Rental value

Thornley Groves will provide realistic and achievable advice as to the current rental value of your property, taking into account your own circumstances, the current market and the demand for properties like yours. We will always explain how we arrive at our valuation and provide comparable evidence of recent lettings. We will tell you there and then what our recommendations are and will confirm this in writing. click here for your FREE rental valuation http://www.thornleygroves.co.uk/valuation-request/

How will Thornley Groves promote your property?

We attract hundreds of enquiries every week from prospective tenants. Our market share in the areas we operate, together with our network of high profile branches means that we are often a natural first port of call for tenants actively seeking a home to rent.

We have quality properties that are well presented and easy to view - this attracts quality tenants willing to pay premium prices. 

We make ourselves available to show tenants round suitable homes any time of any day 7 days a week and until 8pm in the evening on week nights – we always accompany viewers and never release keys.

The Thornley Groves website is updated twice a day every day with the latest available stock and is a reliable source of information that tenants looking to rent return to regularly. We also advertise all of our properties on all  of  the leading property portals guaranteeing your property maximum exposure.

Select the right tenant for your property.

Selecting the right tenant for you is more important than just finding any tenant.  At Thornley Groves we pride ourselves not only on the quality of our properties but on the quality of our tenants. We interview every prospective tenant, check their credit record, take character references from an employer and, where possible, a previous landlord using an independent referencing company. 

Keeping you informed.

Thornley Groves has built its reputation by keeping all our clients fully informed.  From the day we list the property, feedback is essential if you’re going to minimise the void periods and agree a rental.  We’ll report all viewers’ comments and make recommendations on price, presentation and furnishings as we go along.

Rental Payments

Thornley Groves collect the first month’s rent and deposit prior to the tenant moving in, our fees are deducted and the balance is forwarded to you without delay. If you have chosen to use our hassle free management service, we will collect the rent and remit to you by bank transfer every month whilst dealing with any and all ongoing issues throughout the tenancy. 

What is included for the tenant in the rent?

Your property is normally let at a price that includes  insurance, any building service/maintenance charge and ground rent. The tenant is responsible for all utilities including telephone, electricity, gas, water rates, council tax and TV licence.

Your tenant will not be permitted to access your property until the first month’s rent and deposit has been paid to us in cleared funds and has signed the relevant paperwork.

What Is the Tenancy Deposit Scheme?

At the start of every tenancy we collect a deposit normally equal to one month’s rent plus £100, to protect the landlord in the event of breakage or damage caused. The deposit is registered with the Tenancy Deposit Scheme and Thornley Groves issue a registration certificate.

In accordance with the Housing Act 2004, Landlords are no longer permitted to retain a tenant’s deposit and must select either an insured based or custodial based scheme in which to hold a tenant’s deposit. Thornley Groves are able to look after tenants’ deposits in an insurance based scheme. We retain the deposit in trust on behalf of your tenant. It is held in a designated client bonded account and will be apportioned and returned only after the property is vacated and checked.

What happens if there is a dispute about the deposit?

In the event of a dispute, Thornley Groves will attempt to arbitrate for 10 days, after which time if a satisfactory resolution between both parties has not been agreed, the dispute will be referred to The Dispute Service for independent arbitration. 

Who organises repair work?

If you select our managed service, Thornley Groves handle everything on your behalf.  We never spend your money without consent and we use only reputable and reliable tradesmen with a proven track record.

Gas Safety

As a landlord of a residential property you are obliged under the Gas Safety Installation and Use Regulations 1998 to ensure that all gas appliances in a rental property are properly maintained and serviced. There is a legal requirement to have an annual safety test carried out of all gas appliances on the property. You must obtain a new certificate every year and the certificate must be issued by a CORGI registered engineer. We can organise this for our landlords regardless of whether they are let only or let and managed landlords.

What legal obligations apply to furniture and fittings?

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 as amended, place a legal obligation on residential landlords to ensure that upholstered articles meet fire resistance regulations.

• Regulations apply to beds, mattresses, sofas and other soft furniture
• All relevant furniture must carry the fire resistant label (Kite Mark)
• Non-compliant furniture must be removed from a property prior to letting

Electrical safety

There are a number of electrical safety regulations applying to residential property. All appliances supplied in a rental property must be tested for safety.

The landlord has a legal duty to ensure all appliances such as fridges and kettles are safe – this applies to used and brand new appliances. The fixed installations in the house must also be safe and periodically tested. All electrical equipment manufactured after January 1995 should carry the CE symbol.  Again our expert team will handle all of these issues for you.

Energy Performance Certificates (EPCs)

From 1 October 2008 it is compulsory for all rental properties to have an EPC.  This applies to all self contained units i.e. ones that do not share any essential facilties such as a bathroom or kitchen.

An EPC is valid for 10 years and can be reused for new tenants as many times as required within that period. Although a landlord may choose to commission a new EPC if improvement works are carried out, there is no legal requirement to do so.

Thornley Groves can arrange an EPC for you using one of our bank of accredited domestic energy assessors