisable to contact the office on a regular basis for any details on up and coming new instructions.
If you wish to view a property, please contact the office to arrange a mutually convenient time. Viewings are required to be booked in advance and are always accompanied. If the property is tenanted we are required to give the tenant 24 hours notice of viewings.
SECURING A PROPERTY
Once you have viewed a property and have decided that you would like to rent it, we ask for a holding deposit which reserves the property for you whilst we go through the referencing process. This holding deposit is non-refundable should you change your mind. Should your references be approved, this holding deposit is deducted from your first month’s rent.
The holding deposit is ordinarily £200.00 however this may vary dependant of the asking rent and/or tenancy commencement date.
We are only able to accept a holding deposit from tenants who are in a position to proceed. Therefore, if you are selling a property and are looking to rent, we suggest that you view properties only when you have exchanged as a Landlord will not accept a holding deposit if exchange has not taken place and you are not in a position to proceed.
REFERENCING
In order to ensure that a tenant is suitable for a property we obtain references. The references we undertake are employment, credit check and previous landlord references. Referencing is completed via an on-line application form. A paper form is available should you not have an email address.
The first thing to consider is that your gross salary / monthly income must be no less than three times the rental figure. If your salary does not meet these requirements then you will either require a guarantor, subject to the landlord’s approval, or you will be required to pay rent in advance.
If you are self employed you will be required to provide your accountants’ details, if necessary, you may have to provide six months bank statements.
If you have any County Court Judgement's on record, you will be required to make rental payment in advance for the term, or you will be required to have a guarantor, subject to the landlord's approval.
We will require some form of ID for our records, either a passport or driving licence.
ADMINISTRATION FEE
Our administration fee is £150 (inclusive of VAT) for the first adult and £50 per adult thereafter. This administration fee covers the cost of referencing. There are no additional charges for preparation of Tenancy Agreements, inventory, check-in and check-out.
TENANCY AGREEMENT
When references are approved we will draw up the Tenancy Agreement which will detail the term of the rental, occupant’s names, date of commencement of the tenancy, rental figure agreed and any additional clauses. This will be emailed to the tenant to ensure they have time to read through the document and raise any questions prior to signing.
Once the Tenancy Agreement is signed and the Landlord or Agent has signed the Tenancy Agreement it is a legally binding contract.
FUNDS
Prior to the commencement of tenancy, the tenant is required to pay a security deposit which is usually one and a half months rent. This is security deposit lodged with The Dispute Service who are a government agency and the deposit is protected on the tenant’s behalf. The security deposit will be released to the tenant at the end of the tenancy, less any dilapidations.
The first month’s rent is paid in advance and is also due prior to the commencement of tenancy less the holding deposit already paid.
CHECK IN
On the day when the tenancy commences an appointment will be made to meet the tenants at the property to do a check in. If this is a managed property then the tenant will be checked in by us; however, if the property is managed by the Landlord, the Landlord will meet the tenant at the property for the check-in.
At the check in, keys will be handed over, the utility meters are read and the detailed inventory is to be signed.
The inventory is an accurate record of how the property is presented at the beginning of the tenancy; the inventory will be used to ensure that the property is returned at the end of the tenancy to the same standard with fair wear and tear. The tenant has a period of 48 hours to read through the inventory and add any comments that they may find relevant to the end of the tenancy. If we are not contacted within 48 hours to advise of any additions, we will assume that the inventory is correct and no additions are required.
Keys will be handed over at the check in, one main door set per adult. Other keys may be provided and will be detailed in the inventory.
DURING THE TENANCY
The tenant is responsible for looking after the property and the garden (if applicable) as outlined in the terms of the Tenancy Agreement. It is important that the tenant reads this document thoroughly to ensure they are aware of obligations during the tenancy.
It is important as a tenant, that any maintenance issues are reported immediately.
If the property is managed by Pebble, regular management visits will take place. The first being after three months then every six months thereafter unless we feel more frequent visits are appropriate. Appointments for management visits are booked in advance at the tenant’s convenience and are also confirmed in writing. The visit can take between 15 to 30 minutes and a tenant is required to be present should any issues or concerns arise. The purpose of the management visit is to ensure that the property is being well respected and is kept in a good clean condition and the garden is maintained. It is also an opportunity for the tenant to discuss any concerns they may have.
END OF TENANCY
Two months before the end of the tenancy agreement, the tenant will be contacted to establish whether they wish to renew the tenancy or whether they wish to vacate. If the tenants wish to renew, a new term will be negotiated which may or may not include a rent increase and new contracts will be drawn up and required to be signed.
If the tenant wishes to vacate at the end of the term they are required to give notice in writing with the minimum notice period being one month unless stated otherwise.
The tenant will receive a letter giving guidelines on handing back the property and a pre check out appointment will be required to be made two weeks prior to the check out date. It is recommended that the tenant attends this appointment.
The pre check out is an informal discussion on what is expected at the end of the tenancy and to give any advice required such as cleaning, making good or any other concerns the tenant may have. It is always recommended that the tenant refers to the inventory before check out, as this will detail the condition in which the property was initially let and this must be how the property is handed back, subject to normal wear and tear.
The tenant must also refer to the Tenancy Agreement to check any additions that may have been included such as professional clean or carpets if the landlord has agreed to accept a pet, or the removal and making good of a satellite dish if permission had been granted subject to this.
Pebble have many recommended contractors and will be able to provide details for cleaners, chimney sweeps, gardeners, oven cleaners, carpet cleaners, handymen and window cleaners if required.
Any property being returned is expected to be handed back cleaned to a professional standard, unless otherwise detailed on the original inventory.
CHECK OUT
The check out appointment will be made on the date of the end of tenancy. If this falls on a weekend it will take place either on the Friday or Monday. The check out can take up to 2 hours depending on size of property, or up to 3 hours if the property is fully furnished. During the check out we require a tenant to be present in order that any dilapidations maybe discussed during the appointment to avoid any disputes at a later date. This is most beneficial for the tenant and the landlord.
The security deposit is returned to the tenant after check out within 10 days if there are no disputed items. If there are dilapidations this will cause a delay in the return of the deposit of up to 28 days. Funds are always returned as soon as it is possible to do so.
If you are renting through Pebble and you wish to move to another property managed by Pebble, the security deposit cannot be transferred from one tenancy to another.