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How to let or rent a property during lockdown in England

letting agent bolton

In these difficult times, dealing with property-related matters, such as viewings and move-ins, can be very stressful, as there are additional safety considerations involved for all parties. With this in mind, Bolton-based Mistoria Estate and Letting Agent Bolton will explain what falls within the rules in England whether you are looking to rent or let a property in lockdown, and how to minimise the risk of infection in the process.

Advice for letting in lockdown

In England, government guidance says that estate agents, letting agents and removal firms can continue to work. This means you can let a property in lockdown to new tenants

The rules state there should not be more than one household in any home at any time, so ideally yourself and existing tenants should be absent from a property during an in person viewing. You should also ensure all surfaces are thoroughly disinfected before and after the viewing.

You can still bring in a professional cleaner if needed before new tenants move in, and tradespeople can carry out maintenance and repair work on the property provided they follow the safety guidelines.

Advice for renting in lockdown

In England, you are allowed to look to rent a property in lockdown. Carrying out activities related to renting a residential property is considered a reasonable excuse to leave home. However, the government says you should carry out initial property searches online if possible, rather visiting your local estate agent.

If you are considering renting a particular property, you can still book to attend a viewing in person, though it is advisable to request a virtual viewing first. Many agents and letting services have taken steps to enable this.

Should you wish to view a property in person, you must abide by the rules and take measures to avoid spreading the virus. This will include wearing a face mask, staying two metres away from other people, and washing your hands before and after the viewing.

When you are ready to move into a new property, people outside your household or support bubble should not help with moving house unless it is absolutely necessary.

Properties available from our Letting Agent Bolton

Mistoria Estate and Letting Agent Bolton has a wide range of impressive properties available for rent and for buy-to-let agreements across the town. We have implemented measures to ensure the safety of our existing tenants and those looking to rent with us. If you’d like to know more, please use our contact page or call us on 01204 800 766.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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Bolton letting agent support in lockdown 3.0

bolton letting agent

What strange times we are living in!

2021 is the year (according to the film industry) that we should probably be living in a dystopian future. This may have seemed far-fetched 12 months ago however, having lived a real live contagion pandemic for the last year, it seems like all bets are off. People’s lives have been turned upside down and ‘just keeping on’ has become our ‘new normal’. More Groundhog Day than Mad Max.

Marketing plans and projections have become a tricky process and the ability to adapt has become key. This has therefore become our mantra here at Mistoria Estate Agents Bolton for the coming year; “Adaptability, and always having a Plan B” (and a Plan C, and possibly a Plan D!).

We are constantly looking to offer the best options for our clients and to plan for contingencies to keep the housing market moving. Despite the latest restrictions, our industry is still open and active and we are keen to support the country’s economy by keeping the sector stable. In short; both sides of the branch are fully operational. Our Bolton estate agent is taking enquiries and instructions and carrying out valuations (albeit virtually). Our Bolton letting agent is taking tenancy applications and moving tenants into properties and helping landlords manage and fill their properties.

People will always need a home and property is still a great place to invest your money, given the poor returns on savings.

We are continuing to move tenants and purchasers while following Government guidelines on safety and we are in the office to offer advice on rental, HMO, sales and commercial property so we feel confident that we can all ride out the Covid-19 storm to sunnier times (and hopefully sunnier climes – we all need a holiday!).

We can’t wait to see you all in person but until then we are just at the end of the phone (WhatsApp, Zoom, email….). We will get through this together, let’s keep in touch.

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Apprenticeship opportunities at Mistoria

estate agent apprenticeship bolton

The benefits of taking on an apprentice have been an attractive proposition for employers for many years. An apprentice, as defined by the gov.uk website, ‘combines practical training in a job with study’ and it’s a win win situation for both employer and apprentice. The employer can train and mould the apprentice to fit the company structure, and even fill voids where there may be a lack of personnel or a skill shortage, whilst receiving financial support from the Government to train a potential new permanent employee. For the apprentice themself, they are learning in a paid job. They are gaining real, hands-on experience in their chosen field, whilst also working towards an official qualification.

The Mistoria Group and its associated companies, including its estate agent branches and accountancy firm, has enjoyed taking on apprentices for a number of years, to great success. A busy estate agency has many functions, and we’re delighted to be able to offer young people and apprentices the chance to gain experience in whatever role they are most interested in within the company structure. We also like to give our apprentices the opportunity to learn from experienced staff who have worked in the industry for many years.

The benefits to the company are numerous. Being able to take on ambitious people at an entry-level allows us to mould them and train them in a way specific to our company needs, whilst still following the National Apprenticeship Standard. The Junior Estate Agent apprenticeship standard was created by employers and is intended to develop someone at the beginning of their career into someone with experience and knowledge in all aspects of estate agency.

Mistoria’s Apprentices

In the last year we have taken on more than half a dozen apprentices, to cover various roles across the Mistoria companies. These include; Thaila Cunningham – MCC Accountants, Dilraj Singh – Mistoria Estate Agents Salford/ Student Haus, Alexis Cullen – Pick My Pad, Michelle Saunders – Pick My Pad and Mollie Ashworth – Mistoria Estate Agents Bolton.

Thaila Cunningham, Accounts Apprentice at MCC Accountants is positive about her experience as an apprentice with The Mistoria Group. She started her apprenticeship at Mistoria with Babington Online in August this year, working towards the Level 2 and Level 3 AAT qualifications. She hopes to then progress onto ACCA in the future whilst working up through the company to gain a higher permanent position and achieve the career of a Chartered Accountant. As an Accounts Assistant, Thaila’s role focuses on completing bookkeeping tasks for the internal property companies as well as analysing the companies’ expenses, preparing management accounts and tax returns for external clients, to name just a few. Of her placement Thaila says, “MCC Accountants and Mistoria have given me a real feel for the workplace, enabling me to gain an extensive range of skills and experience and develop an understanding of how the industry really works. My manager and supervisor really motivate me and provide endless opportunities in the present – regarding funding for education and qualifications – and in future – offering a permanent position as an accountant in the company.”

Thaila’s desire to obtain a permanent position with Mistoria is certainly achievable, given the company’s long-term vision. With plans to open 10 estate agency branches, apprentices present and future will be a key part of this. Each apprentice has a good opportunity to progress within the company, with views of one day being Branch Managers. Now a permanent member of staff and a great example of a successful apprenticeship is Rhianna Williams. She started at Mistoria as a Business Admin apprentice to help out with admin work, with an interest in property due to her family. Over the last 18 months, Rhianna has become the backbone of the Salford office, taking on more and more responsibility and has become a permanent, valued member of the team.

Estate agent apprenticeship Bolton

Do you have a passion for property? Would you like to obtain a qualification whilst also working in an estate agent or accountancy environment? If you’re looking for an estate agent apprenticeship Bolton based Mistoria Estate Agents could have an opportunity for you.

Mistoria Estate Agents is one of the leading student lettings agencies in the North West, with offices in Manchester, Salford, Liverpool and Bolton. Our Comprehensive Property Protection means all properties go through our inventory service to include photographic or video evidence, protecting both landlord and tenant.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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New Mistoria HMO property video walk-through

We’re delighted to present a video walk-through of another recently renovated and refurbished HMO property.

This 4 bed, 1 bathroom, 1 reception room house share property in Salford is an example of the Mistoria Standard.

Tenants

This property is available for the next academic year (from 1/7/21). Please contact our Salford branch to request a viewing. You can view more details about the property here.

Rental properties from Mistoria are renovated to a similar standard. We have HMO and student house share properties available in Bolton, Liverpool and Salford. Contact your local branch or visit the websites for current listings.

Bolton – 01204 800 766

Liverpool– 0161 707 6106

Salford – 0161 707 6106

Landlords

Are you interested in investing in an HMO or student property like the one shown here? Speak to our Property Investment team on 0800 500 3015.

5 Wythburn Street, Salford

 

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A landlord’s guide to avoiding winter hazards in your property

property management little lever

When winter arrives in the UK and the weather turns, there are a number of property hazards that you may want to look out for. Staying on top of property maintenance can help you catch issues early and avoid having to claim on your landlord insurance.

Having a maintenance schedule in place can protect your investment, and tenants, against a range of property pitfalls, including those that may be more likely during the winter months. 

The follow have been identified by leading property insurers as the top winter hazards facing property owners:

  1. loss of roof tiles
  2. water penetration due to poorly maintained flat roofs
  3. guttering and chimney stack damage
  4. problems with walls and outbuildings including damage to garden cabins/sheds, garages and greenhouses and
  5. damage to garden equipment. 

What property hazards should I look out for in winter?

Research shows that many landlords leave their properties, and therefore their investment, at risk of damage. Each property can differ when it comes to key weaknesses during colder weather however, the above mentioned common issues to watch out for are explained in more detail below:

Loose roof tiling – get a professional roofer to inspect your roof. Damaged, missing or loose tiles can cause serious damage in high winds.

Water damage – it’s key that any leak, severe condensation and/or mould is identified and fixed as soon as possible. Prolonged water exposure will cause serious damage to the structural health of your property, and the health of your tenants, as exposure to mould can cause severe respiratory problems.

Blocked gutters – as the leaves fall from the trees, they can become clogged, preventing rainwater from draining properly. If left unchecked, this could lead to issues with your roof, including internal leaking.

Loose fence panels – fix or replace them if necessary. Fence panels can fly off in extreme win and cause damage to your home and potentially your neighbour’s property.

Secure loose objects in your garden or move them elsewhere – wind can play havoc with your garden furniture and ornaments; move them indoors or secure them.

Cut back branches – tall, overgrown trees and large bushes in your garden can cause damage in storms. Cut them back to reduce the chance of this happening.

Put up flood defences before bad weather arrives – you can find sandbag-like products to block doors and entrances.

Also keep an eye on the boiler in your rental property during the winter. The last thing you want is for your tenants to be left without heating and hot water, especially when the temperature has dropped.

Another issue to bear in mind is when water is left in the pipes and the heating is not on (perhaps you have student tenants that travel home for an extended break over Christmas, leaving your property empty), the water could freeze and later lead to burst pipes.

How can I protect my property from these winter perils?

A good place to start is regular maintenance checks. By taking a look around the interior and exterior of the property, you can keep an eye on its condition. The sooner you spot an issue, the better your chances of fixing it before it gets worse. You should especially consider performing a maintenance check soon after any extreme weather, such as heavy rain or snow.

Understandably, you can’t be at the property all the time to notice such issues however, you could encourage your tenants to be extra vigilant. Tell them to look out for signs of leaking pipes, damp patches and mould. You’d expect them to be in touch if these problems occur anyway, but there might be some areas that they don’t go into often, such as a loft, attic or hard to reach areas where the pipes are. Encouraging tenants to report any maintenance problems might also allow you to catch them early.

Help to avoid burst pipes by keeping the heating on at a constant temperature or by having the property professionally drained down if it is left empty for a while. 

Sometimes damage to a property is inevitable, and you will have no choice but to pay for repair work. Having suitable landlord insurance in place might also provide you with the financial protection you need.

How can we help look after your rental property?

Part of the professional letting agent service from Mistoria Estate Agents Bolton includes managing any maintenance issues your property may require. We conduct thorough property inspections and the beginning, end and during any tenancy to ensure your property is being looked after and is fit for habitation.

Our dedicated maintenance team has inspected hundreds of properties and knows exactly what to look out for, ensuring your property is kept in top condition and is fit for purpose. We specialise in property management Little Lever, however if you are a landlord of any sort and would like to discuss in more detail the service Mistoria Estate Agents Bolton can offer you, please contact us on 01204 800 766.

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Hit the North

bolton property investment

The North West, and in particular Bolton, is currently subject to media glare due to our COVID-19 rating.

Whilst this may make us persona non grata for the time being, it does highlight that we are the largest town in the UK with a population of 260,000 residents. In conjunction with this we also have a £1billion masterplan in place for regeneration of four key zones of the town centre, making us a very attractive prospect for investors.

Bolton property investment

We have recently seen unprecedented demand for investment properties with many landlords keen to benefit from the high yields offered by the multiple occupancy market. We have had some great off market deals which we are working on with our clients to add new, high specification stock to our lettings portfolio.

Bolton has a vast and varied rental market as we benefit from a University in growth, easy access to Salford and Media City and the Logistics North workforce, therefore we have access to a large tenant body looking for accommodation. We also benefit from a wealth of spacious property and no Article 4 Direction (which would prevent or limit the residential properties being converted to HMOs), so we are an ideal prospect for investors looking to move away from the city markets.

Mistoria specialise in houses in multiple occupancy (HMOs) so we can also assist armchair investors with all aspects of their projects, we have our own renovations team and our experienced staff can advise on compliance and HMO from inception through to completion.

If you would like to chat to us about Bolton property investment or managing HMO rentals please don’t hesitate to give us a call.

Let’s stay in touch.

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Student Landlords Face Increased Tenant Deposit Disputes

bolton rental property

Recent research from the DPS reveals that students are twice as likely as other tenants to have part of their deposit retained, with 22%, or one in five, not receiving the full amount when they leave their accommodation.

Disagreements over cleaning and damage together caused half of all claims that entered the DPS free-to-use dispute resolution process between 2015 and 2019 (26% and 24% respectively). Other disputes included redecoration (14%), rent arrears (10%) and replacing missing items (6%).

The Mistoria Group, specialists in Bolton rental property, is urging student landlords and agents to conduct thorough check-in and check-outs at the start and end of the tenancy, supported by a professional inventory. Clear communication on the tenant’s responsibilities when they move into the property will improve the chances of a trouble-free check-out at the end of this academic year.

Mish Liyanage, Managing Director of The Mistoria Group comments: “The common mistakes in landlord inventories are essentially lack of detail. Landlords often write just a brief shopping list and often do not have the appropriate photographs and videos, along with accompanying written descriptions to show the condition of the property and its contents.

“Our experience shows that when landlords take the time to spell out tenants’ responsibilities in terms of cleaning and caring for the property, students are more likely to conduct their tenancy in a way that is respectful to the property and this minimises any potential damage.

“Landlords and agents may need to review the deposits they take for student accommodation to cover any potential costs incurred at check-out. In some parts of the UK, the deposit simply is not enough to cover the costs to return the property back to its original condition at the end of the tenancy.

“On many occasions, we have been faced with maintenance related losses.

“If the landlord or agent finds the tenant fails to agree to the deposit deductions, they need to ensure they have the evidence such as a thorough and fully detailed inventory, copies of which are given to the tenant at check-in and check-out. It is imperative that tenants sign their acceptance of the contents of the check-in within seven days of the move in, and this signed copy should be retained by either the landlord or letting agent.”

The Mistoria Group has outlined some common mistake which increase the risk of a deposit dispute:

  • Landlords and letting agents make the mistake in thinking that inventories can be heavily comprised of photography and video. Completely photographic or filmed inventories without a complete written accompanying report are almost useless. If photography or film has been used in the inventory, make sure it is detailed enough and dated. Include photographs of the garden; inside of the oven; interior of the shed or garage; and keys handed over to tenants – these are the main areas of problems that occur and are often down to misinterpretation at the end of a tenancy.
  • There is no need to photograph every single corner of the property as this is simply a waste of time – stick to the important things. Films and photographs alone will be of little use in a dispute when an adjudicator is trying to find hard evidence of a particular area.
  • Many landlords and agents do not carry out a thorough and full check-in and check-out of the property at which the tenant was present. Landlords and agents who don’t have this available when they go to court, have little chance of winning the case.
  • Often there is no correspondence with the tenant that is documented and no receipts are kept for the deductions on the deposit eg cleaning and repairs.

The Mistoria Group is a high yielding student buy-to-let investment specialist, offering HMOs and armchair investments in the North of the UK, generating combined net cash yield up to 13% (Rental and Capital Growth). For more information on our currently available Bolton rental property, investments and services, email info@mistoriagroup.com or call 0800 500 3015.

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Landlords: Are You Up To Date With MEES Regulations?

bolton letting agency

The domestic Minimum Energy Efficiency Standard (MEES) regulations set the minimum energy efficiency level for private rented property under the Energy Act 2011. There have been changes to these regulations that you need to be aware of, so here our Bolton letting agency go over the important details for you.

When you need to take action

Since 1 April 2018, it has been unlawful for landlords to grant a new lease for properties that have an energy performance certificate (EPC) rating below E, unless the property is registered as an exemption. On 1 April 2020, the prohibition on letting F and G properties was extended to all relevant properties, irrespective of whether there’s been a change in tenancy.

If your property is let on an assured tenancy, a regulated tenancy, or a domestic agricultural tenancy, and it is legally required to have an EPC, then it’s covered under the regulations. If it’s covered and has an EPC rating of F or G, you will need to take measures to bring it up to E or above before you can let, or continue to let, the property.

It’s possible that the MEES Regulations will be upgraded further in 2022 to C or D, so now is the time to take action to ensure your property is compliant.

What you need to do

First of all, it’s important to remember that a cost cap of £3,500 (including VAT) applies, so you’ll never be required to spend more than this on energy efficiency improvements.

There are 3 ways to fund improvements to your property:

  1. Third-party funding
  2. Combination of third-party funding and self-funding
  3. Self-funding

Contained in your EPC report, you will find a list of recommendations for improving the energy efficiency of your property, along with the indicative cost, the typical savings per year, and the EPC rating after the improvement has been made. The recommended measures are varied, but could include:

  • Internal or external wall insulation
  • Increase hot water cylinder insulation
  • Low energy lighting
  • Solar water heating
  • Draught proofing

If your EPC rating is F or G, you must make ‘relevant energy efficiency improvements’ to your property, which means using the recommendations on the list up to the £3,500 cost cap. If you reach the cap but your property is still not rated as E or above, you can register an ‘all improvements made exemption’, under which you will not be penalised and can continue to let the property.

Be aware: if your chosen methods for energy efficiency improvements do not appear in the list on your EPC report, and they fail to improve your rating to an E or more, you cannot register an exemption and will be expected to invest further in measures that will help your property to meet the requirements before you can let it.

Exemptions

If you don’t think you can meet the requirements under the MEES Regulations, don’t panic. In addition to the ‘all improvements made’ exemption, there are others under which you can register if your property meets the criteria:

  • ‘High cost’ exemption
  • Wall insulation exemption
  • Third-party consent exemption
  • Property devaluation exemption
  • Temporary exemption due to recently becoming a landlord

These need to be registered on the Private Rented Sector (PRS) Exemptions Register, which can be done online. After they expire, you must try again to improve the property’s EPC rating, or register another exemption.

Penalties

The MEES Regulations are enforced by local authorities, who may serve you with a compliance notice if they suspect there’s been a breach. This will request information to aid their decision. If a breach is confirmed, they may issue you with a financial penalty. There is a maximum £5,000 penalty in total per property. Within these regulations, the amount is decided by the relevant local authority. It’s worth remembering that local councils keep these fines, so they are incentivised to enforce them.

How our Bolton letting agency can help

Mistoria Estate Agents offers a variety of highly sophisticated, professional and tailored property management solutions, and are a leading Bolton letting agency. We can go through your EPC and gas and electrical safety certificates with you, to ensure you are complying with all legislation including the MEES regulations and give you peace of mind in the process. If you’d like to discuss options, don’t hesitate to get in touch on 0800 500 3015
today.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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Surviving in a Shared Student House

little lever letting agency

Living with your friends in a shared house can be one of the best bits of your time at university. But maintaining domestic harmony can sometimes be a struggle, especially during stressful times like exam season. That’s why we’ve written this blog post – so that you know how to survive in a shared student house! 

Choose Your Housemates Wisely

Before you even start looking for a house, you need to sort out who you’ll be living with. This is not a decision to be taken lightly. A good idea is to live with the people from your halls in first year who you get on with and who you know can live without mess and drama. Alternatively, you could live with people from your favourite society, as that way you’ll have something in common (though that’s no guarantee they’ll be good housemates!). 

We find that the most popular months or house hunting are October to December, which gives you some time to get to know your friends before deciding to live with them. If there’s something you find irritating about a friend, remember that this will be much more noticeable when you see them all the time in your own home. You should also consider how many people you want to live with; in larger houses, there’ll be more chance of arguments and less chance of privacy, but if you’re a social butterfly, a large house might be perfect for you. 

Room Allocation

When you move into your new house, there’ll probably be a desperate rush for the biggest room. But to avoid arguments, deciding who gets which room should be a democratic process. Each room will have its advantages and disadvantages and you should consider what’s most important to you. If some rooms are considerably bigger than others you may consider splitting them by price, or you could allocate on a first come first served basis.  

Keep Things Tidy

To keep up good relations with everyone in your house, try and avoid conflicts wherever possible. Arguments usually start over the cleanliness of the house. It’s fine to have a messy room, but in communal areas, you should make sure your things are packed away after you’ve used them. Make sure you wash your dishes once you’ve used them. It’s really easy to let plates build up until you have a festering mess in your kitchen and nothing to eat from. 

It’s worth sitting down with your housemates to write up a cleaning rota. That way, every part of the house will be cleaned regularly and no one will be able to argue about whether it’s their turn later down the line.

Ask To Use Your Friends Things

If you’ve run out of cutlery because you’ve not done the washing up, it’s tempting to ‘borrow’ your friends’ things. If you come in drunk and have no food in, you may even decide to steal some of your friends’ food from the fridge. That can cause huge arguments, especially if someone comes down to find they have nothing for breakfast. It goes without saying that you should always ask before taking anything. It may also be a good idea to mark your things with your name.

Don’t Let Your Partner Move In

There is usually only enough space in communal areas for the number of occupants in your property. It can be really frustrating when someone you barely know spends all their time hogging the kitchen or taking lazy showers when you need to get ready to go to lectures. Your housemates will also get irritated that your partner isn’t paying rent or bills but is still using the house’s facilities. No one is stopping you having your partner over a few times a week, but if they’re there all the time, don’t be surprised when your friends get annoyed. 

Pay Your Bills

If your house has opted to pay their own bills rather than move into a bills-included home, it’s best to have one person responsible for collecting all utility payments. Make sure you pay them the right amount, on time. It’s unfair on the lead payer if you’ve not paid your share and they’re left covering for you. Remember that everyone is sharing the cost, so don’t turn up the heating just to walk around in shorts!

Looking For A House For Next Year?

Little Lever letting agency, Mistoria, have a wide range of student properties available to rent. Contact us now. 

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Preventing Deposit Disputes with your Lettings

Bolton letting agents

Deposit disputes can be difficult and time-consuming for tenants, landlords and letting agents alike. Fortunately, with proper planning and preparation, most can be avoided altogether. Here are some things our Bolton letting agents think landlords and fellow agents should know about that reduce the likelihood of this happening.

Schemes, Agreements and Legislation

The Tenancy Deposit Protection (TDP) Scheme and Prescribed Information

As a landlord, you must put your tenants’ deposits in one of three government-approved tenancy deposit schemes (TDP), which protect the deposits, within 30 days of receiving them. Within the same timeframe, you must serve all ‘relevant persons’ the Prescribed Information which contains information about the scheme, including how the deposit is protected and how to apply to get it back. A ‘relevant person’ is any person, company or organisation that contributes to a tenant’s deposit payment, which often happens with student lettings. Failure to place the deposits in a TDP and serve the Prescribed Information within 30 days will incur penalties.

The Tenancy Agreement

Knowing what to include in the tenancy agreement will ensure that your tenants know what is your responsibility and what is theirs, which is crucial to preventing disputes. Two aspects of the tenancy agreement that are often overlooked are:

  • Joint and several liability
    This means that all of your tenants are equally responsible for adhering to the tenancy agreement, so for example if one tenant cannot pay the rent, then the other tenants are liable for that as well.
  • Cleaning and maintenance responsibilities
    This should state who is responsible for things like mowing the lawn and cleaning the gutters. In student lettings, it’s also important to state that every tenant is responsible for keeping communal areas clean and tidy because many of these are let to individuals by bedroom.

The Houses in Multiple Occupation (HMO) legislation

If your letting is a House in Multiple Occupation (HMO) then you as the landlord have extra legal responsibilities. This is primarily to reduce the risk of fire and ensure tenants have adequate facilities. It includes ensuring that annual gas safety checks are carried out and making necessary repairs to communal areas of the property.

Furthermore, the HMO may require a licence. This generally applies if it has five or more unrelated people living in it or two or more separate households living there; however, some local councils require all HMOs to have a licence so it’s worth checking with them.

Helpful Tips

Know your tenants’ contact information

A simple but oft-forgotten way to reduce the risk of deposit disputes is to maintain clear and open communications with your tenants. Obviously, you cannot do this if you don’t have their up-to-date contact details, such as email addresses and phone numbers. As students often change these, it is important to check in with them occasionally to ensure you have the correct information.

Market early for student lettings

Students often begin their property searches around October-time for the following academic year. This is ideal, because it means you can ensure everything is ironed out in plenty of time before the tenancy begins. Therefore, you should try to market your property early. If you need help, Mistoria Estate Agents have an expert marketing team who can help with compelling advertisements, shrewd social media management, to-let boards and floor plans and more, so don’t hesitate to get in touch.

Further Information about our Bolton letting agents

Bear these points in mind and you’ll drastically improve your chances of a successful, dispute-free tenancy for your property. However, this isn’t an exhaustive list. Mistoria Estate Agents specialises in student tenancies in the areas of Bolton, Liverpool and Salford. We offer extensive reference checks so you can find the “right” tenants for your property, and our Comprehensive Property Protection means all properties go through our inventory service to include photographic or video evidence, protecting both landlord and tenant.

If you’d like help, or simply wish to know more about, TDP schemes, tenancy agreements, HMO legislation or anything else related to student lettings, contact us on 0800 500 3015 so we can advise you further.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.