We often get asked questions about the process of renting a property from potential Tenants. It is a complicated legal process as well as a big decision for many people. You need to be able to put your trust in the property you rent, the Landlord you rent from and the agent you rent through. We provide clear advice to enable you to have that confidence. If there is anything you wish to know that is not covered on this page please get in touch.
How far in advance do I need to reserve a property?
Dependent on your personal circumstances. D&S begin marketing properties two to three months before they are available. We would recommend that you give yourself as much time as possible to find the perfect property to avoid disappointment. If you are renting a property already, please check beforehand what length of notice you may have to give to your current landlord.
How long can we rent a property for?
D&S usually offer initial fixed term tenancies of between six and twelve months. In some cases, tenancies can be drawn up for as little as three months. Please speak to our lettings team for more information.
Are pets allowed?
Pets are only allowed with the expressed written consent of the Landlord. If the landlord does allow you to keep a pet in the property, a larger deposit is likely to be required. The Landlord may also wish to impose certain restrictions or requirements on the tenancy such as a compulsory carpet clean at the end of stay.
What will be included at the property?
Many of our properties are offered unfurnished, it is important that you ask us to provide information on exactly what will be available in the property on your arrival. At the start of your tenancy, you will be supplied with a detailed inventory which will list all contents and the condition of the property.
If I wish to install an extra phone line, broadband or SKY/Cable TV who should I contact?
Landlord permission is usually required in such cases. If the property is managed by D&G, we can make the request on your behalf. It is important that any arrangements are confirmed in writing to avoid any misunderstandings at the end of the tenancy.
What type of Tenancy Agreement will I sign?
It is likely that you will sign an Assured Shorthold Tenancy Agreement. In some cases, for example if the tenancy is in the name of a company rather than an individual, a Common Law Tenancy Agreement is applicable. All agreements are “joint and several” meaning that all tenants are responsible for all the rent.
How many sets of keys can I have?
Each household will receive one complete set of keys plus additional front door keys for all other tenants.
What happens if I lose a key?
If you lose a set of keys, we strongly recommend that the locks are changed. If D&S manage the property, please contact the office to arrange for this to be done. Your Landlord may request that you cover the cost of this work. If you find yourself locked-out, you may contact the office during office hours. There is also a member of staff available on our 24 hour emergency phone but please note that emergency call-outs may be subject to a charge.
Can I employ a cleaner during my tenancy?
Yes. Please contact your property manager for more information. We do have local reputable contractors who may be able to assist you.
Who is responsible for maintaining the garden?
If you are living in a house rather than a block of flats, please refer to your tenancy agreement to see who is responsible for maintaining the garden. In most cases, this remains your responsibility.
Who is responsible for maintaining the communal areas?
If you live in a block of flats, the block managing company will be responsible for looking after the communal areas including gardens and parking areas.
Who is responsible for repairs if something breaks down?
The Landlord is responsible for the upkeep of appliances if they have been supplied and systems such as heating and hot water (assuming that the fault has not been caused by misuse or negligence by the tenant). It is your responsibility to inform D&S (or your Landlord if the property is not managed by D&S) as quickly as possible in the event of an issue, to prevent the problem escalating. An appropriate contractor will then be instructed to attend. We endeavour to ensure that any problems are rectified as quickly as possible but please bear in mind that this can be subject to contractor availability and, in some cases, parts also.
Who do I contact in an emergency?
If D&S manage the property, you need to contact us during office during office hours or use our 24 hour emergency service outside of these hours (please note that emergency call-outs may be subject to a charge. If you are renting a property that is managed by the Landlord, we will provide their contact information at the start of the tenancy.
Will anyone need to gain access to the property? If so, when?
Tenants must make the property available to view by the Landlord, engineer or D&S when requested, provided at least 24 hours’ notice has been given. In normal circumstances, access will only be needed in the case of maintenance or for D&S to perform routine visits. However, the Landlord should also grant you quiet enjoyment of the property and should therefore not ask to visit unless it is necessary to do so. Also, once it has been confirmed that you will be leaving at the end of your tenancy, you will be asked to provide access for viewings during the last two months of your tenancy.
What are routine visits?
A routine visit is carried out during the tenancy by your property manager or the Landlord to ensure that the property is in a good condition and there is no evidence of maintenance issues that may worsen if not dealt with quickly. It is an opportunity to speak to your property manager about any concerns you have and for us to do the same.
"I would just like to say a huge thank you to the Lettings Team at Douglas and Simmons. When I needed to rent a property at very short notice they found a lovely house almost immediately and I was able to move in within two weeks. When the inevitable teething problems crept in, they were always on hand to resolve them, even coming round to the property to check everything was ok. Iâ€™ve always found each of them to be friendly, approachable, efficient and very competent and I would have absolutely no hesitation in thoroughly recommending them to anybody thinking of renting in the area."