tenant faqs

Estate Agent and Letting Agent Reviews

We have compiled a list of commonly asked questions by our prospective and existing Tenant’s. Able Property Management hope that the following answered questions will help with your decision when you come to rent a property from us.

If we have missed any other questions that you would like us to help answer then please do not hesitate to contact us on 0208 418 9830 or via email lettings@able-properties.co.uk


1.What information do Able require?

2.Where will our deposit be held?

3.Why is there an administration fee?

4.How long does the referencing procedure take?

5.Who do we contact if there are maintenance issues?

6.What happens if I want to leave or move someone in?

7.Can the landlord ask me to leave before my tenancy finishes?

8.When will the deposit be returned?


1.What information do Able require?

Able will require a variety of information initially upon registering, in order to allow us to match you to a suitable property and then further, more in depth information when you find a property, in order to carry out references. This will include banking details, your national insurance number, previous addresses and if applicable, employment information, along with potentially more information.

Be reassured that the information you provide is held in accordance with the data protection act and will never be released to a third party, not even your Landlord, without your permission.


2.Where will our deposit be held?

Your deposit will be held in one of two ways.
Either we as the agent will register the deposit with a regulated scheme, we prefer to use the Deposit Protection Service (DPS), as they physically hold the funds. However, there are a number of schemes which allow us to hold the funds but it must still be registered with them in order to be protected.

Alternatively, the Landlord may register the deposit in a regulated scheme, though again dependent on which scheme they are registered with will depend on whether they keep hold of the funds or the regulated body does. We will not release the funds to the Landlord until we have evidence that they have registered the funds and in the event that it is a scheme where the money is held by the regulated party, then we will send the money directly to them.

In the event that the Landlord wishes to register the deposit themselves, but fails to provide us with adequate information to do so, then on the 14th day, we will automatically register the deposit with our preferred scheme and notify you accordingly.

Deposit required will be the equivalent of 1 months rent or 6 weeks of the rent per property.


3.Why is there an administration fee?

A lot of time and effort goes in to getting the documentation together to ensure that you are able to move into a premises. Along with checking all the documentation that you provide, we have to spend a significant amount of time arranging the necessary works and procedures in order to allow you into the property at all. In addition, the administration fee covers your referencing costs, tenancy agreement fee and a check in contribution.

Reference Fee: £150.00 per person but if guarantors are required then the first guarantor reference check will be free of charge but for every additional guarantor reference required then the fee will be £150.00 per person.

Admin Fee: £200.00 per property


4.How long does the referencing procedure take?

References can take anything from a number of hours to a number of days, dependent on how much information you provide us with to start with and of course, what your personal circumstances are. In addition, the referencing agency often contact your employers if they are not satisfied with the information you have given, therefore most delays are caused by third parties such as employers and previous landlords, not answering the questions raised.


5.Who do we contact if there are maintenance issues?

Upon move in or perhaps before, you will be notified of who is managing the property, such as an agent or the Landlord himself. If the agent is managing the property then they will always be your point of contact, in fact it is unusual with this service for you to even have the landlords number. However, in the event that the Landlord manages the property themselves, then they will always be your point of contact as we would have no legal right to arrange repairs.


6.What happens if I want to leave or move someone in?

If you wish to leave, then as long as you are within the period in which you can serve notice then you are well within your rights to do so. Notice must be given in writing and should ideally be given on a rent due date, it should be for a period of at least 2 months unless your tenancy expiry date has already passed. If this is the case you are now on what is known as a periodic tenancy and you are not entitled to provide a minimum of one months notice, though the landlord must still provide two (unless you breach your contract). In the event that there is more than one of you present and only one of you wishes to leave then this must be agreed in advance by the Landlord and the other tenants and may incur a cost for the removal of your name from the tenancy if not done in line with the renewal. The other tenants will also have to prove their ability to pay their now increased portion of rent.

Alternatively, if you are looking to move someone in, then you must decide in what capacity that you would like them there. For example, you can add someone to the tenancy (though this could incur a cost if not done in line with the renewal), as either a tenant or an occupier. If they are being added as a tenant then they are expected to go through the same checks that you did before taking up residency and will also have to be referenced. This is because, as a tenant, they also have a legal responsibility with regards to the rent, which means they also have the same rights as you as a tenant. However, if you are having them stay but do not wish for them to have any rights as such, then they can be added as an occupier which means that they have a right to reside in the property but they have no rights to it and are not responsible for any costs or damages that occur. Any disputes would be between you as housemates and not between us and them as they are not a tenant and cannot be liable. In addition, they cannot remain in the premises should you leave without again, going through the relevant processes.

Change of occupancy £250.00 per person


7.Can the landlord ask me to leave before my tenancy finishes?

Yes! If you have a break clause within your tenancy then as long as you are within the set period, which is commonly at 6 months, then the landlord can serve you notice for possession. This is called a section 21 notice and provides you with two months notice in which to vacate.

Alternatively, if you are in breach of your contract or the Landlord used to live in the property previously and now has nowhere else to go, then he can serve you a section 8 notice at any time within the tenancy agreement and this will be done via a solicitor. The notice period under a section 8 is shorter and varies based on the grounds under which you are being evicted.

However, rest assured, this is unusual within the rental sector as most Landlords are in it for the long haul and only tend to ask tenants to leave if the tenant is in breach of the contract.

Though this information seems extensive, try not to worry as with anything, in this field there are lots of if’s, buts and maybe’s. If you find a home you like and your happy with the agent, get the ball rolling and before you know it you will be living in your new home and it would probably have gone smoother than you expected.


8.When will the deposit be returned?

On the day you vacate a check out will be completed and a report generated. Both Landlord and tenant get a copy of this report and have the opportunity to raise any concerns they may have about the comments and/or final condition. Both parties have to be in agreement as to where the money goes, for example, if there are deductions, what portion goes to the Landlord and how much back to the tenant. Of course there is also a possibility that the Landlord will agree that the deposit should be returned in full to the tenant. If an agreement cannot be reached within 10 working days then it will be referred to the deposit protection service and they will make a final decision on how the money is distributed. If there are no deductions to be made the deposit will simply be refunded within a maximum of 10 working days to the nominated tenant/account.

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