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/