When you agree to rent a property, all persons over the age of 21 will need to complete a Tenancy Application form and will be named in the Tenancy Agreement. We then take up references on behalf of the Landlord, which usually will include a credit check, current employment details, previous Landlord/Letting Agent, and if self-employed, accounts and income details.

At this stage we require an administration fee to cover general administration costs and to indicate your commitment to the tenancy. This payment is non-refundable should your references prove to be unsatisfactory or you withdraw from the proposed letting. If the Landlord withdraws the property then the administration fee will be refunded in full. ( Note, the payment of an administration fee does not constitute a Tenancy, or offer of a Tenancy.)

Tenancy Agreement
Prior to a Tenancy commencing you will be required to sign a standard Assured Shorthold Tenancy Agreement, which is usually for a period of six or twelve months. A Tenancy Agreement will fully explain and detail the terms and conditions on which you are taking the Tenancy plus any other special conditions that relate to the property.
Security Deposit: Before the Tenancy commences you will be required to pay a security deposit which will be discussed with you. This deposit is held by the Deposit Protection Service. The deposit is held against any damages or expenses arising during your tenancy and will not be released until you have vacated the property, all rent has been paid up to date and a satisfactory end of tenancy inspection completed.
Deposit Protection Scheme and The Dispute Service
All deposits taken for Assured Shorthold Tenancies are protected by the Deposit Protection Scheme. For more information visit the website www.depositprotection.com

Rental Payments
The first months rent is payable in advance along with the deposit, either by cash, Bankers Draft, transfer or cheque. If you are paying by personal cheque you must allow at least 10 working days for clearance. All future rent is payable in advance by standing order directly to Luke Miller & Associates client account. All standing order payments should be made three days prior to your rent due date to allow for clearance.

Schedule of Condition and Inventory
A Schedule of Condition/Inventory of the property will be prepared. This will be provided to you at the commencement of the tenancy requiring you to check and sign it and return back to Luke Miller & Associates within 14 days. It is important that you take care to check the Schedule of Condition/Inventory at this stage, as it will form the basis of any claim for damages by your Landlord at the end of the tenancy.

Tenants Obligations
Responsibility for the property rests with the Tenant during any tenancy. It is particularly important that any gas or electrical problems are reported immediately and the property is fully secured when you leave it unattended at any time. During the winter months, necessary steps must be taken to prevent the freezing of the water and heating systems. In addition, you will be liable to maintain the interior décor of the property to include carpets, and any fixtures and fittings that are included, as well as gardens and other outside areas.

Property Visits
All properties fully managed by Luke Miller & Associates will be subject an inspection, once every three months.
Utilities/Television Licence/Signal
You are responsible to notify the utility providers and television licencing authority regardless of whether or not a television is provided by the Landlord. (Landlords cannot guarantee quality of signal or availability of signal at any let property.)

Telephone Connections
Tenants will need to make their own investigations as to the availability of a suitable B.T/Broadband connection at the property and will be responsible for any connection costs.

Council Tax
It is the Tenants responsibility to pay the Council Tax direct to the local authority unless agreed otherwise.

Insurance
The Tenant is responsible for insuring their own personal effects and furnishings. It is important that as a Tenant you are adequately protected and covered for any damage you may cause to Landlords buildings or contents.