Maximise your rental income in London and Essex
Whether you’re an experienced landlord or looking to let a property for the first time, Abidins can help. We specialise in finding carefully vetted, professional tenants for long or short lets in London and Essex. We can help you set a successful rental price, and we offer a full property management service for your total peace of mind.
Book a free appraisal to see what rental value your property could achieve. Click on link to see all our contact details!
Why choose us?
Your in safe hands!
Click on widget below to see our verified client testimonials.
We are so confident in the prompt and effective service we provide that there are no tie in periods with our contracts.
First impressions are everything, so we use experienced photographers to achieve the best possible shots of your home.
Comprehensive Property Marketing
We’ll market your property on property portals including Zoopla, Primelocation and our own website. We also make full use of Facebook, Twitter, Instagram, LinkedIn and local PR through our network of contacts.
You will have a dedicated agent assigned to you and your property who you can contact directly.
Hours that fit around you
It’s not easy to take time out of the working day for viewings or meeting an agent. So we’re happy to come to you at a convenient time and place.
We will listen carefully to what you want, and present the most suitable tenants for you. If you want to meet a prospective tenant before making a decision, we’ll organise the meeting and accompany the tenant.
Professional Tenant Referencing
We are renowned for our careful selection and thorough referencing of all potential tenants. Working with one of the UK’s leading referencing agency’s, Rentshield Direct & Creditsafe, we make credit history checks and request financial/character references when required. As a result, our tenancy default ratio is considerably lower than the industry norm – so you get better tenants and keep them longer.
Always here for you
Some letting agents don’t want to know if the landlord has a problem after the tenant has moved in. Not us. We’re still here for you even if we don’t manage the property and we’ll always try to help you sort things out.
The Tenancy Agreement
We’ll discuss your ideal terms and conditions with you before preparing an appropriate Legal Agreement. In most cases, we recommend an Assured Shorthold Tenancy Agreement – usually for an initial period of 12 months. If you require the property back at the end of this period, notice must be served at least two months before the expiry date, and we can prepare and serve notices for you. However, if you decide to enter into a new tenancy with your tenant, we’ll be happy to handle this for you.
Registering Tenants’ Deposits
The deposit will be registered with the Deposit Protection Service and we’ll provide a certificate to both you and your tenants.
We can arrange for an Inventory to be carried out by one of our trusted independent inventory clerks.
Collection of Rent
We’ll typically collect your rent per calendar month and by one single standing order only. It will then be promptly and automatically transferred to you via BACs – ensuring you get your funds as soon as possible.
Monthly Financial Statements
Every month your property is let through us, we’ll email you a monthly breakdown of any costs and repairs incurred, along with confirmation of the rental amount paid.
Organising a professional clean
We always recommend that your property is professionally cleaned before any new tenancy commences. We work with reputable local cleaning companies, so we’ll happily arrange this for you.
Key Holding Service
We’ll require a full set of keys to be securely held in our management office along with access codes and fobs. This means that we and our contractors can get into your property whenever we’re needed, without delay.
Repairs and maintenance
We only use companies providing top quality workmanship at a competitive price. So you can relax while our tried and trusted contractors take care of repairs.
24 Hour call-out service
If an emergency happens and one of our tradesmen needs to gain access to the property, we will give your tenants 24 hours’ notice. We’ll make your tenants aware of this when the tenancy begins.
We’ll carry out thorough inspections frequently, and provide you with colour pictures, recommendations and details of any improvements needed. This will ensure your property stays in in sound condition, and minimise repair costs.
Check out Service
At no cost to you, we will check your tenants out of your property at the end of the tenancy. We’ll need a full inventory before your tenants move in.
We will send you a copy of the check-out report together with our recommendations for deductions that should be made from the deposit.
By law, and also under the terms of The Deposit Protection Service, you and your agent (us) are required to return any undisputed deposit amount to the tenant within 14 days of termination of the tenancy. This means you need to finalise any such deductions with us within that time. If you fail to do so, we reserve the right to release some or all of the deposit to the tenant.
If a formal dispute is raised by the tenant or Landlord then we the agent will begin a single claim process via The Deposit Protection Service regarding the disputed amount, then both parties will have to provide evidence to support their claim, based on this evidence The Deposit Protection Service will make a decision on who claims the disputed amount.
For more information please visit Deposit Protection Service
We’re sorry, but we can’t accept responsibility for the failure of any item of claim if you failed to to provide the necessary information to us within the required time.
Property Management while the property is vacant
We can make regular visits to your property and/or arrange for work to be carried out while there is no active tenancy in place.
We are registered members of The Property Ombudsman (Membership Number D8139), The Deposit Protection Service, Client Money Protection (Membership Number CMP003054) and The Chartered Trading Standards Institute ensuring the highest level of customer service.
Letting only Service
The Agents fee is 10% of the gross annual rent, such fee to be paid in advance or deducted from the first months rent (subject to a minimum fee of £1000.00)
Example: At a rent of £1000 per calendar month based on a 12 month tenancy agreement our fee would be £1,200.00.
Full Management Service
New tenancy arrangement fee paid upfront £500.00.
15% of the monthly rent, such fee to be deducted from the monthly rent.
Example: At a rent of £1000.00 per calendar month our fee would be £500.00 upfront & £150.00 per calendar month.
Optional Services / Fee
(a) Carry out an inventory
(Compulsory for the Full Management Service)
1 bedroom properties £100
2 bedroom properties £120
3 bedroom and over properties £150
(b) Arrange a Gas Safe inspection £100
(c) Arrange an Electrical inspection £150
(d) Arrange an EPC £80
(e) Portable Appliance Test – £60
(f) Register deposit with Deposit Protection Service £50 (Compulsory for the Full Management Service)
A referral fee of between 10% – 15% of the cost of contractor works organised by Abidins.
(Example: For every £100 a contractor will pay Abidins between £10 – £15)
Click link below to see our Terms and Conditions
Legal Requirements for Landlords in order to be able to let your property
Energy Performance Certificate
Before we can market your property we must have a valid Energy Performance Certificate (EPC). With your instruction, we can arrange for the Energy Performance Certificate to be carried out.
The Gas Safety (Installation & Use) Regulations 1998
Under the above regulations, it is your responsibility to ensure that all gas appliances and the fixed installation are maintained in good order and checked for safety at least every 12 months or every new tenant depending on which is sooner . A Gas Safety Record must be provided to existing tenants within 28 days of the annual safety check, or to new tenants before they move in, and you must keep copies yourself for two years. All installation, maintenance and safety checks must be carried out by a Gas Safe registered engineer. With your instruction, we can arrange for the Gas Safe Certificate to be carried out.
Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations
Upholstered furniture and soft furnishings supplied in a rented property must comply with current regulations. This includes, but is not limited to, bed frames, mattresses, headboards, sofa-beds, pillows, cushions, seat pads and any garden furniture that may be used indoors. Items which comply will have a suitable permanent label attached. All non-compliant items must be removed before a tenant moves in. Bedding, carpets, curtains and any furniture made before 1950 are exempt.
The Smoke and Carbon Monoxide Alarm (England) Regulations
You are legally responsible for installing a working smoke alarm on every floor of the property as well as a carbon monoxide alarm in any room with a solid fuel combustion appliance. By law you should ensure that each alarm is in proper working order at the start of the tenancy and that all checks are documented. It is also your responsibility to ensure a fire risk assessment of the property is completed & complies with the conditions relating to fire risks.
The Electrical Equipment (Safety) Regulations
You are legally responsible for ensuring that the electrical installation and all appliances within the property are maintained in good order and regularly checked for safety by an appropriate registered engineer. With your instruction, we can arrange for the Electrical Safety Certificate & Portable Appliance Test (PAT) to be carried out.
The Control of Substances Hazardous to Health Regulations 1989 and Section 3(2) of the Health and Safety at Work Act 1974.
You are legally responsible for carrying out a risk assessment for Legionnaire’s disease before letting the property and for maintaining control measures to minimise the risk in water system while the property is let.
Consent to Let
If your property is mortgaged, you must obtain written consent to let from your mortgage lender. If it is leasehold, your lease may require written consent from your landlord before you can sub-let.
Private Rented Property License – Selective Licensing
If the property is located in a borough where Selective Licensing is in force then it is your duty and responsibility to ensure that a valid Private Rented Property License is obtained from the relevant Council in order to rent the property, and that you have complied with the Private Rented Property Licensing Schemes conditions & the latest Housing Acts. We therefore recommend that you check directly with the local council to ascertain whether licensing will apply, exactly what is required and to see if there are any specific restrictions such as a limit on the number of people permitted to occupy the premises.
Houses in Multiple Occupation (HMO)
If you let to a family, they are deemed to form one household. When you let to a group of sharers, the number of households within the property will change and with it some requirements. When a property is deemed a House in Multiple Occupation (HMO), a landlord can face extra legal obligations and in certain instances require a HMO license. We can advise you on this.
You should ensure they have adequate building and contents insurance cover in place.
Keeping everyone happy
For busy landlords, good property management is a necessity rather than a luxury. We offer a comprehensive, first-class property management service in London and Essex, to make life easier and give you peace of mind.
Tenants, too, are increasingly asking for professionally managed rental properties. So why not let us take care of things and keep everyone happy?
Abidins Property Letting & Full Management Service Includes:
- Market appraisal & rental valuation
- Pre-letting advise & marketing schedule
- Property photography
- Extensive advertising via leading property portals, our website & social media platforms
- Tenant/s selection & vetting process
- Accompanied viewings with vetted tenant/s
- Full tenant referencing procedure via leading referencing agency
- Right to Rent & How to Rent Compliance
- Prepare Tenancy Agreement
- Collect first months rent & deposit
- Deposit claim negotiation, compilation & submission
- Utility Account Transfers
- Collect future rent payments
- Key holding
- Monthly statements
- Dedicated Property Manager
- Frequent property inspections
- Access to panel of vetted contractors
- 24-hour emergency contractors
- Arranging quotes, repairs & maintenance
- Contract Renewals
We’ll take care of things
We’re here to deal with the everyday issues that may arise during your tenancy, such as a leaky roof or broken-down boiler. And as we only use qualified and trusted tradespeople, you can be sure the job will be done well.
We’re local experts, on your doorstep
Our team have lived and worked in the London and Essex areas for 20 years, so you’ll get a well-informed, prompt response.
Anti-Money Laundering Regulations
We are subject to the Money Laundering Regulations 2017. We will need to obtain and hold evidence confirming your identity and proof of your current address. We will be unable to proceed with any instruction until we are in receipt of this information and have completed a satisfactory AML check. Your identity may be subject to an electronic identity check, which may leave a soft footprint on your credit report. Where appropriate, proof of ownership of the property may also be requested.
Abidins Ltd is committed to safeguarding the privacy of personal data and complying with the European General Data Protection and the Data Protection Bill 2018, and any future changes in data protection legislation with which Abidins Ltd will be required to comply.
We are registered as a data controller with the UK Information Commissioners Office and our data protection number is ZA246171.
Client Money Protection (CMP)
We are members of Client Money Protect
All rental payments and deposits received by Abidins are protected in line with current legislation. Landlords are protected by Client Money Protect in the event that Abidins either goes into administration or fails to pay any rental monies due. We are also members of The Property Ombudsman (TPO) redress scheme.
We are committed to providing a professional service to all our clients and customers. When something goes wrong, we need you to tell us about it. This will help us to improve our standards. If you have a complaint, please put it in writing, including as much detail as possible. We will then respond in line with the time frames set out below (if you feel we have not sought to address your complaints within eight weeks, you may be able to refer your complaint to the Property Ombudsman to consider without our final viewpoint on the matter).
What will happen next?
We will send you a letter acknowledging receipt of your complaint within three working days of receiving it, enclosing a copy of this procedure.
A formal written response regarding our findings will be sent to you within 15 working days of sending the acknowledgment letter.
If you remain dissatisfied, you can contact the Property Ombudsman to request an independent review –The Property Ombudsman Ltd, Milford House, 43-55 Milford Street, Salisbury, Wiltshire, SP1 2BP – 01722 333 306 – www.tpos.co.uk
Please note the following: You will need to submit your complaint to the Property Ombudsman within 12 months of receiving our final viewpoint letter, including evidence to support your case. The Property Ombudsman requires that all complaints are addressed through this in-house complaints procedure, before submitted for an independent review.