Landlord Information
Ray Maher Property Service is aware that looking after a tenanted property can be extremely demanding and time consuming. We can provide instant relief from all your property management headaches. As a Landlord, you must be on call 24 hours a day, 365 days a year to deal with any problems or emergencies that can occur in your property. Ray Maher Property Service have our own maintenance team including plumbers, carpenters, painters and electricians, who can all be called upon at short notice.
Our popular Letting & Management Services means that we deal directly with your Tenant on your behalf. This suits Landlords who do not have the time or may not want the hassle of managing property directly or may not live close to their property.
Our team of highly trained professionals combined with professional expertise and years of experience, will take exceptional care of your property/properties on a day-to-day basis from the sourcing of the right tenant, to the management & financial administration tasks.
Our Comprehensive Service to Landlords includes the following:
Evaluation & Advice:
- Visiting you at your property, and providing a professional rental valuation and assessment Free of charge and any other advice which you may require about letting your property.
- Advising you on compliance with the various safety regulations.
- BER: Prior to advertising we need copy of property BER Certificate. It is a legal requirement that we hold a copy and also send a copy to the local Fire Officer.
Advertising:
Viewing:
- Accompanying prospective tenants to view the property as many times as necessary until a suitable Tenant is sourced.
- Obtain & check references of prospective Tenants and seek approval from the Landlord (if instructed).
Lease Signing - Check In:
- Collect Security Deposit & 1st Months Rental Instalment from the Tenant.
- Take Electricity & other utility readings on the day the Tenants move into the property & transfer the utility bill into the Tenant's name.
- Prepare Tenancy Agreements for signing by the Tenant and have witnessed by our Letting Negotiator.
- PRTB: Landlord's are now legally obliged to register each tenancy with the Private Residential Tenancy Board (PRTB). A fee of €90 is payable to the PRTB by the Landlord for each tenancy. We will organise the paperwork and forward the signed form to the landlord within the appropriate time frame set out by PRTB to ensure that the Landlord does not incur any penalties or fines.
Point of Contact:
- Ray Maher Property Service acts as the point of contact for your Tenants and are available 24 hours a day should an emergency occur. A dedicated Letting Negotiator will be assigned to manage your property/properties & you will be informed of any breaches of covenant brought to our attention.
- We will be keeping in touch with the tenant on a routine basis, and arranging renewals of the agreement as necessary.
Rental Collection:
- As part of the managed services, we collect your rent on a monthly basis or in accordance with the term of the contract and transfer the rent electronically to your bank account on a monthly/4 weekly basis.
- Print rental statement annually to include rent received and expenditure during the year.
- If required paying regular outgoings for you from rental payments
Repairs & Maintenance:
- We will organise & liaise with any contractors for you & your Tenant ensuring that maintenance works are carried out in an efficient & cost effective manner from our database of approved contractors. Our office will forward the invoice received from the contractor to the landlord deducting the expenditure from rent collected.
- In the case of larger works we will first liaise with you before any commencement of work.
Inspections:
- Ray Maher Property Service will schedule periodic routine inspection checks of the property and report any problems to you.
- A full inspection is carried out at the end of any tenancy prior to the administration & return of the security deposit
Tax:
- If you are a Landlord based overseas, as your Agent, we can stop the withholding tax at source from your rental & submit to the Revenue Commissioners on your behalf.
Our Terms:
- Where a property is taken off the market by the Landlord prior to letting by our agency, we require Landlords to inform us at the earliest opportunity. The Landlord is responsible for the outstanding advertising costs incurred.
- We maintain a flexible attitude, and may be able to adapt our service if required to meet our client's individual circumstances and needs.
Fees
We offer a competitive fee structure and can offer reductions on our standard charges for multiple property portfolios. Our standard fees are one month’s rent + letting fee €150 + VAT). This management fee is deducted from rent collected over 1st six months of lease.
Please telephone 0599143100 or email us @raymaherpropertyservice.com or Skype Name: raymaherpropertyservice to discuss your requirements.
Guide for Landlords
Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly, and also that he/she complies with the law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us:
Preparing the Property
We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
General Condition
Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.
Furnishings
Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.
Personal items, ornaments etc.
Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the Tenant's own use.
Gardens
Gardens should be left neat, tidy and rubbish free, with any lawns cut. We can arrange Garden maintenance for you as required.
Cleaning
At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.
Information for the Tenant
It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.
Keys
You should provide one set of keys for each Tenant. Our office will arrange to have duplicates cut as required.
Other Considerations
Mortgage
If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.
Leaseholds
If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.
Insurance
You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies.
Bills and regular outgoings
We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.
Utility accounts
We will arrange for the transfer of utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up.
B.E.R (Building Energy Rating) (B.E.R.s)
Since 1st January 2009 landlords in Ireland offering property for rent are required by law to hold a B.E.R. Certificate for their property and provide prospective tenants with a copy. We can arrange an B.E.R inspection for our landlord clients upon request.
We hope that you find the above information useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property.
Our Contact details:
Email: info@raymaherpropertyservice.com
Phone: 0599143100
Skype address: raymaherpropertyservice
Useful Links:
Building Energy Rating (BER) www.sei.ie
Residential Tenancies Board www.prtb.ie
Landlord information: www.irishlandlord.co
Carlow County Council www.carlow.ie
Carlow Chamber of Commerce www.carlowchamber.com
Carlow Enterprise Board www.carlow-ceb.com
Carlow Technical College www.itcarlow.ie
Carlow College www.carlowcollege.ie
Carlow Tourism www.carlowtourism.ie
Irish Property and Facilities Managers Association www.ipfma.com
Irish Property Owners Association www.ipoa.ie
Irish Property News www.irishpropertynews.ie
Power of One www.powerofone.ie
The Institute of Professional Auctioneers and Valuers www.ipav.ie/