11-21 Clayton Rd, Hayes UB3 1AX, UK
Our Address
orangeproperties100@gmail.com
Our Email
+442087560404
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We take great pride in not only meeting, but exceeding the expectations of our landlords. Our aim is to find a suitable tenant for your property with the minimum amount of fuss.
Depending on the package you take we can offer services including advertising, accompanied viewings, rent collection, tenant referencing, preparation of tenancies agreements, assistance with safety checks, handling maintenance issues and more.
Our lettings services are set out in three categories, Fully Managed, Rent Collect and Tenant Find. For details on what each service covers, please see the table below.
As an experienced lettings agent, we can help ensure you meet all the necessary legal requirements for letting out your property. Feel free to come to us with questions and queries.
The Gas Safety Regulations require all gas appliances to be inspected and a certificate (GSC) to be provided on an annual basis. We will normally arrange for these to be carried out. If you make your own arrangements your property manager will require a valid copy of the GSC before the first tenancy can commence and then on an annual basis thereafter. If we are not provided with certificates and they expire, we will not be able to start a tenancy without a valid certificate if required.
At the end of each tenancy we will check the property carefully (if fully managed only or it must be paid by landlord for our fees of one hundred and fifty pounds). We/ you are required to agree deductions between landlord and tenant, and we will do everything we can to reach an agreement. If an agreement cannot be reached the matter will be referred to the relevant body for arbitration. Both the landlord and tenant must accept the decision of the Independent Case Examiner (service included on Full Management only).
The deposit will equal 5 weeks rent per the Tenant Fees Act 2019. The purpose of the deposit is to cover damage to the property over and above normal wear and tear and/or any rent arrears or costs incurred as a result of breach of contract.
The 2004 Housing Act prevents landlords from holding unregistered/unprotected deposits. It is the landlord’s responsibility that all deposits relating to Assured Short hold should be registered by government recognised deposit protection scheme.
It is recommended that all portable electrical items are tested before each tenancy. We can arrange for this to be done with a suitably qualified external contractor. The cost will be the landlord’s responsibility
The safety of the electrical installations must be tested before the beginning of the first tenancy to ensure the system is safe. This type of safety check generally should be carried out every 5 years or sooner on the recommendations of the electrician. This regulation applies by law to England only but we always strongly advise that all safety checks are carried out where possible.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (the Electrical Safety Regulations) came into force on 1st June 2020.
It means that landlords have to ensure that electrical installations are inspected, and that BS7671:2018 standards are met, at the outset of a tenancy and at least every five years and also issue a copy of the inspection report to the tenants within 28 days of the inspection, and to carry out any remedial work within 28 days of the inspection (or sooner if the report requires). You can read the Landlord Guide here and also the Electrical Safety Roundtable & NAPIT Q&A.
Energy Performance Certificates (EPCs) are needed whenever a property is built, sold or rented and are valid for 10 years. EPCs present the efficiency of dwellings on a scale of A to G. The most efficient homes - which should have the lowest fuel bills - are in band A. The certificate uses the same scale to define the impact a home has on the environment.
Better-rated homes should have less impact through carbon dioxide (CO2) emissions. Regulations effective from 1st April 2016 state a tenant can apply for consent to carry out energy efficiency improvements in privately rented properties, subject to approval.
From the April 2020 there is a requirement for any properties rented out in the private rented sector to normally have a minimum energy performance rating of E or higher on an Energy Performance Certificate (EPC). The regulations are in force for all tenancies with effect from 1st April 2020. It will be unlawful to rent a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. A civil penalty will be imposed for breaches.
The Homes (Fitness for Human Habitation) Act 2018, known as the Homes Act, replaces Section 8 of the Landlord and Tenant Act 1985 (LTA 1985) in England, with the purpose of improving living standards in the private and social rented sectors.
A property unfit for human habitation is ‘so far defective in one or more of those matters that it is not reasonably suitable for occupation in that condition.’ Such as; any prescribed hazard(s), Repair; Stability; Freedom from damp; Internal arrangement; Natural lighting; Facilities for preparation and cooking of food; Water supply; Drainage and sanitary conveniences; Ventilation; and facilities for the disposal of waste water.
Under the Homes Act 2018, landlords and letting agents acting on their behalf must ensure properties, including common parts where they have an estate or interest, are fit for human habitation at the beginning and throughout the duration of a tenancy. NB: Section 8 of the LTA 1985 now only applies to tenancies in Wales. The new section 9C applies to Agricultural Tenancies, substituting ‘house’ with ‘dwelling’. The Act does not cover those with ‘Licences to Occupy’. This includes, but is not limited to lodgers, those living in temporary accommodation and some Property Guardians.
All Landlords should ensure their property/dwelling is fit for human habitation and your local agent can help with this.
All hot and cold water systems in residential properties are a potential source for Legionella bacteria growth. All landlords and agents in control of private rented properties are now required to protect their tenants against the risk of contracting Legionnaire's Disease
The Housing Act 2004 defines a ‘hazard’ as ‘any risk of harm to the health or safety of an actual occupier of a dwelling or HMO which arises from a deficiency in the dwelling or HMO’. The hazards used in the Homes Act, are the 29 as listed in the Housing Health and Safety Rating System (HHSRS).
The 29 HHSRS hazards are: Damp and mould growth; Excess cold; Excess heat; Asbestos and Manufactured Mineral Fibres; Biocides; Carbon monoxide and fuel combustion products; Lead; Radiation; Uncombusted fuel gas; Volatile organic compounds; Crowding and space; Entry by intruders; Lighting; Noise; Domestic hygiene, pests and refuse; Food safety; Sanitation and drainage problems; Water supply; Falls associated with baths; Falls on level surfaces; Falls associated with stairs and ramps; Falls between levels; Electrical hazards; Fire; Flames, hot surfaces and materials; Collision and entrapment; Explosions; Ergonomics; and Structural collapse and falling elements.
Since The Housing Act 2004, local authorities have had powers to regulate standards in the private rented sector by introducing property licensing schemes. Licensing schemes are designed to address issues within the private rented sector and mandate minimum standards within certain types of rental properties.
There are currently three types of licensing schemes in the UK:
The penalties for operating an unlicensed property are significant; councils will issue civil penalties of up to £30k per breach and tenants can claim back up to 12 months’ rent.
From 1 February 2016, all private landlords (and their agents) in England must check that new tenants have the right to be in the UK before renting out their property (Immigration Act 2014). If the Right to Rent check is acceptable an agent can proceed with the normal full referencing procedure, but should a Right to Rent check fail, by law we will be unable to allow a tenancy to commence. We cannot agree a let until the applicant(s) have provided the agent with the correct documents. If a tenant has a time-limited right to remain, landlords and letting agents will need to conduct follow up checks; normally 12 months from the initial check or at the expiry of the individual’s right to be in the UK (whichever is the later).
Right to rent was introduced in the Immigration Act 2014 as part of the government’s reforms to build a fairer and more effective immigration system.
From the 1 October 2015 landlords have to ensure that a smoke alarm is fitted on every floor of their property where there is a room used wholly or partly as living accommodation. They will also have to put a carbon monoxide alarm in any room where solid fuel is burnt, such as wood, coal or biomass and includes open fires. Landlords or agents will then have to ensure that the alarms work at the start of each new tenancy. For example, by pressing the test button until the alarm sounds.
The Tenant Fees Act bans most letting fees and caps tenancy deposits paid by tenants in the private rented sector in England. The ban on tenant fees applies to new or renewed tenancy agreements signed on or after 1 June 2019.
From 1 June 2019, the only payments that landlords or letting agents can charge to tenants in relation to new contracts are:
From 1 September 2019, the only payments that landlord's or letting agents can charge to tenants in relation to new contracts are:
The government guidance on the Act for tenants, landlords and letting agents helps explain how this legislation affects them. You might also find the ‘How to Rent’ and ‘How to Let’ guides useful.
The Money Laundering Regulations require estate agents to risk assess their business relationships and apply an appropriate level of investigation to ensure that they understand who their customer is, and why they are involved in the transaction.
Please find a list of fees that maybe charged subject to services chosen (all fees are inclusive of vat).
| Fully managed service | 15% of rent received, deducted by agent. |
| Rent Collect service Introduction of Tenants Only |
10% of rent received, deducted by agent. 8 % of total rent agreed for the whole year.(minimum fee for 12 months) |
| Tenant Referencing fee | £50.00 (Per tenant) |
| Administration Fee | £125 |
| Deposit Registration | £85.00 If needed |
| Invoice handling | £20.00 (per contractor/utility invoice) |
| Legal Notices (Sec-8 or Sec 21) | £100 |
| Legionella Risk Assessment | £150.00 |
| Energy Performance Certificate | £100 |
| Duplicate Statements | £10.00 (Per request) |
| Tenancy Renewal fees | £75.00 |
| Professional Hourly rate | £100.00 |
| Void Property Inspections | £100.00 |
| Overseeing Major Works Repair or Maintenance | 10 %(of total works cost) |
| Arranging of property maintenance/Repair | 10% (of total works cost) |
| Interest on Debit Balance | 5% above the Bank of England Base Rate |
| Sale of Property to tenant | 1.5% plus VAT |
| Inventory Check-in | £150.00 (May be carried out by third party) |
| Property Check-out | £125.00 |
| Gas certificate | £80.00 |
| Electrical installation condition report | £160.00 |
Residential Sales Fees- Sole Agency -1-1.5% Plus VAT or Multi Agency 2-2.5% Plus Vat of the sale price Commercial Sales and lettings fees available on request.
We know the lettings market inside out and have put together Eight Stages to Renting, a series of downloads for tenants, giving you all of the information you need to rent a property, from finding and securing a new home all the way through to what to expect from a tenancy agreement.
There are several cost implications to consider. Make sure you are ready!
When renting, there are costs in addition to your weekly or monthly rent, you need to factor into your budget.
In 2020, the Tenant Fees Act 2019 came into full force meaning many of the fees once paid by the tenant, are now not payable. There are however some upfront costs involved before renting a property. These costs normally include:
Tenancies can range in terms of length and it's always worth discussing this with your agent and/or landlord. Don't let your dream property go to someone else just because the property description says otherwise. You can generally sign terms for tenancies between 6 months and just under 3 years.
At the heart of your search should be your budget. If you have a monthly rental price in mind, make sure you check added costs including bills and tax. You can check how much you can afford on the Money Advice Service website.
To save time when you start looking, make sure you have your identification documentation, immigration status and proof of address (less than 3 months old) easily to hand.
The Tenant Fees Act bans most letting fees and caps tenancy deposits paid by tenants in the private rented sector in England. The ban on tenant fees applies to new or renewed tenancy agreements signed on or after 1 June 2019.
The government guidance on the Act for tenants, landlords and letting agents helps explain how this legislation affects them. You might also find the ‘How to Rent’ and ‘How to Let’ guides useful.
The aim of the Act is to reduce the costs that tenants can face at the outset, and throughout, a tenancy. Tenants will be able to see, at a glance, what a given property will cost them in the advertised rent with no hidden costs.
From 1 June 2019, the only payments that landlords or letting agents can charge to tenants in relation to new contracts are:
From 1 September 2019, the only payments that landlord's or letting agents can charge to tenants in relation to new contracts are:
As a tenant it is vital to choose a Landlord and/or letting agent that you can trust – you will be renting a home from them which is a big and long-term decision. which offers further reassurance that you are in good hands.
You can begin your property search with your agent online, over the phone or in branch, but once you've discussed your needs and the agent narrows down the shortlist, the agent should then arrange a viewing appointment for you whether in person or via video tour.
There are many places you can look for your new property and Hunters makes this easy for you.
The best place to start is our property search. Here you can filter the properties we have on the market to match your needs.
Use our rental search and adjust the filters and advanced features to narrow down the search to find exactly what you want, where you want
Register as a tenant with your local office and they'll sign you up for property alerts making sure you're first to know about any new properties that come to market.
The rental market moves fast so if you see the perfect property with an Agent, you have to act quickly to secure it. Arrange a viewing, or multiple viewings, as soon as you can and try to view properties in quick succession so it’s easier to make a decision.
Once you have found the right flat or house, you’ll need to put a holding deposit down to state your intention and show good faith, this will be equal to 1 weeks rent.
You can check the website and the local branch page for a list of all potential charges & terms. Before you move in, you will most likely have to pay the first month’s rent and a deposit so make sure you have cleared funds available for this.
You will be asked to give references to your prospective landlord/agent to confirm your details and background. Most agents will ask you to complete the details of your references online. Please make sure you give plenty of contact details so that the process is quick. Its also worth speaking with your references / referees so they know they will be approached.
So, you’ve passed your References and “subject to contract” you are moving in! What next?
A Tenancy Agreement is a legally binding document that sets out the terms of the tenancy and is drawn up to ensure that the rights and obligations of both tenant and Landlord are adhered to.
It is very important that you read this as soon as you can, so you have ample opportunity to check that you understand all the terms and what your responsibilities will be. Once all parties agree, sign and you pay your move in monies you are legally bound by this agreement until the specified end date.
Once the deposit is paid in full along with the first month’s rent and the tenancy is fully signed, the property is secured and keys can be released to you.
A tenancy deposit is held to give your Landlord protection in case you leave without paying the rent; cause damage to the property and / or its contents or you breach a term of the tenancy. From 1st June 2019 landlords in England are limited to 5 weeks’ deposit for new and renewed tenancies (or 6 weeks if the annual rent is £50,000 or more). Your tenancy agreement will show clearly what the deposit is for and how it will be dealt with under the terms of the Tenancy Deposit Scheme laws, according to what type of Tenancy you have. You will be informed which government approved scheme is being used by your Agent/Landlord and you should get confirmation once the deposit is correctly registered, this should occur within 30 days of you paying it.
Some Agents may offer a Deposit Alternative or Deposit Free option. A Deposit Alternative means instead of paying a traditional five weeks security deposit (or six weeks where the annual rent exceeds £50,000), you pay a fee of one week’s rent +VAT to become a member of a deposit free renting scheme which can significantly reduce the up-front costs. This fee is non-refundable and is not a Deposit. Any outstanding costs or damages will be payable by the Tenant(s) at the end of the tenancy. Read more about our current offering - not all agents offer this but do enquire if it is of interest.
A good agent/landlord landlords updated on their legal responsibilities for keeping their tenants safe from harm, by making sure their property and its contents (if furnished) meet the legal safety Normally they will look on an annual basis at certain safety checks.
Tenants may think that insurance is not for them but this is often not the case – everyone’s belongings and liability is as important as each other’s so thinking about insurance as a tenant is a good idea. Your agent can help you with information on different insurances available.
Now that the proposed move-in day has arrived, there are steps you need to complete before keys can be handed over:
Your agent can then hand over a copy of the Tenancy Agreement for your records along with the contact details of who you deal with going forward -this may be the Agent or the Landlord. They will normally also provide you with a copy of the Gas Safety Certificate (if applicable), EPC, How to Rent Guide/Rent Smart Wales leaflet as a minimum. From 1st July 2020 you should also receive a copy of an Electrical Safety Report (England only).
Future rent payments will normally be made monthly and paid by standing order – your agent will give you all the forms to complete or bank details, so you can set this up in time for the next rent due date. If you are provided with a Payment Reference Number ensure you use this so your rent can be found quickly once paid.
Your keys will be available to collect either at the local branch or at your check in appointment from either the Landlord or inventory clerk; your local office will go through this with you beforehand and make the appointment.
The inventory is a detailed list of the property contents and condition at the point that you move into it. By both parties agreeing that the inventory is correct at the start of the tenancy, any risk of disputes at the end of the tenancy will be minimised. We recommend therefore that you thoroughly check the inventory before you sign. This document is used when you move out of the property to so that any changes can be easily identified and charged for, where necessary, after fair wear & tear is taken into account.
From the day you move in until you move out you must ensure that your name is on the bills and all are paid on time (unless your rent includes bills). You should contact each supplier once you have moved in but many of our Offices use a company who will also do this on your behalf – saving you lots of time! This is a free service we provide but legally it is still your responsibility to do it. Keep a note of your meter readings on move-in day from your Inventory and make sure you send off your meter readings regularly, so your bills are accurate.
Tenants may think that insurance is not for them but this is often not the case – everyone’s belongings and liability is as important as each other’s so thinking about insurance as a tenant is a good idea. Your agent can help you with information on different insurances available.
Keep a file for your rental property, including the signed tenancy agreement, inventory and contact numbers in one place and to hand in case you ever need some information and especially for when you move out. Add your agent/landlords contact information into your phone; with some offices you can add a “bookmark” on your phone making reporting maintenance issues easy – ask in branch for details.
If your property is managed by the Agent, you will be advised who to contact during your tenancy. They will discuss maintenance issues with you and whether action is needed either by yourself or the Landlord- depending on whether the issue is a long-term fault or through 'wear-and-tear It is not always the case that agent is the first person
Your Tenancy Agreement and often a Tenants Handbook will help guide you on who is responsible for what and the timescales we aim to meet. If your property is managed by the Landlord, you will be advised of their name and contact details and you should contact them directly with any issues you may have.
Under the terms of the tenancy, your rent will be due normally each month (or each week/quarter) and it will be clearly stated when and how it should be paid. The tenancy will also normally specify the bank details you should pay to along with any ‘reference’ number to use. As the Tenancy Agreement is a legally binding contract, it is important that you pay your rent as due, on time. Agents and Landlords alike understand that on occasion payments can be late, but it is best to talk to your Landlord or Agent about this as soon as it happens, or may happen, so that action is not taken.
A property managed by the Agent will receive regular visits carried out by a member of staff. This will give the Agent an opportunity to check the property is being cared for on behalf of the Landlord – this will normally occur only a few times a year. It is also an opportunity for Tenants to raise any queries during their time at the property. Many Landlords do not live nearby so the Agent is often employed to ensure the property maintains in a good condition for you to live in. If the Landlord manages the let themselves, they also may wish to visit periodically – both Landlord and Agent together.
Landlords and Agents must give you proper written notice of when this may happen.
If anything breaks down or needs repairing before or after a visit please don’t wait for the next visit to tell your Agent! Contact them straight away.
Towards the end of the fixed term of your contract the agent or landlord will be in touch to find out what you would like to do - you will need to decide whether to extend your stay or move out. Make sure you get in touch so the agent/ landlord can action the necessary.
It’s best to let us know at least 1 month before the end of the fixed term that you may want to move out, if you can give us more notice than that then please do! The property will need to be left clean and tidy with all items left in their original position. When moving to a new property we know it’s often a busy time so if you’d like us to recommend a cleaner to take care of that for you we can help and you can pay them direct should you wish.
It’s best to let us know at least 1 month before the end of the fixed term (or give 2 months’ notice if you are on a rolling/periodic tenancy) that you may want to move out. If we manage the property for the Landlord, we'll arrange a check out appointment with you, so we can both ensure the property is left in an appropriate condition in accordance with the deposit legislation. At this point, you will hand back the keys. If the Landlord manages the property, you will need to contact them directly to arrange a time and date to meet there, complete a check out and hand the keys back.
Once you know you are moving out and you have told the agent/ landlord, you'll need to make sure that the property is left in good condition for you to be entitled to your full deposit back (fair wear and tear excepted). Most agents will confirm in writing to you certain requirements and tips in order that you can do this easily. If there are no deductions or disputes and all the necessary forms are filled out correctly by you and by the Landlord, your deposit should be returned ten working days later – in accordance to the tenancy agreement that you have paid all the final bills and provided your forwarding address. If you do not provide proof of paid all the final bills and provided your forwarding address. If you do not provide proof of
Make sure the property is left clean; including carpets, windows, walls and furniture (if necessary, or more convenient for you, hire a professional cleaner). Tidy the garden and clear away any rubbish, return all the keys, remove all of your belongings, notify the energy suppliers, water company and council tax that you are moving out and settle your final bills.
The Money Laundering Regulations require estate agents to risk assess their business relationships and apply an appropriate level of investigation to ensure that they understand who their customer is, and why they are involved in the transaction.