If there is anything else, please let us know!
We are so proud that our multi-award winning letting agency is fast approaching 10 years of operation. moo-let has been keeping itself and its staff at the forefront of all changes to legislation within the Private Rental Sector (PRS).
A fabulous team with a combined 40+ years of experience and knowledge within the industry is here to assist you at every step of your journey.
As members of the Council of Letting Agents (CLA) and Scottish Association of Landlords (SAL), all members of staff are continuously attending training at the many courses covering all aspects of the PRS—so you can rest assured that you are working with industry experts.
To get back to the start, what are the main needs and requirements for you as a landlord?
Contact us today—there’s no better place to start than an informal conversation. And we promise that there will be no hard sell or that you will suddenly be bombarded with e-mails trying to win you over. That’s really not how we work at moo-let!
If you would like a copy of all the information on our landlord page and bit more, then please download our free information pack.
Any questions, please do not hesitate to get in touch.
Looking forward to hearing from you!
There are two main services offered at moo-let: Full Management and Let Only.
A comprehensive service that covers everything we do, from letting out your property to dealing with the ongoing monthly management—thus freeing up your time and taking some of that stress away from what can often become a second job for you.
There are several things that can and do crop up during a tenancy, so the list above is certainly not exhaustive, but the important thing is that we act on your behalf and in all fairness to the tenant. We are also here to act as a buffer, giving you peace of mind as the moo-team takes care of things on your behalf.
If you’re happy to manage your own property/properties, then this is the service for you. Using the Let Only Service will give peace of mind that everything will be in place to ensure you are in line with current legislation and compliance.
If you manage your properties yourself and are looking to take a holiday, one of the solutions we offer is holiday cover. This service ensures that if anything does happen while you’re away, your tenants have someone they can call on to take care of the issue—letting you relax and enjoy your time away with complete peace of mind.
We think of investing in property and finding a tenant like water in a flowing river—the water is forever changing direction, and sometimes the flow is fast and sometimes it’s slow. But it is always moving, so yes—your property will rent.
One thing that will certainly help is keeping your asset in the best condition possible. This will help generate the right interest and give you the best chance of finding the right tenant.
As a buy-to-let investor in the UK, you must adapt to an ever-changing market—whether due to economic downturns, legislation, or tax changes, or as we have seen more recently, the effects of the COVID-19 pandemic.
At moo-let we keep ourselves at the forefront of all changes to our industry, which means that you will have experts in your corner doing what we do best. As part of your essential power team, we will have your back. This is what we are here for—to help!
This is the biggest change to the tenancy regime in 30 years, which sees the end of Short Assured Tenancies (SAT) in Scotland.
As with any big change, there have been some concerns from landlords and agents as to what these changes will mean in real terms as the industry moves forward.
So, let us go through the main changes and in hopes of putting some of these concerns to rest.
All existing Short Assured Tenancies will continue as they are and will only need to convert to a new PRT as and when a new tenancy must be signed.
There are a few changes between the old and the new, and here are some of the main ones.
You no longer need:
All of the above made for quite a complex tenancy regime and saw many a landlord being caught out because, for example, a date was incorrectly used, or no AT5 form was given to a tenant, or notices were not correctly filled out—any of which could cause all sorts of issues.
The new Private Residential Tenancy has been created to be easier to use and understand, giving tenants more security of tenure while balancing that with a much easier and quicker process for landlords to gain back possession of their properties if required.
We appreciate this may all be a bit alien, but if you have any questions about the new PRT then visit the website below or just let us know and we will be happy to go over it with you in more detail.
For more information, visit: https://beta.gov.scot/policies/private-renting/private-tenancy-reform/
The industry has changed quite dramatically over the last decade, which has helped ensure that properties being offered to tenants are safe environments for them and their families to make a home.
The list of obligations can appear to be a bit daunting, especially if you are a new landlord—but be assured that all of what is listed below can be taken care of within a day or two, with the exception of landlord registration, which once applied for can take a couple of weeks to come through.
All landlords must be registered on the landlord register with each individual local authority where your properties are located, and then for each property you have in those areas. The registration lasts for 3 years, after which it must be renewed. A late fee is incurred for late application submissions.
Your landlord registration number is required to be visible on all advertising for the property when letting.
A quick breakdown of the fees are as follows:
|Application with a single local authority
|Two or more applications with different local authorities
|£33 per local authority
|Property cost for each property rented out by the landlord
The EPC is valid for 10 years, and if you have recently bought your property, this will be part of your home report. Your EPC is also required to be displayed on all advertising for the property to be let and is a legal requirement.
The Scottish Government has advised that it intends to postpone the introduction of the minimum EPC requirements indefinitely due to the COVID-19 pandemic and other factors. Finalised regulations are yet to be confirmed, so watch this space; however, preliminary versions of the minimum standards are detailed below.
Private rented sector properties in Scotland will need to achieve at least:
In some situations, it is proposed that there will be exemptions, including where:
From 1 December 2015, the Housing (Scotland) Act 2014 introduced the requirement in Scotland for any new tenancies entered into to have an Electrical Installation Condition Report (EICR) carried out on all electrical installations, fixtures, and fittings within their rental properties. From 1 December 2016, all tenancies must have a valid EICR, a copy of which must be provided to the tenant.
The EICR lasts for 5 years and must include Portable Appliance Tests (PAT). Anything that the landlord has supplied in the property that has a plug on it is deemed to be a portable appliance and will therefore need a PAT.
If you have a current EICR and PAT, then you don’t have to have a new one carried out for a new tenant moving in; you simply need to ensure the new tenants receive a copy of the most recent certificate.
Although the PAT is also valid for 5 years, it is always advisable to take the advice of a qualified electrician if they have recommended to carry out the test on a more regular basis.
The EICR should cover all electrical installations contained within the property and anything in the common area of the property that, directly or indirectly, serves the house and the owner is responsible for maintaining (solely or in common with others).
An EICR must be completed by a competent electrician who must be:
Any problems with an electrical installation identified within the EICR must be rectified immediately. This can be done by recording the completed work on a Minor Electrical Installation Works Certificate.
Failure to have a valid EICR in place may lead to the First-Tier Tribunal (Housing and Property Chamber) issuing a Repairing Standard Enforcement Order (RSEO) ordering the landlord to have the EICR carried out. Failure to comply with an RSEO is a criminal offence.
Landlords are required to have their properties fitted with linked smoke alarms along with a heat detector in kitchens, also linked. Since 1 March 2019, it has been permissible to install either mains-operated alarms or tamper-proof, long-life lithium battery alarms.
Professional advice can be taken from qualified electricians to ensure they are compliant with the standards in building regulations.
Guidance issued by Scottish Ministers requires there to be at least:
In order to comply with the repairing standard, landlords should either install smoke and fire detectors that meet the standard set by guidance issued by Scottish Ministers or be able to justify why a lesser level of protection is appropriate in a particular home. Reasons why a lesser level of protection might be appropriate could include:
CO detectors must be fitted to comply with the repairing standard.
The detectors must have a long-life battery or mains-powered detector and be fitted in spaces that have any of the following:
The exclusion to this is any cooking appliances.
Detectors must comply with BS EN 50291-1:2010+A1:2012 and, where hard-wired or wireless installations are adopted, applicable European directives. There are rules on the positioning of detectors, including that they should in most cases be 1–3 metres from the appliance, 30 cm from any walls (if ceiling mounted) and 15 cm below ceilings (if wall mounted). CO detectors have expiry dates printed on them and must be replaced before that date is reached.
Landlords of residential accommodation have responsibilities for combating Legionnaires’ disease. Health and safety legislation requires that landlords carry out risk assessments for the Legionella bacteria that causes Legionnaires’ disease and thereafter maintain control measures to minimise the risk.
Most rented premises will be low risk, but it is important that risk assessments are carried out and control measures introduced. This note is intended to provide a brief guide to what the landlord should do. Further advice is available from the Health and Safety Executive.
What is Legionnaires’ disease?
Legionnaires’ disease is a pneumonia-like illness caused by Legionella bacteria and can be fatal. The infection is caused by breathing in small droplets of water contaminated by the bacteria. The disease cannot be passed from one person to another.
Legionella bacteria are found in the natural environment and may contaminate and grow in water systems, including domestic hot and cold water systems. They survive low temperatures and thrive at temperatures between 20–45°C if the conditions are right. They are killed by high temperatures at 60°C or above.
Landlords have a legal duty to ensure that the risk of exposure of tenants to Legionnaires’ disease is accurately assessed and controlled. A risk assessment should be carried out and regularly reviewed, and control measures should be implemented where necessary.
Simple control measures that should be maintained that can help manage any risk from Legionella include:
Advice for tenants
Landlords are entitled to expect the tenants will play their part in ensuring control measures are maintained and should:
A GSC is required to be carried out every 12 months to ensure all gas fittings and flues are maintained in a safe condition.
The annual certificate must be carried out by a Gas Safe Registered engineer with certificates being held on file for 3 years.
A copy of the up-to-date certificate must be given to the tenant.
Regulations introduced in April 2018 allow a landlord to arrange for a gas safety check to be carried out any time from 10–12 calendar months after the previous check, whilst still preserving the original check expiry date.
It is worth noting that the statutory GSC does not include an annual service to boilers and appliances, but it is advisable and considered best practice to have an annual service carried out.
The Tenancy Deposit Scheme (Scotland) came into force in 2011, which means if a deposit is taken it must be lodged in the deposit scheme within 30 days of the start date of the tenancy. If the First-tier Tribunal (FTT) is satisfied that there has been a failure to comply with this, they can award the tenant(s) up to three times the amount of the initial deposit.
When moo-let are dealing with a new tenancy, it is standard practice to lodge the deposit on the same day the tenancy starts to ensure complete compliance, thus protecting the landlord.
As a non-resident landlord with property in the UK, moo-let.com Ltd is under a legal obligation to operate the non-resident landlord scheme (NRL).
Because all income received from property letting in the UK is taxable—even though you personally may receive a UK personal allowance (currently allowing you to receive £12,500 of income/profits without paying tax), which may cover any profits—any income still needs to be declared.
The non-resident landlord scheme requires letting agents (or tenants) to deduct tax at source—being 20% of the rental income minus any expenses that the letting agent pays for directly.
The letting agent pays this deducted tax over to HM Revenue & Customs on a quarterly basis and provides the landlord with a certificate of tax deducted on an annual basis.
It is, however, possible to apply to HM Revenue & Customs to have rents paid “gross,” i.e., without tax deducted at the source, if certain criteria are met.
This does not remove the requirement to declare any profits from the property letting to HM Revenue & Customs, but it is likely that if the profits are small—and if you are entitled to a UK personal allowance because, for example, you are a Commonwealth citizen—then they are likely to agree that it is unnecessary for you to complete a tax return.
Should you wish to apply for rental income to be paid gross, please let your accountant know, and they will arrange to send you the appropriate form to fill out and return. If you choose not to complete the form, then tax will automatically be deducted at source on a monthly basis and will have to be reclaimed after the completion of a tax return after the end of the UK fiscal year, which is 5 April.
moo-let’s NRL number NA051166
All letting agents operating in Scotland who hold or handle client money are required by the Letting Agent Code of Practice to hold client money in one or more separate and dedicated client bank accounts and to have Client Money Protection (CMP) insurance.
Not only will you have peace of mind that client funds are safe with both a client account and CPM in place with moo-let, but also there is a system in place that links with the client bank account. This has huge benefits for landlords, tenants, and moo-let because, as it is a bank account, every transaction will show as a real-time cash transaction, demonstrating complete transparency.
The main features for tenants:
The main features for landlords:
One thing is certain—at some point your property will need to have maintenance carried out. This aspect is a huge part of the daily management of properties.
To help with demand and to ensure all issues are dealt with reactively, moo-maintenance was set up as a sister company to work alongside moo-let.
All safety certificates are taken care of by full-time and qualified tradesmen, including a gas engineer, builder, and two apprentice joiners.
Tenants log all maintenance issues
To ensure maintenance issues don’t get missed and that broken door handle that fell off doesn’t become lost among your knickknacks because it has taken so long to get fixed, tenants can either log on via the link on the home page or download the link to their phones.
This allows them to log in details along with pictures of all maintenance issues, which then routes into our system’s back office, as well as being e-mailed to the moo team.
The system is easily navigable for tenants, and once an issue is logged it will be highlighted at each stage until completion, ensuring nothing gets missed.
The system will notify the relevant tradesman, who will then update the progress to completion so that the team has an overall view of what stage all maintenance issues are at and can keep you updated as they progress.