ENQUIRE NOW Call 01315000180
existing clients: call 0131 202 5932

Tenants

If your property is badly leaking into another you must try and turn off your water supply (usually under the sink however in tenement flats, the water stopcock can often be located out in the main stairwell). If you have a burst pipe or any other event that could be considered an emergency (ie either you or the fabric of the property is at risk) call our emergency plumber: Kenny - 07709126957 

Water leaking into your property

In the event of a serious leak from an adjoining property, you must make every attempt to contact the householder and ensure that they attend to the leak promptly and switch off the water supply if necessary. If a property is vacant or the householder is refusing to take action, contact City of Edinburgh Council Environmental Services– they can force entry and turn off the water supply if they deem it necessary to do so:  0131 200 2000

Roof Leaks

If you live in a top floor flat and incur persistent water leaking into the property during a rain storm, firstly take all measures to protect yours and the landlords belongings/property. (Please note that the roofer may not be able to attend until the weather has improved)
Emergency roofer: Stuart 07969466418 

Boiler Issues

If your boiler should stop working during the festive period please first of all check you if you have cover on it, this will be noted on your inventory and call the number supplied. If you have no cover on it then this will be treated as urgent rather than an emergency and please call: Kenny - 07709126957 

Gas leak

If you smell gas do not switch on any electric appliances and open the windows. Contact the National Gas Emergency Service and they will send an engineer out to investigate. This service is free and they will have an engineer with you as soon as possible no matter what the time day or night: 0800 111 999

Electrical

If the electrics fail, please first of all check that there is no other power outage in the street/stair or that a switch has not tripped on the fuse board. If you feel there is an emergency situation with your electrics, please call the emergency electrician: Steven - 07850883092

Hopefully you will not require any of these however if you do, can you also send an email confirming you have contacted the contractor to fiona@boyd-letting.com or if you are having any issues getting through to anyone, call 0778729340.  (Please do not use the contractor numbers outwith the festive period as not all of them are our regular contractors)

Property Letting for Landlords

Why Choose Boyd Letting for Your Property?

Boyd Legal is:

  • accredited with Landlord Accreditation Scotland
  • good at what we do – all properties successfully let
  • well known and have a waiting list of prospective tenants
  • competitive with our fees
  • believe in keeping our clients happy and provide a five-star level of customer service
  • an experienced professional team
  • effective and efficient with our marketing
  • in a central, west-end location with prime window space
  • a law firm and so receive full back-up from our established legal practice

How can we make your life easier?

Managing your own property can be a minefield when you take into account every-thing that has to be dealt with from Landlord Registration, Referencing and AT5’s to Repair Issues, rent collection and Notice To Quits. We are here to give you peace of mind.

Our lettings team is highly experienced and efficient, working with you throughout your time with us, and dealing with the paperwork property letting generates with as little hassle or stress to you as possible.

We will be upfront about the cost and there won’t be any nasty surprises with unex-pected fees and add-ons. We have been acting on behalf of landlords and provid-ing advice on investment properties for many years. We also have a well-respected legal team covering a range of areas as well as an estate agency, so if you have any other property or legal requirements, our experienced team are on hand to give advice and help.

We offer a full management service which includes:

  • Tenant selection and referencing
  • Preparing a detailed Inventory
  • Monthly income/expenditure statements
  • Rent collection
  • Transfer of deposit to Tenancy Deposit Scheme (TDS)
  • Inspections
  • Renewal of Safety Certificates
  • Dealing with out of hours emergencies
  • Instructing/supervising maintenance requirements
  • Detailed exit inspection
  • Exit Inspection inventory check and any required deductions
  • Finalising and transferring utility bills and Council Tax details
  • Keeping up to date with legislation

Dealing with common repairs/stat notices

We will find the right tenants for your property. We are as keen as you are to get your property rented out to the right person. We will devise a full campaign to get your property noticed by prospective tenants and personally carry out viewings to check their suitability on your behalf. Our marketing includes:

  • Eye catching ‘To Let’ boards
  • Website marketing on:
  1. www.boydsolicitors.com
  2. www.lettingweb.co.uk
  3. www.zoopla.com
  4. www.s1homes.com
  5. www.rightmove.co.uk
  6. www.primlocation.com
  • Window displays in prominent locations
  • Database of prospective tenants
  • Personally carry out viewings
  • Vet prospective tenants at the viewing stage
  • Liaise with an Independent Referencing Agency
  • Encourage good tenants to stay

What we will help you do:

Prepare your property for rental which includes advice and guidance on:

  • Décor
  • Electrical safety
  • Fire safety
  • Fixtures and fittings
  • Furnishings
  • Gas safety
  • Insurance
  • Landlord Registration
  • Legionella Risk Management
  • Overseas Landlords

Other services we offer:

  • HMO Management Packages
  • Tenant Find Packages

Please contact us for full costs and further information here

How can we make your life easier?

Managing your own property can be a minefield when you take into account everything that has to be dealt with, from Landlord Registration, Referencing and AT5’s to Repair Issues, rent collection and Notice To Quits…. We are here to give you peace of mind.

Our lettings team is highly experienced and efficient, working with you throughout your time with us, dealing with the paperwork property letting generates with as little hassle or stress to you as possible.

What do we do?

We’ll be upfront about the cost and there won’t be any nasty surprises with unexpected fees and add-ons. We have been acting on behalf of landlords and providing advice on investment properties for many years. We also have a well-respected legal team covering a range of areas as well as an estate agency, so if you have any other property or legal requirements, our experienced team are on hand to give advice and help.

We offer a full management service package (10% + VAT), which includes:

  • Tenant selection and referencing
  • Monthly income/expenditure statements
  • Rent collection
  • Transfer of deposit to Tenancy Deposit Scheme (TDS)
  • Inspections
  • Renewal of Safety Certificates
  • Dealing with out of hours emergencies
  • Instructing/supervising maintenance requirements
  • Detailed exit inspection
  • Exit Inspection inventory check and any required deductions
  • Finalising and transferring utility bills and Council Tax details
  • Keeping up to date with legislation
  • Dealing with common repairs/stat notices

We will find the right tenants. We’re as keen as you are to get your property rented out to the right person. We will devise a full campaign to get your property noticed by prospective tenants and personally carry out viewings to check their suitability on your behalf:

  • Eye catching ‘To Let’ boards
  • Website marketing on:
    • www.boydsolicitors.com
    • www.edinburghaccreditation.co.uk
    • www.lettingweb.co.uk
    • www.zoopla.com
    • www.s1homes.com
    • www.rightmove.co.uk
    • www.espc.co.uk (there is an additional cost, as dictated by the ESPC)
  • Window displays in prominent locations
  • Database of prospective tenants
  • Personally carry out viewings
  • Vet prospective tenants at the viewing stage
  • Liaise with an Independent Referencing Agency
  • Encourage good tenants to stay

Letting a Property in Scotland

Below is a list of some of the questions frequently asked about letting a property in Scotland and some of the key features of our professional and effective approach to property management.

How long does it take to rent out my property?

Much depends on the state of the property market, so it is impossible to predict exactly how long it will take a property to let. However, all our recent property lets have been taken on the first viewings.

Where do we offer our letting service?

We currently manage properties all over Edinburgh, including:

What are your fees and what do they cover? Will I be charged any hidden add-ons?

We’re committed to being open and up-front about every aspect of our property management and letting services. You won’t be invoiced for any hidden charges and we pass on all discounted costs we command from our contractors direct to our landlord clients. Please get in touch for a full information pack that lists all our fees and services.

Our approach to property letting and management

We understand what is important to our landlords when letting their property. We offer an efficient and approachable service and have the advantage of working in a legal practice and having the backing of lawyers specialising in the tenancy law. Amongst other things, we provide:

Viewings

Boyd Legal will carry out all viewings on your property and we’ll accompany prospective tenants. If you or your current tenant occupies the property, viewings can be ‘by appointment only’ to ensure minimum inconvenience.

Tenant selection & referencing

We know how important it is to find the right tenants for your property and so we use an independent referencing agency to check potential tenants’ credit, employment and financial history. Some tenants (e.g. students) will also be asked to provide a parental guarantor.

Draft lease and legal documentation

We will draw up a Short Assured Tenancy Agreement as our standard form of lease and all accompanying legal paperwork that needs to be drawn up for your tenants.

Encourage re-signs

We’ll make contact with all tenants prior to their lease expiring to offer a re-sign, unlike many agencies, we do not charge you for tenants re-signing.

Rent collection

We’ll collect rental funds from your tenants and send you a detailed statement every month by email or letter. The rental income is paid directly into your nominated bank account.

Deposit management

Tenants must pay a deposit which is equivalent to one month’s rent plus £100 and further to the implementation of the Tenancy Deposit Schemes (Scotland) Regulations 2011, the deposit will be transferred to our designated TDS which is www.mydepositsscotland.co.uk. The deposit will be held with them for the duration of the tenancy and will only be refundable once we’ve completed a full exit inspection and inventory check and confirmed that all conditions for repaying the deposit have been met according to the terms of the TDS. In some instances, an additional deposit is taken if, for example, the tenants are students.

Prepare a detailed inventory

We know how important it is to keep your property pristine. To make sure it stays that way, we’ll prepare a detailed written and video inventory and record the condition of the décor, flooring and furnishings. We’ll also carry out an initial inspection 6 weeks into the tenancy followed by quarterly inspections. This will allow us to assess the condition of the property, identify any maintenance issues and get an overall indication of the appearance of the property.

Deal with utility bills and council tax

Unpaid bills will not become your responsibility. We’ll record meter readings for gas and electricity at check-in and exit and we’ll also contact the relevant utility companies and transfer the bills to/from the tenants. Your tenants will only receive their deposit once they have proven they’ve paid any outstanding bills.

Help you comply with all legal and safety landlord obligations

With our in-house legal team, we can ensure you’re well equipped to understand the legislation that protects you and your tenants and we’ll keep you informed of any new legislation that might affect you. We guide you through your legal obligations and responsibilities such as gas safety checks, HMO, electrical, landlord registration, overseas status and insurance and will liaise with your tenants on your behalf.

Carry out property maintenance

Our teams of reliable and skilled contractors are always on hand. We use a common sense approach, tackling any small problems on your behalf, as they arise. We will keep you informed at all times and for bigger jobs, we won’t carry out work past £250 plus VAT without contacting you first.

Major repairs and project management is looked after by our in-house property renovation company. Quotes for all renovation work will be given to you for approval before work starts. We have good relationships with our suppliers so you can be assured of a cost-effective and well-done repair.

Carry out a full tenant exit inspection

We’ll check and double-check your property as if it was our own home. Our exit inspections are detailed and thorough – we’ll spend as long as it takes and pay attention to the detail.

How do I prepare my property for rental?

To rent out your property, it must first meet the legal repairing standard. This means that your property must be:

Wind and watertight

So, for example, you shouldn’t have draughty windows or doors, leaks around window frames or water ingress through the roof caused by cracked roof tiles or blocked gutters.

Fit for human habitation

The residence must be structurally stable, substantially free from penetrating or rising damp, have adequate heating, lighting and ventilation, a wholesome water supply, effective sanitation and satisfactory cooking facilities.

Fixtures and fittings

The fixtures and fittings that you provide must be working and in a reasonable state of repair, i.e. don’t provide a washing machine/vacuum cleaner that doesn’t work properly.

Fire safety

The property must have hard wired smoke detectors in the hallway, living/dining rooms and heat detector in the kitchen and all interlinked. HMO properties will required in bedrooms too. We strongly recommend that a fire extinguisher and blanket are supplied whatever the size of the property.

Gas safety

If there is gas in your property a Gas Safety Check must be carried out annually by a Gas Safe registered engineer. This is a legal requirement. You will be breaking the law if you fail to do this and could face an unlimited fine or imprisonment. CO detectors are also required in any room where there is a gas appliance and any room the flue passes through.

Electrical safety

Hardwiring in the property should be checked every five years (three for HMO properties) by an electrician, preferably one registered with a trade body. The electrician will carry out a report called a Periodic Inspection Report, proving your wiring is safe. Any electrical appliances you provide will need to be checked annually and a certificate will be issued verifying the safety of your electrical appliances.

Furnishings

Upholstered furnishings must comply with the Furnishing (Fire) Safety Regulations 1988. This applies to furnishings such as couches, chairs, mattresses and padded headboards – basically anything that has been upholstered. We have a wealth of experience in the rental market and are happy to help advice you on the best way to furnish your property for the target rental market you wish to attract. We can offer furnishing packages to suit your needs and to ensure your property stands out against the competition.

Insurance

You will need buildings insurance. Insurers need to know who is living in your property in order to calculate the risk posed to the property. The Financial Services Authority legislation dictates that we can’t deal with any insurance claim on your behalf unless we are a joint-policyholder, but if you have any queries about Building and Content Insurance for let properties, we can advise you. If your property is mortgaged, you must also inform your lender.

Legionella Risk Management

Recent change in legislation now makes it a legal duty for landlords to ensure that the risk of exposure of tenants to legionella is properly assessed and controlled, therefore a risk assessment will been to be carried out on the property by a competent person, ie trained and qualified to assess the risk of legionella in domestic hot and cold water systems.

Overseas Landlords

If you are a non-UK resident, you’ll need to complete a non-resident landlord form (NRL1) and send it to the Inland Revenue. You need to provide them with our reference number, NA42835, following which we will receive an approval number, giving us the authority to pay you. If you don’t apply, we’re legally required to forward 20% of the rental income after expenses to HMRC on a quarterly basis. If you already have an approval number, you will need to notify HMRC of the change in management and provide our number.

Do I need to register to be a landlord in Scotland?

In 2004, the Scottish Parliament passed the Antisocial Behaviour (Scotland) Act 2004. This law requires all private landlords to register with local authorities. It also gives local authorities powers to take specific action against landlords who do not take reasonable steps to manage any antisocial behaviour caused by their tenants. These measures took effect from April 2006.

Who needs to register?

Essentially any private landlord or agent who manages property for a private landlord needs to be registered. There are some exemptions including holiday lets, houses managed by religious orders and houses providing care services governed by Care Commission regulation.

How do you register?

Online at www.landlordregistrationscotland.gov.uk - if you register online you will get an online discount. Paper based applications can be obtained from the Environmental Health Department of the council for a fee. The application requires to be renewed every 3 years.

Already Registered?

If you are already registered, please ensure you inform the relevant council of the change of management and provide them with our registration number.

What happens to landlords who do not register?

A landlord who does not register and continues to let the property is guilty of an offence. A local authority may serve a notice suspending the tenants’ rent payments. Alternatively, a local authority can seek a criminal prosecution against an unregistered landlord who continues to let property

How much of the information are members of the public able to see?

The name(s) of registered landlords and the contact address(es) given by a landlord, which can be the letting agent’s address.

Expert Property Management & Letting for Landlords in Scotland

At Boyd Legal, our letting team have been helping landlords for over 13 years. We have vast experience in all aspects of property management, from valuation and tenant finding, to drafting leases and detailed inventories, and carrying out thorough exit inspections. We’re also accredited by Landlord Accreditation Scotland, so you can be safe in the knowledge that your property is in the hands of experienced professionals. As a boutique legal firm as well as a letting and estate agency, we will also keep you up to date with all current regulation requirements and help make sure your property complies with the law. Please contact us for more information.

Contact our Letting Solicitors Edinburgh, Glasgow, Aberdeen & Inverness

We’ll be upfront about the cost and there won’t be any nasty surprises with unexpected fees and add-ons. We’re experienced enough to give advice on investment properties and as we also have a well respected legal team covering a range of areas as well as an estate agency, so if you have any other property or legal requirements our team are on hand to give advice and help. Contact us today using our online contact form.

LetScotland Member medium web sticker     Accredited Letting

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