Letting your house in Bolton involves a multitude of responsibilities and regulatory compliance requirements. As a landlord, you must ensure that your property meets all legal standards, is safe and habitable for tenants, and that you adhere to financial and administrative obligations. This guide provides a comprehensive overview of the essential steps and considerations involved in the pre-tenancy and tenancy preparation process. From securing necessary certificates to understanding tax liabilities and implementing safety measures, this document will help you navigate the complexities of renting out your property in Bolton, ensuring a smooth and compliant tenancy.

Pre-tenancy

To support environmental sustainability, all documentation will be provided electronically unless you specifically request otherwise.

We will:

• Arrange an Energy Performance Certificate (EPC) before marketing begins.
• Guide you through necessary pre-tenancy items such as gas safety records, electrical safety checks, smoke and carbon monoxide alarm checks, professional pre-tenancy cleaning, and inventory and check-in procedures.
• A professional inventory is essential for checking tenants in and out at the start and end of a tenancy.
• Without it, you may be unable to make claims against the deposit for any damage or dilapidation.

Tenancy Preparation

To secure the right tenant and help you meet your legal obligations, we will:

• Prepare a tenancy agreement.
• Undertake references for each named tenant.
• Complete initial Right to Rent checks
• Issue Prescribed Information and register the tenant’s deposit with My Deposits (for Managed and Premium Services only).
• While we verify a tenant’s financial means, landlords should seek advice on rent and legal protection to safeguard against future uncertainties.

Tax Liability

You are responsible for tax on your rental income. Liaise with HMRC for payment arrangements, and consider engaging a qualified accountant to understand your liabilities and allowances, especially with HMRC’s ‘Making Tax Digital’ initiative.

If residing overseas for part or all of the tenancy, obtain HMRC approval under the Non-Resident Landlord Scheme to receive rental income without tax deducted. Without this approval, we must deduct tax at source, which you may then reclaim from HMRC.

Before Letting

There are over 150 statutory regulations for landlords, tenants, and tenancies in England and Wales. Key preparations include:

• Consent from your mortgage lender, freeholder, and insurer.
• Appliance manuals and instructions for the tenant.
  A complete set of property keys for each tenant and for us if managing the property.
• Postal redirection if vacating the property being let.
• Pre-tenancy Documentation and Certification

Energy Performance Certificate (EPC):

• Required before marketing and must be provided to tenants. We can arrange this for you.

Minimum Energy Efficiency Standards:

• The goal is to upgrade rented homes to EPC B and C by 2028. We work with specialists who can advise on improvements.

Housing Health and Safety Rating System (HHSRS):

• This risk assessment determines property safety. Inspections usually occur if a tenant complains to the local council. We can arrange surveys if needed.

Right to Rent: We will conduct initial checks to ensure tenants have the right to reside in the UK and handle re-checks for managed properties.

Deposit Protection: Tenant deposits must be protected within 30 days of receipt under an Assured Shorthold Tenancy (AST). We handle this for managed and premium services.

Money Laundering Directive: We will verify the identities of both customers and landlords using electronic methods when possible.

Gas Safety Regulations: Annual checks on gas appliances are mandatory, and a Gas Safety Record must be provided before a new tenancy begins and annually thereafter. We can arrange and renew these checks if managing your property.

Electrical Safety: Fixed wiring tests are required every five years, and a copy of the certificate must be provided to tenants before the start of a new tenancy. We can arrange and renew these checks if managing your property.

Smoke and Carbon Monoxide Alarms: Mandatory alarms must be tested and working at the start of every new tenancy. We can arrange these checks and replacements if managing your property.

Fire and Furnishings: Furniture must comply with fire resistance regulations. Labels on new furnishings should be left attached to confirm compliance. We can advise on safety standards for window blinds and childproofing measures.

Water and Bacterial Control: Risk from legionella in water systems must be controlled. Properties left empty or those with specific features like open cold-water tanks are at higher risk. We can arrange risk assessments and offer advice if managing the property.

Charging of Fees to Tenants: The Tenant Fee Act 2019 restricts pre-tenancy charges to tenants, allowing only specific fees such as rent, deposits, administrative changes, early termination costs, utility services, local Council Tax, interest on late rent payments, and replacement key costs.

Data Protection: You may need to register as a data controller with the Information Commissioner’s Office (ICO) under the Data Protection Act 2018. Visit ICO’s website to understand your responsibilities and registration requirements.

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