Your property is undoubtedly one of your most important assets. We understand that you need to know that it is in professional and caring hands. Our experience and diligence mean that we can confidently assure you that as your Letting and Managing Agents you will have peace of mind. We are small and agile; fast to adapt to our clients’ needs and swift to spot where support is most needed. These are the credentials of a modern service. Letting your property, especially for the first time or with a new letting agent, can be daunting. We aim to provide you with the best possible service and the right tenant for your property. We believe that building a close working relationship with our Landlords is the best way to achieve the highest level of care and attention. We endeavor to treat your property as if it were our own.
We are a member of CMP Client Money Protect who provide client money protection cover to landlords and tenants of member firms. www.clientmoneyprotect.co.uk
CMP MemberShip Certificate 2022
Cantell & Co – Complaints Procedure;
Getting ready to rent – Let us take care of it all
When we give you an accurate rental valuation based on our local knowledge and market conditions, we will let you know what you must have in place from a legal perspective. This includes Energy Performance Certificate (EPC), Gas Safety Check, Smoke & Carbon Monoxide Detectors and should you let furnished, all must be fire retardant. We highly recommend you have an Independent Inventory as well as a Professional Clean and we register your tenants’ deposit on your behalf.
In most cases we can organise everything for you and deduct the cost from your first month’s rent
Personal and Professional - You can have both
Whilst maintaining a high standard of competence and professionalism in every aspect of the letting and management process, we are very approachable and all live locally. Our local knowledge is second to none and knowing when the bins are emptied and where is best to eat out, is knowledge that tenants really appreciate. Our services can be tailored to your requirements, from Let Only through to Full Management and our fees reflect this.
We are open and upfront about our fees and will collect them monthly to help manage the costs.
Contractors – Only the best
Whether it is getting your property ready to rent or we are arranging property maintenance works, Cantell & Co only use trusted contractors, in the main they have worked with us for over 8 years. We have their current public liability insurance on file and any accreditation their profession requires.
Unlike most agents we do not ask for a referral fee from contractors or increase the cost by adding monies on top of your invoice. This only pushes up your costs.
We give you peace of mind by treating your property as if it were our own.
Your Tenants – Carefully chosen by us
We advertise on all of the major websites including Rightmove, Zoopla and Primelocation, (many large agencies don’t). Our professional photographer will attend and we will ensure that your property is advertised with great care and attention. Our years of experience helps us attract the best tenant to your property. Our tenants are all professionals; many are placed through relocation agents working on behalf of large multinational companies, with whom we have close links.
As a result, most of our tenancies run for two to three years.
Assured Shorthold Tenancies
Holding Deposit: We take 1 week’s rent to reserve a property and this is reimbursed from the initial monies due before move in.
Security Deposit: The equivalent of 5 weeks of the rent as a security deposit or six weeks if the annual rent exceeds £50,000 per annum.
Unpaid Rent: Interest will be charged at 3% above the bank of England base rate on any late payments of rent, outlined the Tenancy Agreement.
Lost Keys: Tenants will be charged a reasonable amount to replace lost keys or in certain circumstances the cost of replacing the lock.
Utilities and Council Tax: Monies are due in respect for all utilities and council tax or equivalent as outlined in the Tenancy Agreement.
Amendment of Tenancy Agreement: Changes to the tenancy such as adding a tenant mid term will incur a reasonable charge of £50.
Early Surrender of Tenancy: Tenants will be liable for the rent up until a replacement tenant is found and charged a reasonable amount for the costs incurred by the landlord for reletting the property.
Non Assured Shorthold Tenancies:
An administration fee of £200 will apply for the Preparation of Tenancy Agreement, taking up references including guarantors and securing deposit.
Professional Check-in Charges ranging between £130 and £500 depending on the size of the property will apply for the cost of a professional check in at the start of the tenancy, the tenant will receive a copy of the full inventory and schedule of condition shortly after check in.
Company Tenancy: A charge of £380 will apply for all tenancies where the tenant is a named company or registered business.
Stamp Duty Land Tax : This tax is payable on tenancies where the rent exceeds £125,000 per annum.
All fees are inclusive of VAT
Cantell and Co are members of the redress scheme The Property Ombudsman
Cantell and Co are members of My Deposits
Cantell and Co are members of Client Money Protect www.clientmoneyprotect.co.uk and our client money protection certificate can be found here …..
Comprehensive full management service – 15% plus VAT
Tenant Find and Rent Collect Fees – 10% plus VAT
Tenant Find Only 8% plus VAT
New Tenancy Set up fee (including Tenants referencing, preparation of Tenancy Agreement, Registering the Deposit under a Govt approved Scheme, Right to Rent checks £360 inc Vat.
Renewal Fees £180 inc Vat
Additional independent contractor fees to landlord:
Professional inventory report (varies depending on size property, between £110 - £250)
Inventory check in and check out (varies between £95- £180)
Electrical Installation Condition Report (EICR) £150 - £300 depending on size and number of circuits.
Gas Safety Certificates Approx £90
Professional Clean - £260 - £600 depending on size and number of rooms.
EPC report £50
Tenant Find Service
Professional photographs, floorplan and EPC – all costs covered by us. Advice on and the arrangement of all legal obligations such as Gas Safety Checks and Smoke Alarms. Advertising on all major portals including Rightmove, Zoopla & Primelocation Vetting of your prospective tenant, including a full credit check by an independent reference company. Taking our fees monthly, helping you spread the cost and budget more easily. Preparation of the Tenancy Agreement and organising all that is required by law.
A full inventory and schedule of the property will be drawn up including specific instructions from you about the property. Rent collection on your behalf; any late payments will be followed up from the day they were due and you will be kept informed. Towards the end of the tenancy, we will liaise with you regarding current market conditions, speak with the tenant and renew the tenancy agreement, if applicable. Deposit Returns can be quite complex and as part of our service we will evaluate the Check in & Check out reports and advise you of any deductions that are appropriate.
Our Fully Managed Service
All that the tenant Find service includes with the additional services as outlined below. Having your property managed by us – local and informed agents should ensure your complete peace of mind. We organise all property related matters, from a minor repair to a full bathroom replacement. We have a 24 hr emergency number which is answered by a trusted on call contractor, giving you the landlord and your tenants confidence. During the tenancy we carry out inspection visits and send you a detailed report. Should these bring to light any maintenance issues, we will recommend, and carry out any necessary repairs, once agreed with you.
We never forgot that it is your money and use well priced contractors who we have worked with for many years. We hold a float of monies, usually £500 so that in the event of works needing to be undertaken between rental payments. We usually agree with you at the start the level of monies that can be spent using our discretion, for instance in the event of a washing machine breaking down. At the end of the tenancy we are happy to continue our management service and will oversee any renovation projects that may be needed between rentals.