To help us with dealing with a problem as efficiently as possible we use an online software product called Fixflo. This streamlines the whole repair process and has proven to be of great benefit to tenants and landlords.
Click on the "more" button to go to the next page where you will find the link.....
To report a problem click on the Fixflo link
For Gas Leaks please call National Grid (Transco) IMMEDIATELY ON 0800 111 999 – do not turn on any switches or light cigarettes.
In the event of all other EMERGENCIES :
Mr Simon Baulk – 07903 721 983 who will endeavour to help and arrange an appropriate contractor if he agrees that the matter is an emergency.
Wherever possible, please leave repairs until the next working day as only absolute emergencies will be dealt with by our out of hours team. We would ask for your understanding.
If you are unable to reach Mr Baulk please contact the following contractors as follows:
For heating or hot water, leak to boiler or pipework: Baker Smith Limited – 07778 052 321
Electrical Faults – Please contact your energy provider or contact Mr Simon Baulk – 07903 721 983
Please note that if you have left your keys in the property or you have lost them, you will be liable for the contractors charge.
If this is the case, please contact the emergency Locksmith directly, Mr Andy Bethwick – 01727 240 169 or 0800 448 4488.
In some cases Mr Baulk may be able to retrieve a copy set of keys from our Management office, you will also be liable for this call out charge.
In the case of an emergency only and you are unable to contact the above contractors, please consult your local trade directory or web search. For Gas Safe registered engineers, visit the website at
www.gassaferegister.co.uk and follow on-screen instructions for a list of those in your area.
If Collinson Hall consider the emergency call out necessary, you will be fully reimbursed.
Once you have completed the online registration form, called or visited our office, we will begin a specific search for suitable property for you.....
We will search our database, keep you up to date with new instructions and arrange viewings for the properties that interest you.
There are various fees and charges associated with renting a property that you should be aware of when considering making an offer on a property available through us.......
Administration Fee - £200 Inc VAT
This charge covers the cost of preliminary paperwork, including preparation of the tenancy agreement.
Referencing Charge - £100 Inc VAT
This charge is payable by each person, guarantor or company named as tenant on the final tenancy agreement to cover the cost of referencing. Referencing is carried out by an independent referencing agency (Van Mildert Tenant Referencing) including establishing the right to rent in the UK. The charge will not be refunded if negotiations are unsuccessful and references have been undertaken.
The above has to be cleared funds.
A confirmed Tenancy start date which gives Collinson Hall at least one week from the completion of the referencing is required
BEFORE HANDING OVER OF KEYS
Rent in Advance – 1 Month
Under the terms of most tenancy agreements you will usually be required to pay 1 months rent in advance prior to commencement of the tenancy.
Deposit – Equivalent to 1.5 months’ rent
The deposit is held to protect your landlord from you not meeting your obligations under the terms of the tenancy. Whilst you should check the tenancy agreement for details specific to your tenancy, it will likely be held by us as stakeholder and protected under Tenancy Deposit Scheme (TDS).
This means that no deductions can be made until you and the landlord have reached an agreement or there is a judgement by the courts or a TDS.
Inventory Check – Typical Cost £84 - £150 Inc. VAT * dependant on the size of the property. Please see separate tariff
This charge relates to an independent inventory clerk meeting you at the property to establish its condition. You will usually be responsible for the cost of checking the inventory at the beginning of your tenancy and your landlord at the end (please refer to the Agreement for confirmation). Inventory checks are to your mutual benefit as they are used to establish if your deposit can be returned in full or whether a claim against it needs to be made. The actual cost of the check is dependant of the size of property and the clerk instructed. We will give you a price applicable to the property you wish to rent in good time.
Please note that ALL MONIES MUST BE IN RECEIVED IN CLEARED FUNDS BEFORE YOUR TENANCY CAN COMMENCE.
NB: We cannot hand over keys to any property without having ALL tenants or guarantors signatures are on the Agreements.
INCOME GUIDE (Approximately Monthly rent x 30)
Gross Basic Salary can be made up of joint salaries. Anyone who is not in full-time permanent employment, or is self-employed may need a suitable Guarantor or could pay the full term up front - To proceed on this basis we need authorisation from the Landlord. For more information please see Referencing Criteria and Guidance.
As a general rule, No Pets, No Smoking and No adverse credit history unless by special prior agreement in writing.
Lease renewal fee - £60 Inc. VAT
This becomes payable if an extension to the current tenancy agreement is required. This charge covers the cost of preparing a document that confirms the details of renewal (if applicable).
Smoke and Carbon Monoxide Alarm Regulations.
Landlords are now required to install smoke alarms on every floor of their property, and test them at the start of every tenancy.....
Landlords will also need to install carbon monoxide alarms in high risk rooms such as those where a solid fuel heating system is installed.
The Private Rented Sector Code states carbon monoxide alarms should be installed where there are gas appliances.
Those who fail to install smoke and carbon monoxide alarms would face sanctions and could face up to a £5,000 civil penalty.
Collinson Hall will always endeavour to ensure our landlords are fully protected and their tenants safe in their rented accommodation.
If you haven't already had your carbon monoxide alarms installed, or need additional smoke alarms fitted, it's imperative you arrange for this to be done. We can offer our landlords a supply and fitting service at very competitive rates.
To arrange for the installation please call 01727 794100.
The inventory is the only document that will provide an accurate account of your property, its fixtures and fittings and is the only document against which we can measure dilapidations, which may occur during the tenancy. Therefore it is safe to say that the inventory is probably just as significant as the tenancy agreement when letting our properties.....
On moving into your new property it is your responsibility to notify the utility providers of your move-in date and meter readings. Please ensure that you contact them without delay.....
On moving into your new property it is your responsibility to notify the utility providers of your move-in date and meter readings. Please ensure that you contact them without delay.
NATIONAL GRID - 0870 608 1524
Ring this number to find out who supplies gas to the property
GAS ESCAPE/EMERGENCY - 0800 111999
EDF ENERGY - 0845 601 5467
Ring this number to find out who supplies electricity to the property
BRITISH GAS Customer Services - 0845 609 1122
E.ON General Enquiries - 0800 015 1670
NPOWER General Enquiries - 0845 790 6050
SCOTTISH POWER General Enquiries - 0845 270 9102
VEOLIA WATER THREE VALLEYS General Enquiries - 0845 769 7985
BRITISH TELECOM General Enquiries - 0800 800123
COUNCIL TAX St Albans District Council, St Peter’s Street, St Albans, Herts Council Tax Department - 01727 866100
Dogs Trust, the UK's largest dog welfare charity, successfully launched its Lets with Pets campaign in 2009 with the aim of encouraging more landlords and letting agencies to accept tenants with pets. The charity hopes to make the process of privately renting with pets easier for tenants while highlighting the potential benefits to landlords and letting agencies.....
Landlord Hilary from Rugby has four buy-to-let properties and is happy to let them to pet owners. She says: "I use a letting agent in Rugby to look after my houses for me and they take an extra deposit from the tenant just to cover the possible cost of carpet cleaning or repair any damages that might be caused by a pet. This gives me a little extra reassurance that there will not be any problems. I have let houses to tenants with both dogs and cats and would far rather a property was occupied by a responsible pet owner than left empty."
Landlord case study 2
Landlord Ben from Norwich has one rental property, which he has been happy to let to pet owners. He says: "I rented my two bedroom house to a family with a dog and it was a very positive experience. The tenants brought their dog with them on the second viewing so I could meet him and see for myself that he was well behaved. They even offered to pay a higher deposit. They moved out after 18 months and the property was left in a good condition with no sign of a dog ever having lived there. I found that because we offered the property to tenants with pets, we found tenants very quickly. I would definitely rent my property to tenants with pets again."
Common myths exposed
Pets in rented accommodation will cause extensive damage to the property
Millions of households in the UK have pets in their homes without them causing damage to the property. Pet owners who care responsibly for their pets will also ensure that their home is well cared for. Landlords and letting agencies can minimise the risk of damage by finding out as much information as possible about the tenant and their pet before they move in. It’s also a good idea to ask for a reference from a previous landlord. Regular property inspections should be carried out so that any problems can be identified quickly and not allowed to escalate. Responsible pet owners often make the most responsible tenants.
Tenants with allergies won’t be able to live in a property where there has previously been a pet
While many people suffer from pet allergies, this should not prevent them from moving into a property where a pet has lived. Unless you are buying a brand new home, it’s impossible to guarantee that any property will be free from allergens. Dogs Trust recommends that all properties are professionally cleaned once the tenant and pet have moved out. This includes cleaning the carpets, curtains and soft furnishings. Cleaning a property at the end of a tenancy is normally done as standard so landlords and letting agencies should not have to take any extra steps to ensure it is suitable for a subsequent tenant with allergies.
With full credit to "On the Market" we have reproduced this article as it is an excellent guide to the deposit protection schemes.....
Whether you are a tenant or a landlord, read this guide to understand how these compulsory schemes operate
Few things have caused more ill feeling between landlords and tenants over the years than deposits. In the bad old days, some landlords would demand a hefty deposit from tenants, then return only a fraction of the deposit at the expiration of the tenancy, citing ‘wear and tear’ to the property. And the tenants, in many cases, would just have to grin and bear it. Bang went most of their deposit and they would have to scramble around for money to put down as a deposit for a new home.....
There is a wide selection of property to rent in St Albans ranging from 1 bedroom flats through to substantial detached houses with grounds and everything in-between .....
.... In common with many cities the rent you will be asked to pay will relate directly to demand and the quality of amenities. In St Albans' case we often see demand being highest for properties within walking distance of the station. However, we also see a high demand for property close to good schools or the City Centre.
We would be pleased to talk through what is available but please do speak to us as availablility is constantly changing and we may know of something that will be coming to the market soon but not quite hit the websites just yet.
Use the webform below to ask any your question
As at Apr 2016. The standard charge quoted on the Thameslink website is £3,320.00.
Its all got complicated and now depends if you are buying a property as a principle residence. The most up to date info (as Apr 16) is here https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
Tricky as the rules seem to change but we use School Guru who come up with very useful info - this link will take you to their website http://www.schoolguruhertfordshire.co.uk/
Complete the webform below and we'll send you updates on all new properties that fit your profile as soon as they become available.
We would be pleased to organise this for you.
It would be very helpful if you would give us more than one time when you would be able to view - this avoids some of the "backward and forward" messaging if your prefered time is unavailable.
If there is more than one property you would like to visit please make it clear in the message box which properties you would like to see and when.
If this doesn't turn out to be the right one we would really appreciate some feedback. It really helps our clients to understand what people think of their property and it will also help us better understand what you are looking for.
We hope you like it and look forward to hearing from you
When asked to give a "valuation" we will offer you our opinion of the likely figure you should expect to achieve should the property be put to the market.... MORE