Landlords guide to switching Letting agents
Switching your letting agency can seem a daunting decision but by choosing Archer Bassett we can make it as seamless as possible.
Why do landlords switch letting agents?
Over the years we have had many landlords switch to us and we have found the most common reasons are:
Poor communication
This is usually the main reason we hear from landlords as to why they are not happy with their current agent. This can particularly happen when using a larger corporate agent who tend to not deal with tenancy management in branch as they outsource it to central “hubs”.
Incompliant Tenancies
We are finding this is becoming more and more of an issue due to the amount of red tape and legislation in our industry. If a tenancy is not set up correctly it can effect the landlord’s right to regain possession of the property.
Late Rent Payments
Delayed payment from the agency is frustrating when the tenant has paid on time, particularly when landlord’s have mortgages to pay.
Poor Quality Reports
A lack of attention to detail is usually the culprit here. The check in report is now as important as the tenancy agreement itself as without good quality check in and check out reports, making a claim against the tenant’s deposit can be difficult.
Poor quality interim property visits also do not give the landlord an accurate report on how the tenants are looking after the property. We have even heard from some landlords that their agent has not visited their property at all during a tenancy.
Maintenance Issues
An experienced letting agent will have several well trusted contractors to call on to cover a multitude of issues with a quick turnaround. Using a “jack-of-all-trades” contractor can lead to issues if they are sent to deal with something outside of their skill set.
Fees
Always a contentious issue this one!
We would always advise caution against agents offering “deals” as the old saying of “buy cheap, buy twice” usually wins. Cheap fees usually means a cheap service and we have helped many landlords where their current “cut price” agent has disappeared with their rent payments and tenant’s deposit.
We don’t pretend to be the cheapest agent because we are not. However, we pride ourselves on our experience of letting properties and managing tenancies for well over 25 years.
Top tips
If you can relate to at least three of the reasons above, it could be time to think about looking for another agent.
Remember, we’re here to help with anything which may be worrying you.
If you have to pay a fee to switch agencies, please speak to us as we may be able to help with this!
How to change agents successfully
So, you’ve decided to switch agencies (hopefully to us!), here’s what to do:
Check any terms of business you have with your current agent. How much notice do you need to give them? Are there any early exit fees involved? (Remember, this agreement is usually separate from any tenancy agreement signed between you and your tenant).
Once you’re happy with the leaving formalities, state in writing that you wish to terminate the contract. Sending this via recorded delivery is a good way of guaranteeing receipt of your notice. Alternatively, many agents accept notice via email. Always ask for written confirmation that your notice has been received.
Create paper trails/email threads of written communication between you and the agent in case if there are any misunderstandings or disputes.
Make sure you have copies of all paperwork linked to the property. That includes gas safety records, warranties, tenancy agreements, tenant identification, EPCs, deposit details etc.. Most good agents are happy to pass these straight on to us but we’re always happy to contact the outgoing agent on your behalf to access any paperwork required.
Let your tenant know you’re switching agents. They don’t need to know why, and the outgoing agent should also make them aware of your decision. We will also contact them to discuss rental payments, maintenance reporting etc..
Once the notice period is over, collect the property’s keys, the original tenancy agreement along with any other documents. Again, we can do this on your behalf
Finally, seek written confirmation from your outgoing agent that all fees have been paid and that your working relationship with them has now finished, and with no outstanding business.
What if I’m unhappy with the way my outgoing agents handle the switch?
A good letting agency will have a clear complaints procedure in place. Start by making a formal complaint to the agent in writing. Then, if you’re still unhappy, escalate it as far as you can within the agency before, as a final resort, using an independent redress scheme.
What happens to my tenant’s deposit?
We will liaise with your outgoing agent and tenant to arrange the transfer of the deposit to our own deposit scheme. This can be straightforward if we both use the same deposit service.
I don’t have a lot of free time. How can I change agents easily?
We take care of pretty much everything for you! We have processes in place so that everything is done properly and promptly.
Free rent guarantee for 6 months on all new managed properties
