Services

My Pad is your first choice for a complete range of services dealing with any aspect of residential investment, letting and property management. As independent Agents My Pad provide a caring and personal service appropriate to your needs. From a single property to multi-million pound portfolios, as far as possible, we tailor our service to your requirements.

A letting, rent collection and full property management service for which our commission, as agreed, is charged as a percentage of the rent we collect on your behalf. We are able to guide you through the Rent and Housing Acts, advise you on safety issues, tenancy agreements, tax, insurance, rent guarantees, tenancy deposit protection, energy performance certificates and much more.

Buying and selling

Thinking of selling your property? Our letting and property management service is complemented by our sales and acquisitions services. We can market investment properties, offer properties for auction and provide market assessments.

Renovation and Building Works

We are fully experienced in survey and assessment of any type of property and can advise as to exact requirements to meet the necessary market and legal requirements and regulations.

Energy efficiency

We are able to provide Energy Performance Certificates for landlords and home owners. We can also provide information about making you home more energy efficient.

Why should I choose My Pad?

We offer all our clients personal attention, a high quality service and the best advice based upon our extensive knowledge and experience of the property rental market.

At My Pad we aim to give you the best market advice and not necessarily what we think you want to hear. We will assess rental value, taking into account the location and condition of your property, current market conditions, anticipated demand and any particular requirements that you may have. Our knowledge and direct experience of the rental market within Hull and East Yorkshire is well respected and our advice will be based on supporting evidence.

My Pad is a brand synonymous with honesty and rented properties, established in property management for over 14 years within Hull and East Yorkshire. We have many clients who have entrusted us with larger property portfolios but also act on behalf of smaller landlords with only one property. We are fully motivated specialist letting agents, dedicated to maintaining close contact with our clients, understanding and meeting their individual needs.

We are respected members of Humber Landlords Association and maintain fully audited clients accounts as well as being members of a deposit protection scheme.

We maintain and actively pursue connections with the business community, local employers, accommodation agencies and other sources of potential tenants along with our regular advertising and prominent To Let boards.

Do I need permission before I rent my home?

If the property is subject to a mortgage, consent is normally required from the lender. If you are not the freehold owner of the property permission is usually required from the freeholder. You should deal with this before you instruct My Pad to let your property.

Do I need to pay income tax?

This will depend upon your circumstances but income from property in the UK must be declared to HM Revenue and Customs. If the Landlord is resident overseas, My Pad may be taxed but we can advise you on how you can receive rent without us having to pay tax on your behalf. Landlords who claim personal allowances against income from property and also husband and wives may decide to be taxed separately. Expenditure incurred in connection with letting can usually be offset against income, and a wear and tear allowance may be granted in the case of furnished properties. We recommend that landlords take independent financial advice in connection with their residential investment and tax affairs.

How long should I let for?

This will depend upon personal circumstances. There are various types of tenancy but most lettings are for at least six months.

Will I be able to get my property back?

Yes, subject to the terms of the tenancy and assuming that the correct type of tenancy is entered into from the outset. There are strict notice periods to adhere to, usually at least two months for landlords and agreements cannot be terminated until the fixed term has expired.

What happens if it all goes wrong?

In the event that a tenant does not move willingly, the owner must obtain a Court Order before taking possession. Solicitors may need to be instructed to take the tenant to court in order to recover possession of the property, or to correct whatever breach of the contract the tenant has committed. Such action is rare but we will know when it becomes unavoidable. If you wish us to instruct a solicitor on your behalf, or if you wish us to serve your tenant with Notice, we shall require written confirmation of your instructions before doing so.

Do I need to furnish my property?

The property can be made more or less attractive by replacing or adding furniture. Nevertheless, you must ensure that any soft furnishings you supply comply with the current fire safety regulations. The Furniture and Furnishings Fire Safety Regulations 1988 as amended, require that all furniture in rented property must meet the standard. Of particular concern is foam filled or upholstered furniture manufactured between 1950 and 1988. Furniture manufactured before 1950 is exempt and may remain in the property but any other soft furnishings left on the premises should be appropriately labelled. To supply furniture which does not comply, is an offence which carries a punishment of imprisonment or a substantial fine or both, and My Pad expect that all your soft furnishings are appropriately labelled.

Do I need to insure the building and contents?

Landlords are normally responsible for insuring the property and My Pad recommend that Landlords also insure their contents. Check with your insurers and make sure you know what is not covered when the property is let or stood empty. Make sure that your insurance covers you for loss of rent in the event of the property being rendered uninhabitable. If you have difficulty with your house or contents insurance, we can put you in touch with insurers who will arrange a policy specifically designed for rented properties.

Who is responsible for repairs?

The Landlord and Tenant Act 1985 Section 11, as amended by Section 116 of the Housing Act 1988, requires the Landlord to keep in repair the structure and exterior of the property, together with installations for supply of water, gas, electricity and sanitation and to keep in proper working order installations for space and water heating.

Do I require an Energy Performance Certificate?

With effect from the 1st October 2008, an Energy Performance Certificate (EPC) is required whenever a building is let to a new tenant. Landlords must provide an EPC free of charge to prospective tenants and must provide a copy of the EPC to the person who takes up the tenancy. EPC's will be valid for ten years and can be reused as many times as required within that period.

EPC's must be produced by an accredited assessor. Each EPC shows the energy rating and the environmental impact rating of the dwelling. This rating is accompanied by recommendations about how to improve the dwelling's energy efficiency. However, at this stage there is no statutory requirement to carry out any of the recommended energy efficiency measures stated in the recommendation report.

We shall be pleased to obtain the EPC for you as and when required, and we monitor the EPC in the same way as we oversee your Landlord's Gas Safety Certificate.

What other safety issues are there?

Landlords have a duty to ensure that the premises, fixtures, fittings and appliances are safe. My Pad recommend appliances which burn fossil fuel, such as gas, coal or oil, should be serviced regularly.

The Gas Safety (Installation) and Use Regulations 1994 (as amended) require Landlords to ensure that all gas appliances or installation pipe work are maintained in safe condition, and that they are inspected annually by an approved contractor. There are requirements for keeping records and issuing certificates to tenants. All tenants must receive the gas safety inspection certificate before the start of a tenancy. This is required in addition to any servicing arrangement which you may make.

Landlords have a duty to ensure that electrical wiring and electrical equipment is safe. There are several pieces of legislation affecting the safety of electrical equipment including the Low Voltage Electrical Equipment Regulations 1989, the Electrical Equipment (Safety) Regulations 1994, the General Product Safety Regulations 1994 and the Plugs and Sockets (Safety Regulations) 1994. With the exception of dwellings let in multiple occupation, there is no statutory obligation for a Landlord to obtain an electrical safety certificate prior to letting but Landlords must maintain electrical systems and electrical appliances under their control in safe condition. My Pad recommend that an appropriately qualified electrician should inspect the property and electrical fittings before the start of the tenancy and at least every five years thereafter. Ask your electrician to produce a report certifying that everything is safe.

The Furniture and Furnishings (Fire) (Safety) Regulations have been mentioned above. In addition, we recommend the installation of smoke detectors and the provision of fire blankets etc.

Tenancy Deposit Protection

From 6th April 2007, Landlords must use one of the following schemes in order to protect their Tenant's deposits and to comply with Government legislation:

1. The Tenancy Deposit Scheme (TDS) - www.tds.gb.com
2. The Deposit Protection Service (DPS)
3. Tenancy Deposit Solutions Ltd (TDSL)

My Pad are members of TDSL and each and every deposit we receive is protected accordingly.