INTRODUCTION
Platinum Properties are an independent, family owned and run, letting agency dealing solely with the
letting and management of quality residential property across Cambridgeshire and Suffolk.
Platinum Properties was established to provide excellence in service with a personal, yet professional
approach. Our core principals are trustworthiness and truthfulness at all times which is why our rates are
simple and transparent.
The management of property is not something which can be learnt overnight. Qualified experience is
essential and I have over 10 year’s industry experience and all staff are qualified through the Association
of Residential Letting Agents.
To prove our commitment to service excellence Platinum Properties are licensed by the Association
of Residential Letting Agents and members of The Property Ombudsman who, as organisations, are
committed to raising standards within the lettings industry with strict codes of conduct for their agents.
Our aim is to build our business on recommendation, in order to do so we are committed to matching
platinum quality properties to platinum quality tenants and to providing a platinum quality of service to
ensure that both landlords and tenants engage in longstanding mutually beneficial relationships with our
support.
We are committed to the local community and use local independent contractors and suppliers wherever
possible with whom we have built strong working relationships over the years. We also believe in giving
back and regularly undertake charity work to raise money for local charities on an ongoing basis.
Maria Morgan
Director
WHY PLATINUM?
Why choose anything less than Platinum when we have offer all of this to offer?
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Independent lettings specialists with market leading local knowledge
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Complete ‘in-house’ personal service
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Competitive simple to understand fees, no hidden ‘contractor commissions’
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Licensed members of the Association of Residential Letting Agents
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ARLA qualified professionals
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Members of The Property Ombudsman
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Members of the Deposit Protection Service
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Marketing includes local press, multiple websites (including Rightmove and Zoopla), social media, email
and SMS updates
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Comprehensive property details complying with ASA regulations, including multiple high quality photographs
and floor plans
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Extended working hours
“The service was excellent,
as always. Platinum Properties
are a pleasure to deal with
and always very helpful
with advice and information.”
Mrs H Nix (Landlord)
All services are subject to £35.00 Deposit Administration Fee per Annum when Platinum Properties hold the
Deposit. Platinum Properties must hold the Deposit on Platinum & Gold Services.
10%
7.5%
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As Bronze but includes collection of rent and
monthly statement.
We offer four levels of service as standard, all percentages listed below are plus VAT.
Platinum Service
( Full Management )
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Market appraisal and rental advice.
Marketing advice.
Advertising.
Accompanied viewings.
Obtaining tenant references.
Preparation of Tenancy Agreement.
Preparation of Inventory and Condition Report.
Collection of first month’s rent and deposit.
Monthly rental collection.
Monthly statement of income and expenditure.
Regular Newsletters.
Dealing with property maintenance and repairs.
Arranging gas and electrical inspections.
Regular property visits & reports.
Submission and supervision of insurance claims
(if needed).
Renewal of tenancy.
Final inspection of property at conclusion of
tenancy.
Dealing with deductions from deposit.
End of tenancy deposit administration in
accordance with a government approved
scheme.
8.5%
Gold Service
( Management, No Repairs )
As detailed in our Platinum service,
but tenants contact you for all repairs
and maintenance which you arrange.
Optional Legal Protection &
Rent Guarantee Insurance
Contact us for further information and pricing.
(can only be applied to Platinum & Gold
Services above)
Silver Service
( Let Only plus Rent Collection )
50%
First Month Rent
Bronze Service
( Let Only )
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Market appraisal and rental advice.
Marketing advice.
Advertising.
Accompanied viewings.
Obtaining tenant references.
Preparation of Tenancy Agreement.
Collection of first month’s rent and deposit.
Contact prior to the conclusion of the tenancy
for renewal instructions.
Single Services
We can provide any of the following one off services
or you can ‘bolt’ these on to our Silver or Bronze
packages. These are included in our Platinum & Gold
services.
Inventory
Unfurnished
Furnished
1 Bedroom Property
£100
£150
2 Bedroom Property
£125
£175
3 Bedroom Property
£150
£200
4 Bedroom Property
£175
£225
5 Bedroom Property
£200
£250
Negotiating Tenancy Renewal/Tenancy Agreement £100.00
Service of Section 13 Notice (Increasing Rent Amount during Rolling Tenancy) £100.00
Service of Section 8 or 21 Notice (Breach of Contract & Repossession) £124.00
If you have any other specific requests or requirements please contact us to discuss
how we can help.
Our Scale of Fees should be read in conjunction with our Terms and Conditions and
the Lettings Guide which may be updated from time to time.
LETTING YOUR PROPERTY
Our Marketplace
Inventory & Schedule of Condition
Platinum Properties deal with quality accommodation
ranging from one bedroom flats through to large city and
country properties. We do not deal with bedsit nor student
accommodation.
A quality Inventory is critically important when letting a
property. The Inventory is an essential tool in assessing
the condition of the property at the commencement and
end of any let. It is the foundation upon which any proposed
deductions at the end of the tenancy or dilapidations
during the tenancy can be assessed.
Choice of Tenant & Referencing
We will only select a tenant in accordance with your
instructions and will not place a tenant in a property who
we think unsuitable, simply to secure a let.
All referencing is carried out by a specialist
referencing company Legal4Landlords. Referencing
includes;
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We will prepare a detailed Inventory and Schedule of
Condition as standard on Platinum and Silver service
properties. Our Inventories include details of the property,
its fixtures and fittings and any furnishings, where
applicable, and the condition of these, including pictorial
evidence.
Detailed credit search.
Verification of bank account details
Former landlord references.
Employer’s reference to confirm salary, length and
continuity of employment.
Personal reference and/or next of kin verification.
Tenancy Agreement
Properties will generally be let on Assured Shorthold
Tenancies to individuals or on Company Tenancies to
companies. Additional clauses can be added to the
Tenancy Agreement at your request to meet the individual
needs of the tenancy and specific circumstances of each
property. All Tenancy Agreements have been checked by
the Association of Residential Letting Agents and the
Office of Fair Trading.
Deposits
We suggest a standard deposit of 1.5 times the monthly
rent. Where pets are permitted to reside within the
property we will hold £500 in addition to the standard
deposit.
All deposits must, by law, be registered with one of the
deposit protection schemes. We are members of the
Deposit Protection Service. We will hold the deposit on all
Platinum and Silver service properties. We can hold the
deposits for Silver and Bronze service properties should
you, as the landlord, desire. Although you are free to join
one of the other schemes should you wish.
hold
PROPERTY MANAGEMENT
Property Visits
Gardens
We will carry out regular visits during the course of the
tenancy to ensure that the tenants are keeping the
property to the correct and proper standard. These visits
are carried out every three months on six month tenancy
and every four months on a twelve month tenancy.
The tenants are responsible for ensuring basic
maintenance to the gardens to include cutting the grass,
turning and weeding the borders, clearing patios and paths
and pruning back small shrubs and plants. Tenants cannot
be held responsible for maintaining large shrubs, hedges or
trees and it is recommended that if the rent of the property
includes a sizable or landscaped garden that you consider
the inclusion of the services of a gardener in the rent.
Where the tenant is a long-standing tenant who keeps the
property to an excellent standard we may, with your
consent, extend these periods.
Where a tenant is not performing their duties in relation to
the care of the property we will bring our inspections closer
together to manage the situation and ensure the tenant
rectifies the situation accordingly. You will receive a written
report, including photographs, after each visit.
Cleaning
We are happy to arrange cleaners to attend the property
on your behalf prior to the first let should you require. It
is advisable to ensure that the property is handed to the
tenants in the cleanest possible condition. The tenant is
responsible for maintaining the standard of cleanliness
throughout the tenancy. At the conclusion of the tenancy
the tenant is obligated to return the property to the
standard of cleanliness in which it was received at the
outset of the tenancy. We will arrange for properties to be
cleaned at the end of the tenancy at the tenant’s expense
should this be necessary following their final inspection.
Refurbishment
We are able to arrange and oversee refurbishment
projects where necessary. Dependent upon the extent of
the refurbishment it may be necessary to charge an
additional fee which will be agreed on an individual basis.
Empty Properties
Repairs and Maintenance
Landlords have a legal obligation under Section 11 of
the Landlord and Tenant Act 1985 to carry out repairs
to the property where the failure means that the tenant
is without some of the facilities or their enjoyment of the
property is being adversely affected.
We are flexible with how you wish to work in relation to
the arrangement and billing of repairs and maintenance.
Maintenance work is sub contracted out to an approved
list of reputable and insured local contractors. You are
welcome to nominate your own contractors if you would
prefer us to use their services.
Platinum Properties do not charge commission on their
contractor’s invoices.
If properties are empty between tenancies we will inspect
the property at regular intervals. It is our practise to leave
heating systems on low during the colder period of the
year, rather than drain down. If your insurer requires the
property to be drained down whilst empty please advise
us accordingly.
“Thank you so much for your
help and efficiency in getting
the boiler replacement
organised and completed and
your continued professional
and helpful communication
between myself and the
tenants”
Miss H Rees (Landlord)
GETTING THE PROPERTY READY
Furnished or Unfurnished?
The first decision is whether you let the property with or
without furnishings. Furnishing a property rarely makes a
great deal of difference to the rent achievable and nor does
it really make the property more desirable.
Unfurnished accommodation should include;
• Carpets/suitable floor coverings of a good quality
• Curtains and/or blinds and light shades
• Cooker (other white goods are desirable, but not
essential)
Furnished accommodation should include as
above plus;
• White goods (minimum of washing machine and fridge)
• Sofa/casual chairs
• Bed(s)
• Wardrobes
• Basic gardening equipment
We would not recommend including any cooking utensils,
crockery, cutlery, bedding or other incidental items of any
kind in a rental property.
Energy Performance Certificate
All properties to be let now require an Energy Performance
Certificate and cannot be marketed without. If you do not
already have one we can make arrangements for one to be
prepared on your behalf.
If you are unsure if you already have an Energy Performance
Certificate we can check the National Database on your
behalf.
Mortgages and Leasehold Properties
If the property is subject to a mortgage you will require the
mortgage lenders consent to let, unless you have a Buy to
Let Mortgage.
If your property is leasehold you will require consent from
the Freeholder or their Managing Agent to let the property
and we will require a copy of the Head Lease as we will be
required to attach a copy of the terms of the Head Lease to
the Tenancy Agreement as any tenant will be bound by the
rules laid out within the Head Lease.
Utilities, Telephone, Council Tax and Post
Tenants will be responsible for these costs during the
course of the tenancy although, as a landlord, you will be
responsible for any costs arising whilst the property is
empty, including standing charges. At the end of our
management period you will be responsible for restoring
the services into your own name.
If you currently reside within the property you should settle
the final accounts and advise the services that the property
will be let. Please also arrange for the Post Office to redirect
your mail.
Hand Over and Contact
We will require five working days between the property
being ready for let and the tenant moving in, during which
we will prepare the inventory and arrange the safety testing
and cleaning in line with your instructions.
Please provide us with contact telephone numbers and
email and postal addresses. You should advise the office
if you are away on holiday or absent for any length of time
and provide us with contact details from whom we may take
instruction in the event of an emergency during your
absence.
LEGAL AND SAFETY REQUIREMENTS
Gas Safety (Installation and Use)
Regulations 1998
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Maintenance: pipework, appliances and flues must be
maintained in a safe condition. Gas appliances must be
serviced annually.
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Safety Checks: A gas safety test must be carried out
on every gas appliance/flue by a Gas Safe registered
Engineer. A gas safety check will make sure that gas
fittings and appliances are safe to use.
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Record: A record of the annual gas safety check must
be supplied to the tenant within 28 days of the check
being completed or to new tenants prior to them moving
in. Copies of the Gas Safety Certificates must be kept
for two years.
Oil Boilers
Oil boilers must also be serviced annually and an up to date
certificate supplied as outlined above.
Carbon Monoxide Detectors
It is Platinum Properties recommendation that all properties
with gas appliances and/or oil boilers be fitted with CO
detectors. If you choose not to have one installed we will
require your instructions in writing.
Electrical Equipment (Safety)
Regulations 1994
Please see enclosed NIC EIC information booklet for
further information. We are happy to arrange electrical
installation and portable appliance testing as required and
renew the certificates as outlined in the certification. Should
you choose to arrange these yourself we will require a copy
of the certificates.
Furniture & Furnishings (Fire) (Safety)
Regulations 1998
All furniture within lettings commencing after 1 January
1997 must meet the fire resistance requirements of the
regulations and be suitably labelled as such. If the furniture/
furnishings are not labelled as such it should be removed
or replaced.
These regulations do not apply to carpets, curtains nor
duvets or to furniture made before 1950.
Smoke Detectors
Properties built or constructed after June 1992 must be
fitted with mains connected and operated smoke detectors.
When properties are rewired or major electrical works are
undertaken mains smoke detectors must also be fitted. On
all other properties it is our recommendation that properties
be fitted with battery operated smoke detectors.
Housing Act 2004 Housing Health & Safety
Rating System
This is the government’s new approach to evaluation of the
potential risks to health and safety from any deficiencies
identified in dwellings, i.e. damp and mould, excess cold/
heat, electrical hazards, fire, etc.
The underlying principal of the HHSRS is that any
residential premises should provide a safe and healthy
environment for any potential occupier or visitor.
Inspectors from the local authority can be called upon by
you as the landlord or the tenants to look at 29 health and
safety areas and score each hazard they find as a category
1 or 2 according to its seriousness.
You must take action to fix category 1 faults, the most
serious hazards, if the council serves an enforcement
notice. You may also be asked to remove the less serious
category 2 hazards.
TAX AND INSURANCE
Rental Payments & Tax
Legal Protection & Rent Guarantee Insurance
Tenants are contracted to pay the rent on the 1st of each
month to Platinum Properties by standing order. We are
required to ensure that rents have cleared through our
client account before they are paid to landlord(s). Once
payments are made to landlord(s), it may take up to three
working days for funds to show in a landlords account.
Legal Protection Insurance covers legal costs in the event
of the need to take legal action against a tenant. We are not
able to cover the rent for empty periods, but are able to offer
rent cover in the event of tenants defaulting.
Landlord(s) will receive a monthly statement from us, which
is normally emailed unless a paper copy is requested. We
are able to provide annual consolidated yearly statements
for tax purposes.
Income Tax
Rental income is liable for taxation. Landlords are
responsible for submitting their own annual tax returns.
If you reside overseas for more than six months in any
tax year or subsequently move abroad you are required
by HM Revenues & Customs to apply for permissions to
have rents paid to you in gross. If you do not receive
permission from HM Revenues & Customs we are legally
obligated to withhold basic rate tax from any rental
income received and submit this to HM Revenues &
Customs on a quarterly basis. We would be happy to
provide further information in relation to this should you
require.
Expenditure you incur in running the property is an
allowable tax deductible expenditure. This can include
mortgage interest, insurance and many other costs.
You will pay tax on the profit that you make. You should
seek advice from a Tax Accountant or HM Revenues &
Customs if you have any queries.
From time to time HM Revenues & Customs will request
a list of our landlords and rental paid to them. We are
legally obligated to provide this information.
Buildings & Contents Insurance
You must advise your existing insurance company
that the property is to be let or arrange for a specialist let
policy to be taken out. We are able to arrange insurance
for you should you wish. Platinum Properties are an
appointed representative of
Legal4Landlords, 8 Webster Court, Carina Park,
Warrington, Cheshire WA5 8WD.
(FSA Reg. no. 528518).
Our experience shows that in nearly all cases, rent arrears
and legal problems arise as the result of a breakdown of a
relationship/marriage or through loss of employment.
Please contact us for more information.
Platinum Properties (Ely) Limited. Company Registration Number: 08499495.
Registered Office: 4 The Old Blacksmiths Yard, Burwell, Cambridgeshire CB25 0EA