Letting Agents and Tenant References and Checks by LettingFocus

Landlords using letting agents to find a tenant for them need to be very careful that they set out EXACTLY what references they expect the letting agent to obtain from the tenant as part of the reference checking process.
Those of you who have read my book “Successful Property Letting” will know that I tend to go a little bit further than most letting agents do in terms of the kind of the references I wish a tenant to provide.
Where the property in question is close to me I still tend to do the “finding tenant” job myself using websites like Upad -see the link at Services and Products for Landlords
I do the viewings myself and then get the tenants to provide the employers and past landlord references plus all necessary documents - which I then validate.
And I ask to see a lot of documentation too – bank statements, utility bills, proof of ID etc.
Plus I do a credit check.

Why Do It Yourself?

Sometimes I am pretty busy on my corporate consulting work and speaking engagements and I sometimes think to myself, “Hey, why am I still doing this myself?”
The answer is complex.
But I find that I can do reference checks a lot faster myself than a letting agent can do it, so I’m not sitting and waiting ages for a “Go” or “NO GO” decision on the tenant.
Plus I get to see all the references the tenants provide, I study them carefully and can make up my own mind as to whether they will be good tenants or not.
And with the stress and cost one has if one gets a tenant from hell, it is really a job that I am loathe to lose control of.

As an example of this, a consultee of mine recently used a letting agent.
The agent had the tenant fill in the application form. But though the tenant was from Korea (and clearly outside the EU) the agent did not think to ask to see the work permit from the Home Office.
Doh! Basic stuff! But all too common a problem, I'm afraid.

Agree What Checks Your Letting Agent Will Do

In this case, the landlord had not agreed in writing exactly what reference checks they wanted the letting agent to do when they had agreed for them to do the work to find the tenant.
It’s an easy mistake to make and one that I have to confess I have made in the past.
I do use letting agents from time to time (and I have to for my properties that are far away because I cannot physically do the viewings.)
However, the letting agency is fully appraised as to what refs I need and he sends me copies of the tenants application form and copies of the references obtained too.
I trust them.
In theory all good letting agents should be as thorough on reference checks as he is.
After all, they should not want to provide you with a duff tenant because that will strain your relationship (or it should!).
But some letting agency staff are blinded by the commission and frankly could not give a monkeys about the quality of the tenant.

Be Wary of Pure Commission Driven Letting Agents

This type of letting agent will have the view that as long as they have ticked the minimum number of boxes as part of the reference checks and have got their commission, they are happy with that.
A letting agency near us has staff that I know are entirely on commission. This is the sort of firm you should be wary of and keep on a tight rein.

Private Rented Sector Policy Is Often Made on the Hoof

As part of the corporate consultancy work I do for mortgage companies and in the social housing sector, I get to read a lot of position papers on the private rented sector.
But I am continually amazed that in the private rented sector, so much government policy is made without the benefit of any good quality research.
Julie Rugg in her superb report into the private rented sector found the same thing.
Policy has been and continues to be made that affects landlords and tenants but which is not rooted in valid research findings.
What research there is, is often limited in scope and uses too small sample sizes.
An example is the proposal to require houses converted to HMOs to obtain planning permission. It may be sensible policy, but where is the research to justify this proposal?
I may come back to this issue another time.

MORE ABOUT LETTINGFOCUS AND WHAT WE DO

LettingFocus.com is the home of landlord information.
Hello, I’m David Lawrenson.
I have been a landlord and property investor myself for over 25 years and am author of “Successful Property Letting” – which has been the UK’s top selling commercially published property book for the last 3 years.
Our main business is at a corporate level for organisations - both public and private companies.
We provide consultancy for banks, local authorities, social housing providers and other organisations – helping them with their landlord facing or buy to let product strategies and services.

OTHER WORK

We also write for property websites and are regularly quoted by the media. In addition, we have written articles for numerous publications including The Independent, The Telegraph and quality landlord websites.
For private landlords, we also find some occasional spare time to help landlords and property investors make money in property by coaching them in ways that work, which are ethical and which involve minimal risk to the investor.
We pride ourselves on giving independent unbiased buy to let advice on either a one to one mentoring / coaching basis or through our occasional group seminars.
Unfortunately, in the UK today, property advice in the UK is still largely unregulated and what counts as “good advice” is too often more about making the promoter money than giving useful information to the investor.
With no links to property firms, developers or bridging loan providers we can advise on where and what type of property to buy for investment and when to buy it. We also show you how to manage tenants properly.

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How to establish what rent to charge by David Lawrenson of LettingFocus.com

How to establish what rent to charge by David Lawrenson of Letting Focus
Just back from a lovely 2 week break in Mexico to find Britain is still mired in doom and gloom.
OK, there are some tentative signs that here in London more property is coming onto the market at more realistic prices which is good news for those of us looking to buy – and that includes me.
However, with RBS and Lloyds pretty well finished as independent banks and other banks severely hit too, that is a heck of a lot of people either out of work or with severely reduced assets. (Don’t forget that lots of city employees have shares in the banks they work for and the fact that these are now worth a fraction of what they once were means that people have a lot less to spend on things like buying property.)

BE SENSIBLE ON SETTING RENTS
With more people turning to letting their property because they can’t sell it (at a price they want), the extra supply of houses and flats to rent means that many areas are now seeing a fall in rent levels.
So how do you establish a fair rent?
Well, you could ask a letting agent, though in my opinion some agents suggest you can get more than is actually possible.
These types of agent know what the real rent should be but they hope that their optimism will mean you give them the business of finding a tenant rather than trusting your property to a more realistic agent.
I suggest you look at websites like Gumtree.com (good in London) and rightmove.co.uk (for everywhere) and look at rents that properties similar to yours are on for.
Then take away 10% to get to a rental figure that will let your place fast with no empty periods – or “voids” in landlords jargon.
Why take off 10%?
Well, just think for a minute.
The places that you see advertised at sites like Gumtree and Rightmove are there because they have not been let.
Places that are available to let at more realistic prices will be taken down from these sites because THEY HAVE ALREADY LET.
Yes, I know it’s obvious but thisvery obvious fact is lost on a lot of people, including for a long time, me.
So be realistic and when you buy property to let, plan on rental levels that are achievable and will get your property let fast.

MY MAN DAVE THE GAS ENGINEER
Everyone needs a Dave.
My own Dave has saved me another £2,500 by finding an alternative £40 part for a boiler that two other gas engineers said was not available.
The other engineers said as the part could not be found I needed a new boiler at a cost of £2,500 including labour.
Dave did the same thing a year ago on another property and that boiler is still running fine.
Everyone who is a landlord needs a Dave.
It took me 10 years to find him.
Dave is his real name but before you ask, he is too valuable for me to share him with anyone else I’m afraid.
And if you find your own Dave, look after him and pay him well. When the big freeze comes you’ll be glad you did.
ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
I’m David Lawrenson of LettingFocus.com - the landlord and property letting advice experts.
I’m the author of “Successful Property Letting” which for the last 3 years has been the UK’s top selling property book - Buy Successful Property Letting - How to Make Money in Buy to Let.
The new edition is fully up to date with all the recent changes to tenancy deposit schemes, HMOs, licensing, capital gains taxes and it has new sections on sale and rent back.
I’m an expert freelance property writer and property speaker and I run this well known property letting and investment blog that you are reading now.
I contribute to newspapers and a host of property websites, write a number of columns in the press and I provide general property letting advice for anyone looking to buy property for themselves or to let out.
In my work as a consultant I help private individuals with any aspect of buying property or buy to let.
What’s unique about lettingfocus.com is that we are independent property investment advisors because unlike most people in the buy to let and property “advice” business we are not linked to a property company, developer, agent or bridging loan financier and do not receive commissions from these sources.
We simply give one to one unbiased advice and are often asked to evaluate other property investments.
In my corporate consulting role I also advise banks, building societies, housing associations and web portals with their buy to let and property products and services.
You can read more of my blog & find details of my networking, advice and property training programme at my website.Copyright: David Lawrenson 2008 and 2009. This blog is updated once a week.
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Take care referencing and checking tenants even if you use a letting agent says LettingFocus.com

So far the credit crunch has not led to any large increases in unemployment.
However, I see the press is now carrying more stories of lay offs here and there - so we can expect some rises in unemployment to start to filter through to the official figures before too long.
How does this affect landlords?
Well, I would say that today more than ever, you need to make sure that the tenants you get are good ones and are fully referenced plus that they are in the type of sector of the economy where they are less likely to lose their jobs.
Why?
Well, if they lose their jobs they may struggle to pay the rent and / or have to move to less expensive accommodation – which is bad for them and whichever way you look at it, also means more hassle and expense for you the landlord.
In the worst case, it could also mean that they could stay put and just not pay any rent at all – meaning you have to seek repossession - and that process can take months, often with little chance of you ever recovering the money owed.
In the current environment, if I had to choose between equally good tenant candidates – one of whom worked in an economically shaky sector and another who worked in a (usually) slightly safer public sector job as a teacher or a civil servant, I know which one I would sooner go for.
Yes, it’s tough on some – but hey I’m not the one who was responsible for the state the economy is supposedly in.
Also, if you use a letting agent, don’t fully trust to new agent on this issue unless you have used them for a while and know they are reputable and can be trusted on this.
Sadly, there are a few rogue agents out there who cut corners on referencing and don’t do it properly.
Remember it will be you, not the agent, who is the one who loses out financially if the tenant turns bad.
So ask the agent to let you see references they obtained.
And don’t listen to all the guff some letting agents will give you about the "Data Protection Act and that you cannot see the references, the reference report of the tenants application form" because your tenant should have authorised for you, the landlord, to see the references on the application form he filled in when applying to rent the property.
If your agent won't let you see these things, go to one who will.
ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
I’m David Lawrenson of landlord advisors lettingfocus.com.
I’m the author of “Successful Property Letting - How to Make Money in Buy to Let” which for the last 2 years has been the UK’s top selling property title - buy the UK's top selling property investment book.
It is fully up to date with all the recent changes to tenancy deposit schemes, HMOs, licensing, capital gains taxes and it has new sections on buying property below market value.
I’m an expert freelance property journalist , property speaker and a well known property blogger
I contribute to newspapers and a host of property websites, write a number of columns in the press and I can provide landlords advice
I also work as a consultant helping banks, building societies, housing associations and web portals with their buy to let and property products and services and am a regular speaker at property shows.
You can read more of my blog & find details of my networking, advice, property investors networking programme at my website.What’s unique about lettingfocus.com is that we offer property investment mentoring because unlike most people in the buy to let and property “advice” business we are not linked to a property company, a developer, an agent or bridging loan financier and do not receive commissions from any of these sources.If a property investment is lousy – We’ll tell you straight and we will tell you all about buy to let and property investment - the good and the bad and we won’t make silly promises that you’ll become a millionaire overnight.
Copyright: David Lawrenson 2008. This blog is updated once a week.
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Mortgage Lenders Cutting Out Brokers. Plus A Comment on Gumtree from Lawrenson of LettingFocus.com

MORTGAGE FIRMS CUT OUT MORTGAGE BROKERS
Another rather laughable consequence of the credit crunch and how UK mortgage lenders have responded to it is the way that lenders have now closed some of their best mortgage deals to brokers.
The fact is that most buy to let mortgages have hitherto been arranged mostly through mortgage brokers. This might seem strange in itself as volumes now match the numbers of first time buyer mortgages taken out. In other words, buy to let ought to by now be a core part of many banks and building societies business.
But go into any high street branch or ring one of their dark satanic call centres and ask about a buy to let mortgage and then ask them a simple question, for example “What is a tenancy deposit scheme?” and you will draw a complete blank along the lines of “Sorry, Computer says No”
Try it, its fun!
The fact is that most bank and building society staff have not got a clue about buy to let. So it will be interesting to see whether they now try to completely cut the mortgage broker out of the buy to let arena.
Unless they massively improve the training of their staff and the quality of the info they provide directly, they will be on to a loser if they do! And if I were a broker I would not forget any bank or building society that messes them around now when the good times roll again.

HOW GOOD IS GUM TREE?
Gumtree is a popular free site where landlords can directly advertise property to let for no charge without having to go through an agent.
OK, you need to update your ad every day to stay top of the list so would-be tenants can find you but hey, nothing is without cost.
Gumtree is very strong in London and I understand it also works in Manchester quite well, though it is a bit weak (or even non existent) in one or two other spots where I have property.
I’m telling you all this because I have been marketing one of my properties on it recently and have got a high level of response - and much better in terms of numbers than I’m getting from some of the other “only available to letting agencies portals”
But anecdotally I often hear that the sites that are only available to agents DO tend to get tenants who are able to pay a higher rent. Maybe that is a function of the demographic of tenants and the success of Rightmove’s and other portals branding. I’m not sure.
The facts often seem to be that a good letting agent will be able to get a higher rent than you can doing it yourself & often more than covering your fee to them -which should be no more than 8% on a 12 month tenancy term by the way.
But back to Gumtree and the like….If you are letting directly using one of these free to landlord sites, you’ll come up against the Great British Public (well if you are in London, the would-be tenants won't actually be from Britain, but the same “people based rules” still apply!)
Inevitably, you’ll get calls from people who say, “It sounds great, we just have to see it today.”
They always sound all super-keen and naturally have immaculate refs & I have often gone out of my way to do a viewing.
Now, I have learned my lesson because inevitably, these sorts of people always turn out to be the most dreadful timewasters who will want you to knock 10% off the rent and actually have very poor references indeed.
It does not matter where in the world they come from, there seems to be in all populations and peoples an equal number of people who are very pushy but very wasteful of others time.
I have found that the ones who will REALLY want to rent my places and who are straight talking and positive are always those who are polite and a bit laid back on the phone. They are not pushy but easy going and will view the property when you can fit them in.
We are taking a break for a week. Next post will be in 2 weeks time.
ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
I’m David Lawrenson a buy to let experts from lettingfocus.com.
I’m the author of “Successful Property Letting - How to Make Money in Buy to Let” which for the last 2 years has been the UK’s top selling property title: buy the UK's top selling property investment book
It is fully up to date with all the recent changes to tenancy deposit schemes, HMOs, licensing, capital gains taxes and it has new sections on buying property below market value. I’m an expert property speaker and a well known property blogger and I contribute to newspapers and a host of property websites, write a number of columns in the press and I can provide help for landlords
Check out where I was recently featured in the Daily Telegraph: http://propertyclub.telegraph.co.uk/Page/View/266
I also work as a consultant helping banks, building societies, housing associations and web portals with their buy to let and property products and services and am a regular speaker at property shows.
You can read more of my blog & find details of my networking, advice, property investors networking programme at my website.What’s unique about lettingfocus.com is that we offer property investment mentoring because unlike most people in the buy to let and property “advice” business we are not linked to a property company, a developer, an agent or bridging loan financier and do not receive commissions from any of these sources.If a property investment is lousy – We’ll tell you straight and we will tell you all about buy to let and property investment - the good and the bad and we won’t make silly promises that you’ll become a millionaire overnight.
Copyright: David Lawrenson 2008. This blog is updated once a week. Permission must be sought before using the material in the blog.

Finding Tenants and Selling Property? You Need the Internet and the Big Portals

The internet has become ever more important as a resource for landlords looking for tenants, especially given the fact that the big property portals exclude landlords advertising directly (i.e. not through an agent)
So, if you go down the high street to find a letting agent to market your property, one of the first things you must ask today is which portal are they linked to.
Indeed, it is reported in today’s news that 90% of house sales are advertised on the RightMove site (they also appear on others too, but it looks like RightMove is now the biggest) and it is thought that around 70 per cent of tenants now restrict their search entirely to the internet.
Christian Harper of Oliver Finn, an estate agency in Chiswick says “Many agents talk about marketing strategies (for letting property) but for many it just comes down to putting a property up on the big portals.”

The Biggest Portals and How You Can Find a Tenant Using One for Not Much Money!
The biggest portals are FindaProperty, Prime Location and Right Move.
In fact if you find a local letting agent that is not linked into at least one of these, you should seriously question why.
Others that have a significant presence are PropertyFinder and Fish4Homes.
PrimeLocation and RightMove have now become hugely successful businesses as their stock market ratings amply testify and any agent not on them is bound to struggle. But they are not cheap - typically they charge around £300 per month per branch per agent.
The bad news is that landlords cannot access most portals because they only accept ads from professional agents.
Some portals say this is to do with the restrictions imposed by the Property Misdescriptions Act which places an onus on the agent to have actually seen the property they are advertising to sell.

Getting Your Ad Up There
However, this is all a bit misleading because the act doesn’t apply to property lettings at all (only property sales.)
The real truth is it’s because most portals have been built up by estate and letting agents (and in some cases owned by them) and they do not want to damage their own pitch.
The really good news is that there are lots of "on line letting agents" where landlords advertising direct can place their properties.
And these all have links through to the big portals.
Using them is simple.
Take a few photos of the property you want to let and write a description and then load it up to one of these on line letting agents and they will upload it straight onto all the big portals for a fee of typically less than £60 - and it can stay on there as long as you like.
Indeed we have links and special offers for two of them at our Landlords Resources Page.
Click Here: Services and Products for Landlords

ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
We are LettingFocus.com - the landlords’ expert and I’m David Lawrenson, the author of “Successful Property Letting” - the UK’s top selling property and buy to let book for the last 3 years.
I have been a landlord and property investor myself for over 25 years.
At LettingFocus we offer independent unbiased
advice for landlords and property investors on a one to one mentoring and coaching basis as well as occasional group seminars.
Unlike many in the still largely unregulated buy to let and property “advice” business I am not linked to a property company, developer, estate agency or bridging loan provider.
As such I am able to give unbiased independent advice on where to buy (which areas), what type of property to buy, when to buy and how to buy property at a low price. I can also explain how to reduce the risk of getting a bad tenant.
We help you make money in property by showing you the ways that work and which are of minimal risk to you. We can guide you every step of the way.

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Have you seen this related article? Checking References for a Tenant

Copyright: David Lawrenson 2007. This blog is updated at least once a week
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Tenants Reservation Fee - Do You Need a Fee to Reserve a Property asks David Lawrenson

You definitely need a tenant to pay a reservation fee to reserve your property.
After all, if it's three weeks time before they are supposed to sign tenancy agreements and move in, they could just change their minds - leaving you high and dry and with a period when the property was potentially empty.
You will have to start advertising again - and it may take another three or four weeks to get someone else who is suitable.
For that reason, I always ask for a 3 week reservation fee - not a deposit - which tenants sign to acknowledge that if they change their mind and do not go ahead, or cannot pay the rent and deposit on the agreed move in date, they will lose that money.

CHECK OUT THESE PAGES AT OUR SITE LETTINGFOCUS.COM:

THE HOME PAGE OF THIS BLOG click here: Blog
THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page
NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors:
Next Property Investing Seminar and Networking Event
We have GREAT OFFERS on a range of products for landlords too; click here including landlords insurance, tenant referencing, tenancy agreements and more: Services and Products for Landlords
For general info on our SEMINARS AND CONSULTING click here: Property Seminars, Networking Evenings and Consulting
ONE TO ONE PRIVATE CONSULTING click here: Property Mentoring
CLIENT TESTIMONIALS from past customers click here: Testimonials
BUY THE BOOK click here: Buy the Book at Amazon

ABOUT US

LettingFocus.com are the experts on landlord issues and I’m David Lawrenson, the author of “Successful Property Letting” – which has been the UK’s top selling property and buy to let book for the last 3 years.

We help landlords and property investors make money in property by coaching them in ways that work, that are ethical and which involve minimal risk.
I have been a landlord and property investor myself for over 25 years.

At LettingFocus we offer independent unbiased buy to let advice for property buyers and landlords both on a one to one mentoring and coaching basis as well as through occasional group seminars.

Property syndicates and property advice in the UK is still largely unregulated and what counts as “advice” is too often more about making the promoter money than giving useful information to the investor.

With no link to property firms, developers or bridging loan providers, at LettingFocus, we aim to give unbiased independent advice on where and what type of property to buy for investment, when to buy and how to buy property at a low price.

We also show you how to manage tenants properly and in ways that take up as little of your time as possible.

To JOIN our Free QUARTERLY NEWSLETTER simply send an email to david@LettingFocus.com - Please note we WILL NOT send spam or sell our mailing list to advertisers!

See this related article: http://www.lettingfocus.com/pages/myarticles_ChoosingaLettingAgency.html

IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR OUR WEBSITE?

Selling services to landlords and property investors and have a national coverage? You could be a partner, please get in touch!

TO VIEW RELATED POSTS select a “Category” at the bottom of this page.
Copyright: D Lawrenson 2007