Tips and advice when renovating a Buy-to-Let

I purchased a one bedroom ground floor flat in Gorgie, Edinburgh last November with a plan to refurbish and rent it out. The property was in total disrepair. The previous owner had passed away and her son was selling the property. I viewed the flat on a wet and cold November evening and I could tell from the son who was carrying out the viewings that he was keen for a quick sale.

Kitchen ready to be ripped out.

I already had a decision in principle from Birmingham and Midshires so an offer was put in the following day and accepted very quickly.

You can see from the photos that the property needed a lot of work. I went through the usual headaches with lenders checking everything twice and wanting to know everything about my personal finances and affordability. I instructed Kevin Robertson who owns The Mortgage Specialist in Edinburgh to handle my BTL application.  His expertise in dealing with BTL mortgage applications was invaluable and I highly recommend his services. 


Wall stripping

Completing the purchase in late November meant I was going to hit a slow period over Christmas and New Year when the trades industry shuts down. My target for completion was the end of January and with a full refurb to do time scales were tight.

It's very important when renovating a property that you have a sequence of works and that you stick to it. Delays will, of course, occur. For example, my plasterer lost the keys to his van which had his equipment inside. This delayed things for 4 days and I ended up having to find a new plasterer.


Bedroom before refurb- lovely carpet!

Trades
If you are not experienced in property development and have had no prior dealings with tradesmen it is worth asking friends and family for recommendations.

Having owned ACE Property Management for 10 years I have built up a good stock of reliable tradesman and I'm always glad to recommend their services.

Ask for quotes and how long it will take to complete a job before anything is agreed. Getting a price upfront usually means that the electrician or plumber will not drag the job out and will want to move onto their next project as quickly as possible.

The trades I used-

Damp Proofing- As the property was a ground floor flat there were signs of moisture on the outer bedroom wall. This was treated and re-plastered. A pacifier vent was installed in the bedroom and lounge to increase the circulation of air throughout the flat.

Plumber- required to disconnect everything for the rip out. Reconnected the appliances in the kitchen along with installing the kitchen sink, shower and bathroom sink.

Electrician- to install electric heaters, connect kitchen appliances, refit lights, install smoke detectors in the hall and lounge as well as carrying out the nessesary safety checks.

Joiner- installation of the kitchen and odd jobs where required.

Window fitters- the old windows were removed and new double glazed units installed

Plasterer- some walls were damaged and needed a smooth coat to improve the new decoration

Decorator- papering and then painted walls, woodwork and ceilings throughout.

Carpet fitter- Vinyl flooring in the kitchen area and bathroom and carpets elsewhere.

Don't expect to call a plumber and have him pop round that day. Plan ahead and book in advance.

New kitchen, flooring and decoration complete

The flat was completed January 23rd and new tenants moved in January 30th on a 6 month short assured tenancy paying £550.00pcm.

I advertised the property on www.citylets.co.uk www.zoopla.com.uk  and www.lettingweb.co.uk along with ACE Property giving the flat exposure on www.acepm.co.uk , a shop window card on Bruntsfield Place and a "To Let" board at the property.

The flat is located in a popular area for young professionals and students so there was interest quickly and a deposit was put down after the first viewing.

Start of a tenancy
On entry I took dated photos throughout the flat, meter readings and provided the tenants with a written inventory. You must take time when setting up a tenancy because you will need your inventory and photos should there be problems during the tenancy or once the tenants move out.

Their deposit has been registered with Letting Protection Scotland  and the property has been added to the City of Edinburgh Council Landlord Registration database.

There are many things that landlords need to be aware of when renting a property, from safety checks to deposit registration. Don't think you can just move tenants in and collect the rent each month. Seek advice on current and changing regulations from experts who can guide you through the red tape and avoid any unexpected issues further down the line.

At ACE Property Management we have been renovating flats throughout Edinburgh for years and welcome the opportunity to meet landlords who require advice and guidance. We are happy to recommend our tradesman and enjoy getting a property to completion then sourcing quality tenants.




New heating and double glazed windows- ready to Let





Useful links-

for mortgage advice and guidance-
http://www.themortgagespecialist.co.uk/ .

Edinburgh Landlord Registration-
https://www.landlordregistrationscotland.gov.uk/Pages/Process.aspx?Command=ShowHomePage

Deposit Schemes-
https://www.lettingprotectionscotland.com/
http://www.safedepositsscotland.com/





















My Periscope property journey so far.........

I am lucky enough to be pool side in Port de Pollenca, Spain as I write this article, safe in the knowledge that everything at ACE Property Management is in good hands. My experienced team have already told me to stop bothering them and to just relax and enjoy the sunshine.

You may be thinking 'What the hell am I doing blogging on holiday?', well when something's hot you have gotta move fast. I'm talking about Periscope.
If you follow me on twitter @acepropertyNash you'll by now be aware that I have been live streaming my portfolio of available rental properties since April. The app which is not even 3 months old yet is expanding rapidly and becoming an industry game changer in my eyes. I'm here to tell you that if you want to stay relevant you need to pay attention and keep up.

But there's more......... I'm not just talking about the power of a live walk through I'm also using it as a management tool. Periscope allows me to stay in touch with my staff, to keep landlords informed and up to date with ongoing repairs and with my tradesman who often try and describe a problem they have found, well now they can show me, LIVE! Brilliant......



Example 1;
How often has a plumber tried to talk you through a boiler fault or a leaking sink waste? You get the idea and can picture in your head what he is talking about but to actually be there with him, with the added benefit of being anywhere at any time meeting the other demands involved in this role, not only makes me more efficient and effective as a Property Manager, however, it could make how you report the repair to the landlord a lot easier. As the plumber streams the issue straight to me in my office I can see and interact with the issue allowing me to be far more knowledgeable when it comes to updating the landlord. Hey, if necessary, the landlord could also live stream and see the problem for themselves! Don't get me wrong, it's not about cutting corners, there are still times when you must attend a property to inspect repairs and check work but as a time saving tool this can not be over looked.

There is also the added bonus that the tradesman in the property can live stream to the agent and landlord privately. The app lets you stream openly to anyone that wants to view or you can restrict to specific viewers.

I believe solid relationships between landlords and agents are built on communication. Hidden costs and unknown repair bills are the main reasons for landlords moving agencies. Periscope will strengthen relationships letting your landlords know you are moving with times, improving your service by using the latest technology.

Example 2;
A tenant calls to report a faulty hoover. The first questions are always: "Have you changed the bag, checked the fuse?". If the tenant live streams the problem to you it possibly saves a tradesman call out. You have seen the problem and can react quickly, therefore saving time, money and inconvenience to both the landlord and tenant, respectively.

I watched my Property Manager, Charlie's live stream yesterday as he prepared to show a flat in Bruntsfield, Edinburgh. It was his first time and it was obvious he was nervous and slightly uncomfortable with this unique situation, however, he got the property details across and answered questions from viewers quickly and accurately. As a business owner on holiday to see my staff promoting our stock was very impressive.

Should there be any issues whilst I'm away my colleagues and I can easily connect through Periscope and I can advise and instruct on repairs or any issues.

The emergence of new technology and apps from the guys at @getretech , @gofalkon , @KnockerApp , @movebubble , @Pi_Labs , @benutech and @rightmovepro to name a few are improving the options and services we can provide to our clients. Renting or selling the market is evolving and the use of social platforms is continuing to shape our industry.

If you are new to Periscope and don't know where to start just follow Mark Shaw @markshaw and Alex Pettitt @Alexpettitt  . These guys are leading the way in Periscope training and brilliant streams. They are happy to answer questions and develop this exciting new app one video at a time!

A massive thanks to Mark and Alex as there streams have given me excellent tips and hints which are benefiting ACE Property Management and my clients.

You should also check out @UpYourPeriscope that offer 1-2-1 Periscope training and have published an online book to help us master the skill of streaming, LIVE!

 I can hear the older generation of Property Managers and agents grumbling now. They will not be ready to embrace change and advancing technology. "We've always done things this way and have had no complaints." That's fine but the younger generation, the generation of renters and young landlords will be using Periscope and trust me you'll be chasing the forward thinking companies when you try to catch up!

Renting properties to tenants with pets.

My landlords generally have a 100% NO attitude towards any kind of animal in their properties and I can understand why. My dog Cooper. A large 3 year old Golden Retriever likes to chew shoes, he sheds hair and he has been known to give the lounge rug a good soaking when still damp after a walk.

Cooper

But what to do when your property is empty and the only interested viewers have a pet? I'll tell you what you do,  you start questioning your no pet policy.

We recommend that landlords consider a pet when a well referenced tenant applies for a property with a furry friend. We advise that a double deposit should be taken along with a clause in the lease that the property should be professionally cleaned after their tenancy.

If possible try and get a reference for the pet. The tenant may be coming from a rented property. Hopefully the previous landlord had no issues and is happy to provide a glowing reference.

Sofa scratched by a cat

When inspecting your property during a tenancy make sure that you check curtains and sofa corners as cats sometimes use them as scratch posts. If there are litter trays in the property make sure the tenants are doing their best to combat the smell as it can last well beyond a single tenancy.

Having owned ACE for 10 years now I have had many interesting pet stories from house rabbits living in kitchens, budgies that do not live in cages and a tenant that blocked the toilet when trying to flush her dead rat! She expected us to pay for the plumber!

Communication with a tenant at the start of the lease on how you expect the tenancy to be carried out with a pet in situ is crucial to a smooth running tenancy. Make sure both you and the tenant are on the same page with cleaning costs and repairs to damage caused by the pet and make sure your inventory and photos taken at the start of the lease are accurate.

Why the property world needs Periscope!

I was introduced to Periscope on Monday night during a networking event on Twitter. Once a week Estate Agents UK host a #prophour event where members of the property industry from all across the UK can bounce ideas off each other and discuss current topics relating to the property market.

I was asked if I had started using Periscope for my business. Not knowing what it was I searched Google and did my homework. I discovered that several well known people, e.g. Chris Moyles and our very own local celebrity here in Edinburgh, Grant Stott were using it so I dug a little deeper.

Periscope is the new social platform which launched in March this year. The app is owned and run by Twitter so it is easy to use and the service it provides is excellent, not to mention the potential millions of people it can reach at the click of a button. I think it may just change the game in the property industry, let alone the rest of the online world.

Check this out! Periscope allows you to stream live videos anytime you like on any subject you like and followers can interact and comment as you are filming, genius! It's different to YouTube because it's LIVE! You are not filming and posting later. You may say "it's just FaceTime" but it's not because you can interact with followers all over the world. It's not just for calling your granny in Australia, although feel free to do so if you wish!

Today I posted four videos and picked up 3 followers. I posted an introduction about myself and my business, completed two property walking tours and a short video on the very hot topic of #proptech. I'll blog on that another time. Don't laugh, but I was nervous this morning when I went live! Why was I nervous you might ask? I have no followers and nobody would be watching! Well it's not easy to just think of stuff to say off the cuff and be all property expert Phil Spencer! As I was talking about my business and the day ahead I was joined by some viewers who commented on my beard and nothing else. I rambled on, lost my train of thought but I got through it.

Once I had finished it hit me how good this app just might be. I can promote all my properties and potential viewers can tune in and walk around them with me in real time whilst asking questions. Within my portfolio of landlords I have overseas clients that would love a real time walk through for their inspections. Being able to interact with clients online during a live feed is definitely a selling point when pitching to new landlords.

The For Sale market could benefit in a similar way. Overseas buyers have to make do with pictures and floor plans and sometimes a video when a seller pays for that sometimes pricey added extra. Periscope would enable an agent to walk around a property and interact with a potential buyer. Answer any questions on site, give measurements and feedback to any questions. That is a powerful tool that can not be overlooked.

Viewers could also live stream to their partners if they could not make a viewing. Possibly creating a quicker decision to purchase instead of having to arrange second viewings. Given the current market across the UK buyers are having to move quickly more often than not to secure a home or investment.

I intend to use Periscope to develop ACE Property and the relationships we have built with clients over the last 10 years. I am going to embrace this new platform and hopefully you will see the benefits and join me.

The beauty of Periscope is that it's for everyone. I am going to utilise it in my industry but it will spread like wild fire in every industry. If you are a chef, would it not be great for your fans/followers to interact with you while you cook? If you work in fashion would it not be awesome to ask for comments on designs from your trusted followers as and when you are spitballing ideas?

I could go on but I'm sure you get the picture. This app is going to grow and the time is now to get involved. I am actively posting and will be doing live interviews with other property experts within the next week so please follow me on Twitter @acepropertyNash and get involved!

Finally why not check out my videos. I'll be posting throughout the day. Let me know what you think and please get in touch with any questions.

You will need to download the app to view. It takes seconds.........do it!

 

 

Edinburgh student rentals

It's safe to say that the student market in Edinburgh is booming. At ACE Property Management we have been renting 1 beds to 6 bedroom HMO properties all over the city on behalf of our landlords to students looking to move in during August and September. Students are starting to enquire about properties earlier and earlier each year and we were fielding interest as far back as January. Rents have been maximised where possible and the high standard or our properties helps to attract the best quality of tenant across the board.
 

An HMO (3 bedrooms or more) property in Marchmont with double bedrooms, good décor and well maintained throughout should command £400.00 per room minimum. If advertised with good pictures on the major portals like www.citylets.co.uk and www.zoopla.co.uk the phone will be ringing red hot.

We have recently rented two 5 bedroom properties over looking the Meadows for £475.00 per  person creating a £2375.00pcm rental. We had tenants qued outside the door prior to the viewing and had to run the viewing on a one in one out system as there were so many interested students.
 
Most students ask if possible for a lease to run from Aug/Sept to May/June the following year. ACE run student properties on 1 year leases and once discussed most students are able to accommodate a year. Make sure though that during inspections there are no rooms being sub-let. Tenants with placements abroad during the summer months often try and move someone else in to take over their liability for rent. The new tenant could cause damage and disappear leaving a headache for an agent or landlord to resolve at the end of a lease.
 
Make sure inventories and photographs are completed and agreed with student tenants at the start of a lease. It is not unheard of for students to throw a party during the year and for the property to take a hit! Don't get me wrong some student properties are clean and tidy all year with tenants handing a flat back in just as good if not better condition than they got it. But there are some that need a professional clean and repairs done on exit so the inventory and pictures become extremely important. The Tenancy Deposit Scheme will handle deductions and disputes so make sure everything is set up correctly at the commencement of the lease.
 
During a student tenancy access for inspections and maintenance will be required. Believe it or not sometimes students don't answer their phones or EVER get back to you. I'd recommend always e-mailing a tenant so that there is a trail of communication and you can prove that you have tried to make them aware that access is needed. Try to avoid going into a property without consent unless there is an emergency. Communication with your tenants is crucial to keep relationships strong.
 
Many landlords try to stay clear of students. Our portfolio www.acepm.co.uk has a strong mix of professional and students lets and both provide different problems every now and then. When renting to students be sure to get previous landlord references, guarantor agreements and increased deposits when required. I can not stress enough that setting everything up correctly at the start of a lease will reduce the chances of problems during and after a tenancy.

Usual links-
Tenancy Deposit Scheme
https://www.lettingprotectionscotland.com/
http://www.safedepositsscotland.com/

Edinburgh Council HMO info-

http://www.edinburgh.gov.uk/info/20058/private_housing/372/houses_in_multiple_occupation_hmo

Rental property in Edinburgh

At ACE Property Management our portfolio ranges from 1 bedroom studio flats to 6 bedroom HMO student properties. We also manage professional flats and large family homes. Below is a selection of quality properties that have been recently marketed.

We post our available properties on Citylets, Lettingweb and Zoopla. A property will also benefit from exposure on the ACE Property Management website www.acepm.co.uk along with a window card in our office at 175 Bruntsfield Place and a To Let board.

 Admiral Terrace, Bruntsfield, Edinburgh, EH10 4JH

Fantastic main door family home over ground and basement levels. Available furnished. This property is spacious throughout and retains many traditional features. Decorated to high standard the property offers comfortable family living. Walking distance to local schools and nurseries. Surrounded by good local amenities in Bruntsfield and serviced by excellent public transport links.

Comprises: entrance hallway with storage, large lounge with bay window and feature fireplace, spacious open plan kitchen diner ideal for family gatherings. 3 double bedrooms (master with en-suite bathroom and shower) and 1 single bedroom, upstairs WC / laundry room, downstairs WC with wet room shower, 2 large store rooms on basement level, direct access to private garden area, GCH, zone parking.

Council Tax Band - E  EPC - C  Landlord Reg - 365705/230/25501 NO HMO LICENSE

St Leonard`s Street, Newington, Edinburgh, EH8 9RN

 

Festival Let- Spacious 4 bedroom double upper flat with fantastic views of Arthurs Seat. The flat is situated on St Leonards Street which is a short walk to many Festival locations. It is on the same street as the Pleasance Courtyard. The Newington area of the city is only 5 minutes away and has an abundance of local amenities and transport links. The heart of the City is only a 10/15 minute walk away along with other attractions at Arthurs Seat and Holyrood,

 

The property is only available for the entire month of August to a max of 8 people.

The top floor property has tasteful décor throughout and features

4x double bedrooms (2 people per room max)
Fully equipped kitchen/ living room with dining area
Bathroom with shower on 1st floor
Additional WC and bath on upper floor
Gas Central Heating
Private parking for 1 car
WIFI available (checking e-mail and web surfing only)

Available: 3rd – 31st August 2015

Rent: £4,000 (including bills)
Deposit: £1000.00

EPC- C  Landlord Reg- 323485/230/10461

 

Bruntsfield Gardens, Bruntsfield, Edinburgh, EH10 4DY

 

Spacious 4 bedroom property in busy Bruntsfield. This property is surrounded by excellent shops and local amenities. Walking distance to Napier and Edinburgh University campuses.

Comprises: Entrance hallway with storage, 3 good sized double bedrooms and 1 single, bathroom with bath and shower, large kitchen diner, livingroom. GCH and zone parking. 

EPC-D  Council Tax Band- E Landlord Reg- 329552/230/25441 FULL HMO LICENSE

 

Stewart Terrace, Gorgie, Edinburgh, EH11 1UR

 

Furnished 3rd floor flat in popular Gorgie. Neutrally decorated throughout and with gas central heating this property would suit a single professional or couple sharing. Good local amenities and excellent public transport links within walking distance.

 

Comprises: entrance hallway with storage, lounge with dining space, separate kitchen, WC and separate shower room, double bedroom. Double glazing and free on street parking.

EPC- C  Council Tax Band- B  Landlord Reg- 428100/230/06341

Spylaw Street, Colinton, Edinburgh, EH13 0JT

 

Fantastic high spec 2 double bedroom property in quiet Spylaw. Situated just off Colinton Road the property offers easy access to City Bypass, Airport Links and the City Centre, local shops and taverns within walking distance.

 

Comprises: entrance hallway with storage, shower room and utility cupboard housing washing machine and tumble dryer, spacious lounge with internet connections and views over open woodland, fully fitted stylish kitchen with large dining area, 2 double bedrooms with built in wardrobes and master with en-suite bathroom, Private secure Garage parking and entry phone system.

EPC-  B  Council Tax Band- F  Landlord Reg- 164490/230/06580

 

 

The importance of tenant referencing

Applying for a mortgage is traditionally a time consuming and stressful process. Lenders are asking for more and more information and it can be a very intrusive process. Credit checks to proof of earnings and expenditure will all be required before a mortgage application is approved.

Applying for a rental property can also be an intrusive process and tenants need to be aware that they will have to provide a lot of information before a lease is signed.  Our landlords are not prepared to let tenants move in without back ground checks just to get quick rent coming in. Don't get me wrong tenants can move into properties with excellent references and then lose their job during their tenancy or split from a partner. That's life and those situations need handled professionally and quickly but setting up a tenancy with good referencing and checks completed should set a tenancy off in the right direction.

Below is a review from an unsuccessful tenant and my response.  It is clear that the tenants were annoyed that they had begun the process of renting a flat but unfortunately their references were not accepted by the landlord and their full deposit was returned.

You might think it strange that I am posting a bad review about my company but I'm sure you understand my reasoning. It shows that our referencing process is thorough and that we will not progress applications from unsuitable tenants.

Tenant review-

"My wife and I found a beautiful place in Edinburgh close to Uni with just enough space, great location and rent. Unfortunately, we have been in country for less then 6 months so we don't have any credit rating in the UK. The agents told us that if we put up the max legal deposit of two months rent that it shouldn't be an issue.
Wednesday, we bring in the check and schedule to sign the lease on Friday. We also give our present landlord 30days notice and start looking into letting a van for the move. Thursday the agency calls and says that they need more documentation on previous places we have lived, copies of our passports and visas, etc. We need to prove we are who we say we are and some background and we can't sign the lease until we finish all the documentation. Frustrating but understandable as they need to cover all their legal bases. Then Friday morning happens. They call us again saying that the landlord rejected the application. The agency had already cashed the deposit check and had to write us a refund check. Thankfully for the full amount.
It is obvious that they were so focused on filling an empty flat that they completely disregarded any standard protocol of making sure the landlord approved of us.
Do not trust a word they say. If you have to let from Ace PM then double check everything and move very slowly."

My response-

I understand your frustration at being refused the property on Dalry Road. It is disappointing that your application was not successful because we have had several other viewings and you appeared to be the best potential tenants. The property is now back on the market and we hope we can find a suitable tenant quickly
You have clearly stated how our application process works at ACE Property Management. At no time were you told that you had been accepted as tenants for the flat and indeed it was when carrying out our standard protocol that certain situations came to light.
At ACE Property Management if an application is refused a tenant will always have their full deposit returned.
You are correct that an interested tenant will pay a deposit to take a property off the market (and by law 2 months rent is the most that can be taken) and then we would begin referencing.
I’m glad that you understand we need proof and identification that you are actually who you say you are!
We certainly do not cut any corners when trying to rent a flat so our referencing process is extremely important.
I hope any landlord reading this review realises that Coral and Ryan are frustrated at not passing our references checks but that we do not take on tenants that cannot pass our credit requirements..
I would encourage tenants to check everything on application before applying for a property as any issues with a reference request may cause your application to be refused.
Alan Nash

The review was taken from http://www.allagents.co.uk/ace-property-management/

When applying for an ACE Property Management property tenants are given the opportunity to provide all required documents themselves. We require the following-

Professional Let-
Landlords reference
Employers reference
3 months Payslips
Proof of savings when required
Credit check- from Experian or Equifax

Student Let-
Previous Landlord Reference
University matriculation details
Guarantor agreement (UK Guarantor only)
Guarantors will need to provide a credit check and payslips
A double deposit will be required for overseas students.
Credit Check if possible

Often tenants do not have time to source the information that we require on application so they choose to use a referencing company. We are associated with Let Alliance who take the stress and time consuming aspect of supplying references away from a tenant. There is a charge for their service.

Check out their website for further information and services- http://www.letalliance.co.uk

Smoke Detector and EICR regulations are changing

As ever with the letting industry regulations relating to safety in properties is improving. The most recent changes are to do with smoke detectors and electrical tests as properties across the board are becoming more and more regulated and almost in line with HMO safety regulations. Currently all rented properties (out with HMO's) require at least one mains powered smoke detector which is usually fitted in the main hallway. Duplex properties or houses with 2 floors or more require a mains powered smokey on each floor.

Things have now progressed and landlords are required to have mains powered smoke detector  as follows

One functioning smoke alarm in the room which is frequently used by the occupants for general daytime living purposes- Lounge

One functioning smoke alarm in every circulation space, such as hallways and landings.

One heat alarm in every kitchen.

All alarms should be interlinked.

The details and legislation changes can be found here.

http://www.prhpscotland.gov.uk/prhp/files/Scottish%20Government%20guidance%20on%20satisfactory%20provison%20for%20detecting%20and%20warning%20of%20fires%20updated%20sep%2014.pdf

 

Electrical Installation Condition Reports or EICR tests are also changing and landlords must have fixed wiring safety checks carried out at least every 5 years.

Applies from the following dates:

1st December 2015- for any tenancies entered into on or after this date (includes current tenants signing a new lease)

1st December 2015- for existing tenancies.

We are currently looking at what costs are involved and how we can keep expenditure to a minimum for ACE Property Management landlords. We will be contacting our landlords soon with further information.

We fully understand that this is another regulatory cost but we must make sure that our landlords investments comply with legislation.

Should you not currently use ACE Property Management but would be interested in meeting to discuss your management requirements further or find out more information on any aspect of the letting industry please contact me directly. alan@acepm.co.uk

Legionella- Landlords must check their rental properties.

ACE Property Management are in the process of updating landlords that it has become mandatory to carry out inspections for Legionella's Disease in rental properties.

As landlords there is an Approved Code of Practice which applies to the control of legionella bacteria. An assessment should identify and evaluate potential sources of risk. The assessments must be carried out by a "competent person" who can identify if there are any areas that could present spread of legionella. This can be done by considering the following questions:

• Are conditions right for the bacteria to multiply?
• Are there areas where stagnant water occurs?
• Are there infrequently used outlets?
• Is there debris in the system that could provide food for the legionella?
• Are there thermostatic mixing valves that set a favourable outlet temperature for legionella growth?
• Are any of your employers, residents, visitors vulnerable to infection?

The Health and Safety Executive has published guidance for landlords which provides more information. http://www.hse.gov.uk/legionnaires/

We are currently sourcing quotes from our plumbers as to what costs are going to be incurred to make sure our portfolio is in line with regulations. We intend to carry out inspections in a similar way to Gas Safety Certificates which are carried out annually.

Legionnaires Disease can be fatal, and landlords have a legal obligation to ensure that their tenants and others visiting the property are protected. Failure to comply can result in criminal prosecution by the HSE including fines of up to £20,000 per breach, up to 2 years imprisonment and personal injury litigation. This is your responsibility and cannot be delegated.

Other sources of information-

AquaB Group
http://www.aquabgroup.com/overview.php

Scottish Water
http://www.scottishwater.co.uk/business/our-services/scottish-water-scientific/scientific-services/legionella

ACE Property Management reviews

Thought I'd post a couple of ACE Property Management reviews- why the hell not!!

People these days are more than happy to write complaints and bad reviews. We try to keep our standards high and clients happy so all positive feedback is greatly appreciated.

Landlord- Neil H, Balgreen Road
We rented our house out through ACE for almost 4 years whilst we were working in Sri Lanka. ACE took care of all the necessary paperwork, and advised on how to deal with licences, tax and so on. They were very responsive to any issues that needed dealing with, and communicated well by email and phone when necessary. They successfully found several suitable tenants, each of whom looked after the property well, or reasonably well. Repairs were dealt with efficiently when needed. We had a couple of short periods when no tenants were in place, but most of the time the house was rented. Council tax and power bills were managed without hassle by ACE during the void periods. We chose the rental on time guarantee for a small additional fee, and our rental income was always paid in full on the correct day. A full statement was provided to explain any deductions for repairs etc. The house was clean and presentable upon our return after 4 years. There were a few bits of minor damage, or electrical items that had ceased to work, which had not been reported. However, these all seemed to be what you would expect in the course of 4 years normal wear and tear. We have no cause for complaint about anything. All the ACE staff were pleasant and courteous to deal with. We are very pleased to recommend them as a letting agent.

Landlord- Rita H, Spottiswoode Street

I have been a landlady for 25 years and ACE Property Management are simply the best property/letting agents I've ever dealt with.

 

ACE Property have sourced my tenants, for the last 10 years. I have never been disappointed.
Any problems arising, either with a tenant or the property itself is dealt with swiftly and correctly. So both myself and my tenants are happy with the first class service ACE Property provide.

Tenant- Abhijeet S.G, Glengyle Terrace
ACE Property Management has been very supportive of my initial move and only asked for my basic documents (passport, employment status) to rent the shared property. The contact clearly mentions all the terms and conditions (specially joint let) and follows by rules.
Stuart has been very supportive in renovating the house and considered all our requests. He is very accommodating to tenants situation. I would recommend this letting agency.

Landlord Debi H, Falcon Avenue
I used ACE property to find a tenant for my property in Morningside, Edinburgh. A suitable tenant was found very quickly and the professionalism displayed by the team was excellent. Always very helpful and responses to emails & telephone messages was fantastic with required information provided. I would highly recommend ACE Letting to anyone considering being a landlord or tenant and I will certainly use them again when/if required.

Landlord- Pepsi G, Broughton Road
I am a first-time landlord who was recommended to ACE by a good (and experienced landlord) friend. I met a number of agencies before deciding who to use for a Let Only service. Alan was knowledgeable, efficient and helpful. They were super at guiding me through some one the early details. The flat rented in no time with some (so far) great tenants. I'm very pleased I chose to use ACE Property Management and won't hesitate to contact them again!

You can see more ACE Property Management reviews here http://www.allagents.co.uk/ace-property-management/