Tenants

Why Rent With Michael Trower Property Management
Michael Trower Property Management have the largest selection of properties available, ranging from studio flats to luxury family homes. By registering your details we can match properties to your individual requirements. Hopefully, you will find your property straightaway, but if not, you can be alerted by text or email every time a new property becomes available. This gives you priority to view the property before it is publicly marketed.
We aim to make moving as simple as possible for our tenants, we transfer the utility services on your behalf, and provide a moving in folder to keep all your documents together and a “Welcome to Your New Home” guidance booklet.
Michael Trower Property Management are members of ARLA the Association of Residential Letting Agents, NAEA, the National Association for Estate Agents, who are bound by strict codes of conduct ensuring honesty and integrity. All clients’ money is fully insured and deposits are registered within the Tenancy Deposit Scheme.

Viewing
Our friendly staff will help you to choose a selection of properties to view. You can select your properties online at home or at our offices where you can browse our property selections with complimentary fresh coffee. We have courtesy cars available should you require transportation. To view any of our properties just contact the office.

Making an Offer
We recommend you make your offer without delay as rental properties let very quickly. We will negotiate between you and the Landlord to agree; the length of the tenancy, the rent, the start date and any special conditions. Any acceptance of offer is always subject to contract, receiving satisfactory references and receipt of cleared funds for the advanced rent and deposit. We will ask you for a holding deposit of £200 which will reserve the property for you while we confirm the tenancy with the landlord and obtain your references. Please note that you must be over eighteen to rent a property.
Pets
Except for small caged pets, such as hamsters or goldfish, tenants will require the landlord’s permission to keep a pet in the property. Our staff will advise you which properties allow pets. Landlords may require a larger deposit to be held.

Smoking
We operate a no smoking policy in all of our properties. You may want to consider a property which has an outside space such as a balcony, if you do smoke.

Housing Benefit Applications
We have a limited selection of properties available for housing benefit applicants. Applicants will need to provide a guarantor to support the tenancy. The guarantor would be required to be referenced to prove they had the financial ability to pay the rent and other obligations should it become necessary.
Housing benefit has now been replaced with Local Housing Allowance. The allowance is a set amount paid depending on the area where the property is located and your individual circumstances, such as number of bedrooms required. Applicants should check with their Local Council how much they would be entitled to before registering their details. More information and a calculator for working out the allowance can be found at the LHA website: lha-direct.therentservice.gov.uk.

Referencing
All applicants over the age of eighteen are required to pass our referencing procedure before the tenancy can be agreed. The references required will depend on individual circumstances but normally will include:

· Credit Check
· Employment/Accountant reference/Pension proof
· Landlord reference
It may be necessary for you to provide a guarantor to support your tenancy if your financial status does not meet the referencing criteria; e.g. you have not been in employment for more than six months. The guarantor would be required to sign a contract guaranteeing that they would pay the rent and other obligations if the tenant defaulted. The guarantor would be referenced to prove they have the financial standing to support the tenancy. Guarantors are usually family members.
If you are aware of any adverse credit problems or are unable to provide a guarantor please speak to us in confidence as we may be able to proceed with the landlords agreement by holding a larger deposit.
We will give you the referencing application forms when you make an offer. If you would prefer to complete them beforehand, then please call our office.

Initial Monies
Before we can release the keys you will be required to pay the following in cleared funds on or before you check in:

· The first month’s rent payment in advance
· Tenancy deposit (normally equivalent to one month’s rent)
· Administration fee
· Referencing fee – per person over 18.
Tenancy Deposit
The tenancy deposit is normally equivalent to one month’s rent and is held by ourselves for the duration of the tenancy. When you move out we will arrange a final inspection to ensure that the property has been left in a good condition. Provided that everything is satisfactory and that the keys have been returned and the rent due is up-to-date, we will refund the deposit to you within 14 days
The deposit will be protected under the Tenancy Deposit Scheme (TDS) and a certificate of registration will be issued within 14 days of receipt of the deposit. Further information regarding the scheme can be found at: www.thedisputeservice.co.uk

Tenancy Agreement
All tenants over eighteen must be named in the Tenancy Agreement. The Tenancy Agreement is a legal binding contract and all tenants are jointly and severally liable for paying the rent and utility bills. The initial tenancy is normally a fixed term Assured Shorthold Tenancy for either six or twelve months.
Extending Your Tenancy
You can extend the tenancy after the fixed term subject to agreement with the landlord. We will contact you approximately 3 months before the end of the tenancy to discuss whether or not you wish to extend. The tenancy can either be extended for a further fixed term or, with the landlord’s agreement, continue on a month to month basis.

Ending Your Tenancy
With fixed term tenancies you will be liable for the rent until the end of the fixed term. If you wish to vacate at the end of the fixed term then you will be required to inform us one month before the end of the tenancy. If the landlord does not wish to extend or continue with the tenancy after the fixed term then he is required to give you a minimum of two months written notice before the end date of the tenancy.

Insurance
The landlord insures the building but the tenants must insure their belongings.

Utilities
Tenants are responsible for paying the council tax, water rates, sewerage rates, electric, gas, telephone and television licence. We will inform the council tax, water, sewerage, gas and electric suppliers on your behalf and provide up to date meter readings. You will need to inform the telephone company and television licence company directly yourself. The Landlord pays the buildings insurance but please be aware that your personal belongings are not covered.

Energy Performance Certificate (EPC)

EPC’s will be available from 1st October 2008 for all rental property. The EPC measures both the energy efficiency of the property and the impact that it has on the environment. It will also show approximate running costs for heating, hot water and lighting. Copies will be available on request.Find out more about Energy Performance Certificates at direct.gov.uk