FAQs
1. Can I register my properties online?
Yes! Online registration has been launched. You can register and manage your portfolio here.
2. What is an EPC?
An EPC energy performance certificate provides a rating for your home in its present condition and also a rating for its potential if certain energy saving improvements are undertaken. The overall assessment is based on a sliding scale of A to F, where A is the highest level (i.e. most efficient) and F (less efficient). To simplify the rating scales a similar method to that used for home appliances (e.g. fridges, freezers etc) was adopted.
There are many factors to consider when calculating the ratings for an EPC for every home, as each house is different.
The basic criteria for assessment include:
Building Construction
Age of construction
Number of windows and type
Volumetric calculation of all floors
Method of heating and controls used
Levels of insulation (lofts and walls)
Thermal properties of adjacent buildings
Heat losses
Fixed lighting efficiency
Renewable sources
Landlords and Tenants
Currently a landlord who rents a property to a tenant can voluntarily carry out an assessment for the production of an EPC on the property that they own.
From October 2008 it will be mandatory for an assessor to conduct a survey of the rented property for the production of an EPC.
The landlord/owner of the property would bear the cost of the EPC. Estimates suggest that there are approx. 2.5 million homes in the rental sector which would be affected by this legislation.
When buildings are to be rented out, the landlord is responsible for ensuring a valid certificate is made available to all prospective tenants.
More information can be found here.
3. What documentation does MSH need in order to advertise my property?
In addition to your fully completed registration forms and payment we will need:
- Current gas safety certificate (valid for one year)
- Current periodic electrical installation certificate (completed by an NICIEC or similarly approved engineer. Valid for five years)
and for Licencable Houses in Multiple Occupation:
- Copy of HMO Licence or acknowledgment from you local authority showing that a Licence has been applied for.
4. What is the Manchester Student Homes Code of Standards?
The Manchester Student Homes Code of Standards is now a compulsory scheme for landlords who register with MSH, setting out management standards for student accommodation. In addition, the Code lays out minimum standards of amenity for properties, some of which are now legal requirements. You can download the Code of Standards here or if you have any further queries please do not hesitate to contact us.
5. Can you manage my property for me?
Yes! If you'd like us to. Manchester Student Homes offers the University Leased Housing scheme.
Leasing properties from landlords and letting them to students on your behalf, the University of Manchester is both landlord and tenant, placing a respected, world class institution in both roles. Click here for further information.
6. Why do you insist on all this documentation? Isn't it the Council's job to enforce legislation?
Manchester Student Homes is committed to raising standards in private sector housing for students and will only advertise for landlords who protect their interests by meeting high standards of safety, in line with those required by their local authority. Because of this, we are able to assure students and their parents that property advertised on our site is safe, to the very best of our knowledge. This should encourage students to use our service and promote greater exposure for your properties.
7. Do I have to provide a written tenancy agreement?
There is no legal requirement to provide a written tenancy agreement, but you are obliged to provide certain basic details to your tenant, on request. In addition, certain terms, such as repairing obligations, are implied in verbal contracts. You will need to provide written agreements if you advertise with Manchester Student Homes, under our Code of Standards.
8. Do I have to give my name and address to the tenant?
The tenant is obliged to notify you of repairs required and so requires your name and address or the name and address of your agent. The address must be in England or Wales. Further to this, if the tenant requests the name and address of the receiver of rent, this must be supplied within 21 days of the request. It is a criminal offence not to comply. This means that an agency has to provide the name and address of the landlord if requested by the tenant.
9. Can I put any clauses I like in my tenancy agreement?
All tenancy agreements are covered by the Unfair Terms in Consumer Contracts Regulations 1999. In essence, these regulations seek to prevent a significant imbalance in the parties' rights and obligations, to the detriment of the consumer. One of the most important aspects of these regulations is that a contract must be written in plain, intelligible language. If your contract contains copious amounts of legal jargon or ambiguous terms, the whole contract could be unenforceable and your tenants may not be obliged to pay rent. Please ensure you use contracts that comply with the regulations mentioned above. Click here for further information on unfair terms in contracts.
10. Can I enter the property at any time?
By granting a tenancy, you give your tenants exclusive possession of the property which gives them the right to 'quiet enjoyment'. This means that you must give your tenants reasonable notice (normally 24 hours) of your intention to call at the property, stating the reason for the visit.
Your visit must be at a reasonable hour of the day.
Please note that you do not have the right to enter the property even when a notice has been served; i.e. the tenants can still refuse you access, but this would put them in breach of their contract. If your tenant(s) refuse access to the property without good reason and after you have served a notice, then you can serve notice of breach of contract. There is still no legal means of entering the property except with a Court Order. The law does allow you to enter the property without notice in the case of an emergency, but we recommend that you never enter an empty tenanted property unaccompanied.
The requirement to give notice also applies to any contractors you engage to carry out repairs, but normal practice would be to agree a time with the tenants when the contractor can call and this could be less than 24 hours.
11. My tenants are not paying their rent, what can I do?
Non-payment of rent is a breach of the contract and may allow you either to evict your tenants or to seek repayment of the outstanding money via the County Court. However, there is usually a good reason why rent has not been paid and you should make every effort to try to contact the tenants to discuss the issue. A little of your time spent on this, at this stage, could prevent lengthy proceedings later.
12. My tenants have left the property in a poor condition, what should I do?
As part of the management of your property, you should organise regular inspections, keep a written record of your findings and advise your tenants of any issues. If necessary, you should carry out any repairs to items damaged by the tenants and charge them accordingly. You will need to fully redecorate your property from time to time and replace the furniture, carpets and curtains. Unless major damage has been done by the tenants, minor redecoration is fair wear and tear.
Hopefully you will have taken a deposit at the start of the contract and you should use this money to rectify any problems. However, please note that this cannot be used for items that have outlived their usefulness or for minor decorations. Once this is done, you should draw up a breakdown of any deductions from the deposit, along with copies of receipts and send this to the tenants along with any outstanding balance from the deposit. If you have used the whole of the deposit, you need to notify the tenants of this. You should note that the tenants have the right to claim their deposit back via Small Claims Court if they feel that any deductions are unfair. You may need to prove that your deductions were legitimate. Providing a written inventory to tenants at the commencement of a tenancy is a good way to start a paper trail for deposit deductions.
From April 2007, the government has introduced a Tenancy Deposit Scheme and you need to be aware of the implications of this legislation.
13. What Type of Letting Agreement Should I Use?
If you are letting a property which you do not occupy yourself, you will automatically be creating an Assured Shorthold Tenancy. These tenancies can be for any length up to 3 years and are generally for a fixed term.
If you let a room in your own home, you will be creating a licence to occupy. These will normally be of a fixed term.
If you have bought a property on behalf of your son or daughter, with the intention of them occupying the property and letting out any other bedrooms to their friends, you will be giving their friends a licence to occupy the property. That is, your son or daughter would be resident landlords.
14. Why should I carry out repairs?
Apart from the fact that you need to maintain your property in good condition to ensure it continues to be let, you have legal obligations to carry out certain repairs on the property. These are most of the repairs to the exterior or structure of a property. This means that problems with the roof, chimneys, walls, guttering and drains are the responsibility of the landlord. Landlords are also responsible for keeping the equipment for supplying water, gas and electricity in safe working order.
In addition, you need to supply furniture that complies with legislation and provide the necessary fire precautions as set out by the local authority.
