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Why use us?

Why Rent With Us?

Whether you are looking for a flat or house, we can help.

Our professional and knowledgeable team is committed to providing a personal service where we aim to exceed your expectations. We work within a strict code of practice and unlike the majority of our local competitors we are members of ARLA (Association of Residential Lettings Agents) - in fact - one of our partners, Ian Gardiner, is the regional representative for the organisation. ARLA is a professional body which is dedicated to protecting consumers by improving standards and professionalism within the lettings industry. Both our partners have undertaken and passed the ARLA examination and are kept up-to-date with the very latest legislation. Most importantly our client accounts are independently audited to comply with ARLA regulations and our client money is protected with ARLA’s client money protection scheme. All of this adds up to a service you can rely on for complete security.

Committed

We are totally committed to ensuring our Landlords and Tenants have a hassle free and enjoyable letting experience. Every member of staff attends an extensive induction programme to the industry and we make sure this training is refreshed throughout their careers. Of course, this means you can always expect the very highest levels of service and professionalism from every member of our team.

Our commitment to providing all round good service is reinforced by a team of good local contractors and service suppliers who are dedicated to providing help and support for our valued customers. We are always ready to listen and welcome your feedback to ensure we can improve our service to you.

Tenants Deposit Scheme

GARDINER RESIDENTIAL subscribes to the Tenants Deposit Scheme (TDS) which is administered by mydeposits.co.uk. The TDS scheme is there to resolve disputes over the apportionment and settlement of deposits following the end of a tenancy. When the letting agent is holding the deposit but cannot negotiate a settlement between landlord and tenant, all details of the dispute, along with the amount of deposit money that cannot be settled, will be sent to the adjudicator for the Scheme. This will then be subject to expert third party adjudication and the apportioning of deposit money. This scheme applies only where GARDINER RESIDENTIAL hold the tenant's deposit on behalf of the landlord. This is a requirement for all letting agencies under UK law.

Guide for Tenants

Whether you're planning to rent a studio apartment, a flat or a house we can provide you with the information that you need to know.

Finding the right property

GARDENER RESIDENTIAL can help to find you the perfect property. We use high quality digital photo's to offer you a virtual tour of the properties that we have to offer, with google street view, Energy Performance Certificates and in some cases floorpans and brochures - so whether you are at home, in our office or on the go - you can see exactly what we have to offer. You can find us at www.gardinerhomes.co.uk or on portal sites such as Rightmove and OnTheMarket.com. When you have selected we will gladly show you the property to ensure that it’s just right for you.

Securing a property to rent

Having found a suitable house or flat to rent, what happens next? We will ask you for a ‘Holding Deposit’ which is payable at the time of your application. Once your offer is accepted we will then begin the administrative process of requesting references on your behalf.

References

Your prospective new landlord will be keen to make sure that you are a suitable tenant and that you have the ability to pay your rent, while also making sure that you have rented a property without any major problems in the past (if this is applicable). GARDINER RESIDENTIAL use an independent referencing agency to carry these checks out. You will be asked to complete an online application form which not only gives the information that is required, but also your permission for the referencing agency to deal with this part of the process on your behalf as quickly as possible. If you are unsure of any part of this process please check with us before submitting your application and paying your holding deposit.

When you apply for the property, some or all of the following documents may be requested by or our referencing agency:

  • References from previous landlords – you may be asked to give the details of where you have lived within the last 3 years
  • A credit check – this will allow them to see if you have a good history of paying your bills
  • Your bank details – including bank name, account number and sort-code
  • Details of your employment – your employer, job title, payroll number, salary, previous employer, etc.

Guarantors

Sometimes referencing decisions will require you to provide a guarantor if for example your earnings are not quite enough to cover the rental payments or if you have only recently started in your job. Your guarantor will be required to undergo the checks as above to enable you to achieve the appropriate rating set by the referencing agency. They will be expected to pay the rental should there be any default during the tenancy and they will also be held responsible for the upkeep of the property. Do not worry if this situation does apply to you, it is not uncommon and we will be able to explain the details at every step of the way.

The security deposit

The final event in your securing the property is the deposit. The Landlord trusts you to keep their property in good order. The deposit is held against non-payment of rent and to ensure that any damages over and above fair wear and tear can be corrected at the end of the tenancy.

New legislation was introduced to the Housing Act 2004 in April 2007 to help protect all parties with regard to the return of deposits. A brief summary of the legislation can be found below:

Tenancy deposit protection in summary

All Landlords and agents are required by law to register and protect your deposit within a government-approved scheme on an Assured Shorthold Tenancy. This means that your security deposit is protected.

The scheme offers alternative ways of resolving disputes, which aim to be faster and cheaper than taking court action.

The Tenancy Agreement

All relevant parties will be asked to sign this document which outlines the agreed responsibilities of the landlord and tenant.

Please take time to read and understand this important legally binding before you sign it and move in.

Preparing to move in
So, all the paper work has been completed and it is time to move in. GARDINER RESIDENTIAL’S comprehensive moving home section contains all the helpful hints and advice you could need.

The Inventory

We recommend that the landlord provides an inventory for their property. GARDINER RESIDENTIAL, can arrange for an independent inventory clerk to prepare the document and carry out the check-in process. Our terms usually state that the Landlord is responsible for the payment of the Inventory and Check-in report whilst the Tenant is responsible for the costs of the Check-out at the end of the tenancy.

The inventory is a detailed list of the contents and condition of the property at the point that you move into it. By both parties agreeing that the inventory is correct at the start of the tenancy, we minimise the risk of any disputes at the end of the tenancy. We recommend therefore that you thoroughly check the inventory and check-in report at the commencement of the tenancy.

Insurance

It’s just as important to insure your belongings against theft or damage when you rent a property as it is when you own a property. GARDINER RESIDENTIAL can offer a free quote for tenant content insurance, just ask a member of staff.

During The Tenancy

It is not uncommon for landlords and GARDINER RESIDENTIAL to schedule in regular visits to the property in order to check that you are happy and that the property is being kept in good order. Usually these visits take place two or three times a year and are agreed before hand with your self.

Renewing your tenancy

So, you’ve come to the end of your tenancy at the property. Providing your landlord is happy with you and the condition of the house or flat, you’ll most likely be allowed to continue with your occupancy. So, with the landlords agreement, you may be able to renew the tenancy for a further term, subject to contract.

Moving out

If you decide to move out, then you should inform us in writing at least two months prior to the end of your agreement. in writing to your landlord.

Remember to ensure that the property is left in good condition when you leave to ensure that you get your full deposit back. If applicable refer to your copy of the inventory to check that the property is up to standard.

As long as the condition of the property is the same as when you moved in (barring normal wear and tear), you’ll have no problem. Here’s what you should do:

  • Give the property a thorough clean, including carpets, windows, walls and furniture
  • If it’s your responsibility, tidy up the garden and clear away any rubbish
  • Return all of the keys to your GARDINER RESIDENTIAL 
  • Remove all of your personal belongings
  • Be satisfied you’re leaving the property as you found it.
Final inventory check

You’ll have the opportunity to run through the inventory checklist on the day of departure. It’s important that this job is done before you leave the property to avoid you being accountable for any damage that occurs after you’ve left. If there is any damage, you should agree with the landlord the cost of repairing or replacing such items.
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Tenant Fees for England and Wales
This page relates to rental properties which are available to let through GARDINER RESIDENTIAL.
Below is a description of the fees you may be charged.
Administration Fee
• What is our Administration fee?
The Administration Fee includes the cost of referencing – which will cover checking your credit status, previous employer, current or past landlords, and taking into account any other information to help assess the affordability of your tenancy application. The fee also includes providing a Tenancy Agreement and protecting your security deposit with My Deposits scheme.
Our Administration fee is made of of the following charges:
Tenancy Agreement Fee: £180 (incl VAT) - per property
Reference Fee: £48 (incl VAT) - per person
Deposit Registration Fee: £36 (incl VAT) - per property
• When do I pay Administration fee?
After a viewing and when you have decided to apply for the property. We will provide you with an Offer Form which lists the services we provide and the fees that are payable. You will then be asked to pay your holding deposit which will be offset against the total amount payable on the day you sign the tenancy agreement and move into your new home.
Any additional fees that may be applicable to you, for example a guarantor fee, will be collected on the day that you sign your tenancy agreement along with your rental and security deposit payment.
What other fees may be payable before I can move into the property of my choice?
• Additional Person
This covers the cost of processing the application and associated paperwork for any additional applicants.
• Guarantor
Depending on the outcome from your application from the referencing company, your earnings or overall financial position may require you to provide a Guarantor. This is not uncommon, and means you have someone on your behalf that undergoes credit referencing – to ensure they have sufficient earnings to cover the overall rent commitments in the event that you, as the tenant, are unable to pay your rent. This fee is payable in respect of each Guarantor to cover credit referencing costs and providing a Deed of Guarantee as part of the Tenancy Agreement, which details their obligations as a Guarantor.
• Permitted Occupier
This is a person approaching, or over the age of, 18 who will not be permanently residing at the rented property. This only applies in very specific situations and then only with the landlords consent. The administration costs include supplying the relevant documentation that explains in more detail what it means to be a permitted occupier and how this fits in with the tenancy of the property.
During the tenancy, we offer these additional services:
• Amendment fee
May be applicable if a change to the tenancy is required mid term. This may be due to a change in personal circumstances and / or a request to leave the tenancy early is agreed prior to the end of the tenancy agreement (this is subject to Landlord consent).
• Extension fee
This is the cost of preparing a new Tenancy Agreement and negotiating with your landlord for a further fixed term tenancy. Extending your tenancy, if agreed by your landlord, gives an assurance of staying in the property for a further fixed period, and avoids the uncertainty of a landlord serving notice at any given time.
• Check out fee
Most of our landlord ask Gardiner Residential to employ external inventory companies to produce an inventory for their property before the let. Where this applies, you will be liable for a check out fee when the inventory company carries out their inspection at the end of the tenancy. If applicable, the check out report forms an important part of how the return of your security deposit is arranged. Please feel free to ask our staff if this would apply to you.