trading standards

We are a local, independent firm with a specialist department dealing solely with Residential Letting and Property Management. As specialists, we are fully focused on the priorities and needs of the Landlord. Our Lettings department is headed by our Lettings Manager who has been with us since 2007 and is fully qualified through NFOPP (National Federation of property Professionals).

We understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you, the Landlord with the best possible service and the right tenant for your property.

We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agent your asset will be in professional and caring hands.

A Personal Service

We offer a personal and friendly service whilst at the same time maintaining a high standard of competence and professionalism. Our letting department is based in our Looe office therefore you can always call in and discuss your requirements with a member of staff

Carefully Selected Quality Tenants

Drawn from a continually updated register, all prospective Tenants are thoroughly referenced and credit checked. In some cases we will also require a guarantor.

Peace of Mind

Seasons are members of Mydeposits, a government authorised deposit protection scheme and CMP which provides client money protection for both Landlords and Tenants.

Fees and Charges

We offer a very competitive package

A range of competitively priced insurance products are available, designed especially for Landlords, providing extra security and peace of mind.

These include:
Guaranteed Rental Insurance
Legal Expenses Cover
Contents Insurance
Buildings Insurance
Property Owner’s Liability

Outlined below are the two basic elements of our Service. However, we maintain a flexible attitude, and are generally able to adapt our Service to meet our client's individual circumstances and needs, for example by providing a part only Service, or occasionally by taking on additional tasks and duties.

This is our inclusive Service, which provides for the marketing of the property and carrying out accompanied viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we will then go ahead and prepare the tenancy agreement and, if required, an Inventory and Schedule of Condition.. Once the tenant has signed the Tenancy Agreement and received the keys we will notify the Utility Companies of the change of occupancy for the purposes of Council Tax, Gas, Electricity and Water, advising them of the meter readings as of the date of occupancy.

During the tenancy we carry out periodic inspection visits. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) recommend, oversee and account for any necessary repairs.

Collecting and processing of rental payments is also part of the Service. These will be credited automatically to the Landlord's nominated bank account.

Towards the end of the tenancy, we will liaise between you and the Tenant, and renew the tenancy agreement or arrange to check them out as applicable.

This Service is suitable for those Landlords who are not residing locally, or would rather not deal with the Tenants directly, preferring all aspects to be handled by a qualified Agent.

Our Tenant Find Service includes marketing of the property and carrying out accompanied viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we will then go ahead and prepare the tenancy agreement, and if required, an Inventory and Schedule of Condition.

Following this, the first month's rent will be collected and credited to the Landlord less our agreed fee. Managing the tenancy, including the maintenance and rent collection, will then be the responsibility of the Landlord.

We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their temporary home, and that they are receiving value for money. It follows therefore that a well presented and maintained property in good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.

Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.

Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.

Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the Tenant's own use.

Gardens should be left neat, tidy and rubbish free, with lawns cut. Tenants are required to maintain the gardens to a reasonable standard. However, few Tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by a regular gardener.

At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition.

It is strongly advisable to leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system. Other types of useful information would be the day refuse is collected etc.

You should provide one set of keys for each Tenant and where we are managing the property an extra set will be required for us to hold. We will arrange to have duplicates cut as and if required.

If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.

If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting. You should also provide us with a copy of the lease.

You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can advise on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.

We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handled for you, however British Telecom will require instructions directly from both the Landlord and the Tenant, as will any Broadband suppliers, Sky or Satellite televisions companies.

When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, they will require an exemption certificate from the Revenue & Customs before they can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.

It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete Service we will arrange for an independent specialist company to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.

Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 or 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant. In addition, if the tenant owes at least 2 months or 8 weeks rent on the property he can apply through the court to seek a possession order.

The following requirements are the responsibility of the owner (Landlord). Where you have signed our Full Management Agency Agreement, they are also our responsibility. Therefore where we are managing, we will need to ensure compliance.

Annual Safety Check
Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a competent engineer (e.g. a GAS SAFE registered gas installer).

Maintenance
There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times.

Records
Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken.

Copies to Tenants
A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences, or to each existing tenant within 28 days of the check being carried out.

There are several regulations relating to electrical installations, equipment and appliance safety, which affect landlords and their agents in that, they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, Low Voltage Electrical Equipment Regulations 1989, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for electrical safety certificates (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', or even of manslaughter, is to arrange electrical inspections and the issue of safety certificates. There are 2 types of electrical inspection, one of the actual installation, and another of any portable electrical appliances (P.A.T. – portable appliances test).

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, unless they have been reupholstered after 1950, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Items that comply will have a suitable permanent label attached. Non-compliant items must be removed before a tenancy commences.

Legislation stipulates that at least one smoke alarm must be fitted on each floor of the property. A house in multiple occupation (HMO) must have a smoke alarm fitted in all rooms and circulation spaces. It is generally considered a common law 'duty of care' to fit smoke alarms in all areas of high usage and high risk. Where a solid fuel burning appliance is installed a carbon monoxide alarm must be fitted in the same room as the appliance. However, a common law 'duty of care ' would promote that you also fit a carbon monoxide alarm in any room where a gas appliance is installed. Failure to comply with this legislation could incur a penalty of up to £5,000.

If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules apply. Ask your Letting Agent or local authority for details.

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Part 1 of the Housing Act 2004 has brought in the HHSRS, which is a procedure to assess the risks to health and safety in a residential property. It assesses 29 categories of housing hazard. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by the local authorities.

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If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules apply. Ask your Letting Agent or local authority for details.

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If you, the landlord, decide to hold the deposit yourself we will transfer it to you within 5 days of receiving it. You must then register it with a Tenancy Deposit Protection Scheme within 30 days of its initial receipt by the Agent, if the tenancy is an Assured Shorthold Tenancy. If you fail to do so the tenant can take legal action against you, the landlord, in the County Court. The Court will make an order stating that you must pay the deposit back to the tenant or lodge it with the custodial scheme, which is known as the Deposit Protection Scheme. In addition a further order will be made requiring you pay compensation to the tenant of an amount equal to between one and three times the deposit. You will be unable to serve a Section 21 Notice on your tenant until compliant with the above conditions, and the Court will not grant you a possession order. We have no liability for any loss suffered if you fail to comply.

This addresses the limitations of current legislation by extending disabled people's rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are available to let, will be required to make reasonable adjustments for disabled people. Under the new duties, provided certain conditions are met (for example, that a request has been made), landlords and managers of premises which are to let, or of premises which have already been let, must make reasonable adjustments, and a failure to do so will be unlawful unless it can be justified under the Act. Landlords will only have to make reasonable adjustments. And they will not have to remove or alter physical features of the premises.

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We hope that the information covered in this guide will be of assistance to you. If there are any aspects you are unsure of, please ask us. We look forward to being of assistance to you in the letting, or the letting and ongoing management of your property.