FAQs

General

There are many reasons to choose Herwald for selling or letting your property; we've listed some of these below:

  • Established in the local market for over 40 years with unrivalled local knowledge and experience
  • Free market and rental appraisal
  • Specialists in both Sales and Lettings
  • No sale No fee/ No Let No Fee
  • Seven day a week viewings
  • Extensive advertising on the two market leading portal sites, Rightmove and Zoopla
  • Friendly attentive staff
  • Prime location office
  • Regulated by the Royal Institution of Chartered Surveyors, The Property Ombudsman and ARLA
  • Regular updates on your property

Sales

  • Advice from valuation all the way through to completion including weekly solicitors chase

Lettings

  • Fully managed packages available for total peace of mind
  • Rent Guarantee Cover available
  • Fully referenced tenants
  • Eye catching For Sale/To Let boards erected at your property
  • Professional Inventory service provided
  • Registered Safe Agent
  • No hidden charges
Selling

Where will my property be Advertised?

We currently advertise extensively including online at Rightmove, Zoopla and of course our own website. We also display our available properties in the office and in the window visible to the public. An eye-catching ‘For Sale’ board is erected at every property to ensure you have local visibility.

Viewings

We offer accompanied viewings seven days a week and we keep you updated with any progress.


Will you charge a fee if my property doesn’t sell?

We work on a 'NO SALE NO FEE' basis.


Can you give me mortgage advice?

Herwald Sales & Lettings are committed to providing excellent and efficient service. If necessary we can put both parties in contact with a Financial Advisor - ask for details.


What if I decide that I no longer want to sell my house?

If you have to take your property off the market we require seven days written notice once the initial contract period has lapsed. If you do later sell your house to someone we introduced during the contract period you are obliged to pay the fee as per the contract.


Buying

Finding a property

All properties are available to view through the search function on the main page. This website is updated daily along with Rightmove and Zoopla portals. If you request to join our database, we will email you regularly with properties that match your requirements. You can also keep up to date with available properties by setting up free Rightmove and Zoopla alerts.


Finding the ideal property

When you find something you may be interested in, take the time to read through the details and if possible go and have a drive past so you get a better idea of the area, then simply give us a call on 0161 773 5000 and we will be able to arrange a viewing at a time to suit you. We conduct viewings seven days a week in order to cater to each person’s individual needs.


Arranging a viewing

One of our staff will accompany you during your viewing of the property and will answer any questions you may have. Then, if you’re interested we can discuss an offer and make the move to your new home as simple as possible.


Additional advice

We can offer advice and assistance on anything from contractors to solicitors most of which will offer a special rate if recommended by us. We can also put you in contact with a very good Financial Advisor who can assist with anything mortgage related.


Landlords

How Do I Get My Property Onto The Market with Herwald?

Just call Herwald and speak to one of our team on 0161 773 5000 and they will explain in more detail how we can help and what is the process.


Why should I use you and not another local Letting Agent?

Herwald are Residential Letting Specialists. We have a dedicated team of property administrators, experienced in maintaining landlord and tenant relationships. Being part of a firm of Chartered Surveyors, we are regulated to a higher standard than many of our competitors.


How will you advertise my property?

All of our properties are advertised on Rightmove, Zoopla and on our website. An eye-catching ‘To Let’ board is erected at every property to ensure you have local visibility. We will send out property details to all of our waiting tenants and to anybody else who contacts us via our website. We maintain our database meticulously and use that for additional e-marketing campaigns.


How does it work when somebody wants to view my property?

All requests for viewings come through to us. Prior to any viewing we ask the applicant about their income and lifestyle to ensure that the property is suitable for them. Once the viewing has been conducted, we will give you feedback promptly.


What is the process once you accept a Tenant Application?

Once you accept a Tenant Application we carry out a full reference check for the applicant and if successful we move on to the move in procedure including completing the tenancy agreement.

We will closely manage the rental through to the tenant moving in. Prior to the tenant moving into the property, we collect the first month’s rent together with a deposit, which we register with a government approved custodial tenancy deposit scheme; your let is now complete.


Who carries out any repairs or maintenance?

If you have chosen the fully managed option, we liaise with tenants and our approved contractors to arrange the repairs, the cost of which is deducted from your monthly account. We do not arrange repairs to be carried out without seeking prior approval from our landlords.

If you have chosen the Let Only option, the tenant should make direct contact with you as the landlord and it would be your responsibility to arrange for any repairs to be carried out at your own expense.


What happens if there are damages to the property at the end of the Tenancy?

On a managed let, prior to the tenant moving in, we organise a fully comprehensive inventory report on the condition of the property, so you have a record of the property's condition. Once the tenant has moved out, final checks will be made to ascertain whether any damages are classified as "fair wear and tear", or whether compensation will be required from the tenant.

The tenants' deposit is in a secure deposit scheme and the cost of any agreed repair work to be carried out will be deducted from the tenants' deposit before it is returned to them.

Landlords, agents and tenants can all request the repayment of a deposit to the appropriate parties at the end of a tenancy either jointly or independently, online or by telephone.

Under the Housing Act 2004, it is a legal requirement that a tenant's deposit be protected. We protect deposits through Tenancy Deposit Solutions Limited, details of this can be found on their website at www.mydeposits.co.uk There is a nominal charge for protecting the deposit, but we can also forward the deposit to a landlord for protecting, upon receipt of written confirmation that the landlord is a member of a recognised deposit protection scheme.


Tenancies

All new residential tenancies commence with a minimum six month assured shorthold tenancy agreement. This can be reviewed after three months, when you will be asked if you would like the tenant to remain in occupation. You should inform us immediately should you not wish the tenant to remain and we will serve appropriate notice.

Tenants choosing to remain at the end of their original tenancy can request permission for a renewal or continue under a periodic assured shorthold.

If the tenants wish to stay in the property, but you decline, they will be given two months' notice to vacate the property.

Periodic agreements, whereby the tenant remains in the property under the terms of the original agreement, afford a little more flexibility. Should you require possession, then notice of not less than two months must be given to the tenant. Please note that the service of notice on a tenant (section 21 notice) does not guarantee obtaining possession and enforcement of this notice can only be obtained through the courts.


End of Tenancy

When a tenancy comes to an end, our inventory clerk will make arrangements to visit the property and compare this, where necessary to the inventory prepared prior to the commencement of this tenancy. Meter readings will be obtained and we will write to the utility companies, providing them with the tenant's details, to enable them to produce a closing statement for the tenant. Once we are satisfied that everything is in order, the deposit is refundable to the tenant. If you wish, you can inspect the property before the tenants' deposit is returned.

The Deregulation Bill which became law on the 1st October 2015 has resulted in significant changes in the way landlords are permitted to evict tenants. If a landlord fails to comply with deposit laws, mishandle the serving of a section 21 notice, failure to provide a copy of the Energy Performance Certificate, or there be allegations of disrepair then the right to evict the tenant will be removed. It is vital that all of the above are handled professionally by us and we shall guide you on the process.


What is the process if the tenant does not pay the rent?

At first we will give the tenant a call and let them know that they have fallen behind with their payments. It will either be a late payment or we will discuss a repayment plan so that everyone is happy. Written confirmation will be sent outlining what the payment plan consists of.

If the tenant's arrears increase then we will liaise with you before issuing or acting on the relevant notice. Unfortunately this process can take a long time so this is another factor that contributes to our desire to find the perfect tenant for your property.


Safety

All gas fired appliances are required to be inspected on an annual basis; this is a legal requirement. The safety of tenants is critical and a safety certificate for each appliance must be issued every twelve months and is retained on our file. The person conducting the inspection must be Gas Safe registered.

Landlords are required to ensure that all electrical installations are safe and maintained. There are laws and regulations, which define a supplier of electrical equipment intended for domestic use. Again, a safety record should be provided by an electrician who is conversant with appropriate safety standards. All electric appliances should be checked and instruction booklets should be left in the property.

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 into force on the 1st October 2015. Private section landlords are required to ensure that at least one smoke alarm is installed on every storey of their rented property and that a carbon monoxide alarm is installed in any room containing a solid fuel burning appliance. The detectors must be installed prior to the commencement of a tenancy. There is a clause incorporated within the Tenancy Agreement that states a tenant should then take responsibility for their own safety by testing all alarms regularly after that.

The Deregulation Bill which became law on the 1st October 2015 has resulted in significant changes in the way landlords are permitted to evict tenants. If a landlord fails to comply with deposit laws, mishandle the serving of a section 21 notice, failure to provide a copy of the Energy Performance Certificate, or there be allegations of disrepair then the right to evict the tenant will be removed. It is vital that all of the above are handled professionally by us and we shall guide you on the process.

Legionnaires disease is a potentially fatal form of pneumonia caused by the inhalation of small droplets of contaminated water containing Legionella. The law is clear that if you are a landlord and rent out a property then you have legal responsibilities to ensure the health and safety of your tenant by keeping the property safe and free from health hazards. Section 3 (2) of the Health and Safety at Work Act 1974 (HSWA) makes provision for relevant health and safety legislation to apply to landlords to ensure a duty of care is shown to their tenants. We can advise you further on this matter and can also recommend a Legionella Risk Assessor to you to ensure that the appropriate checks are carried out prior to the commencement of the tenancy, which we will then monitor throughout the duration of the tenancy.


Do I need an Energy Performance Certificate?

Yes. All properties which are placed on the market for let must have a rating of E or better. From April 2020, even properties already occupied must have this minimum rating.

Herwald can provide EPCs to all of our landlords. Please ask for further information.


Inspections

Regular inspections are carried out at all tenanted properties and these serve a number of purposes. Firstly, they allow us to see how the tenant is looking after your property. We check for any signs of required maintenance at the property – if something needs attention, we inform you quickly, helping reduce the risk of a problem getting worse, and the cost escalating. These visits also help us to get to know the tenants better, so that when a tenancy is due for renewal, we can be assured in the advice we give you.


Mortgage and Mortgagee’s Permission

If your property is subject to a mortgage, then your lender should be informed that you intend letting it. Before a tenant takes possession, permission must be obtained from your lender – this should not be ignored.


Insurance

As a landlord, you are responsible for your property and, therefore, the buildings insurance. This insurance covers the fixtures and fittings, but does not cover the repair or replacement of carpets and sundry contents. Therefore, if the property is furnished or part furnished, you may wish to consider contents insurance. The insurance of personal contents is the responsibility of the tenant.


Tax

Income received from renting your property is subject to Income Tax and we strongly recommend that you take advice from your accountant with respect to this. Certain expenses incurred can be set against income and we can provide you with more information should you require. Overseas landlords are taxed, unless they hold and exemption certificate.


Generally

Our management agreement only covers the period where the property is let. If there is any other information you require, please contact us – we are here to help!


Is my money safe?

Yes, all money held on behalf of third parties (Landlords & Tenants) is kept within a RICS compliant client account, offering full protection for your money. There is no additional charge for this. A copy of the client money handling procedure is available to view here.


Landlord Fees

Our standard fees are noted below, we are happy to discuss departures especially if we manage 2 or more properties for you.


Letting Only Service

The Legal owner/owners agree to pay a letting fee equivalent to one full month’s rent + VAT on completion of a letting.


Full Management Service

The Legal owner/owners agree to pay a letting fee of £474 including vat (£395 + VAT) on completion of a letting, together with a monthly management fee of 12% inc VAT (10% plus VAT), deducted monthly from the rent at source.


Other Details

In the event that the tenancy is renewed on a fixed term basis, a fee of £72 inc VAT (£60 plus VAT) will be charged. If the tenancy moved onto a periodic basis a fee of £48 inc VAT (£40 plus VAT) will be charged. Should the tenant vacate and we are instructed to re-let the property a fee of £300 inc VAT (£250 plus VAT) will be charged on completion of a new letting.


Additional Services

The table below sets out our charges for additional services we provide which are not included in our standard packages or in the package you have chosen. The charges are fixed fees and will not vary depending on the rental income:


Service Fee incl. VAT Notes
Attendance at Court or any Tribunal £1,200 per day (or part thereof) + travel and other reasonable expenses Does not include legal fees payable to solicitors or advocates.
Tenancy Deposit Protection fee £42
EPC £66
Inventory fee £120
Supervising Insurance Claims for major repairs 12% of the gross repair costs
Tenants

How much is your Administration Fee?

We charge £95 inclusive of VAT for a single application (over 18 years). This includes the referencing, credit checking and all the paperwork for the tenant(s). If you require a Guarantor to support your application this will be a further £30 incl VAT for referencing, credit checking and the additional paperwork. These fees are non-refundable if you decide not to take the property. Any other potential fees will be made clear at the point of application.

Immigration/Residency Validation Check Fee: £19.20 inc VAT per applicant, payable direct to UK Tenant Data. This is now a legal requirement, if you require any further information, please ask for an information leaflet.


How much is the Holding Fee for the property?

Once you have passed the reference checks, we take the deposit, which is equivalent to one month’s rent plus vat (e.g. deposit of £500 + £100 = £600) in order to secure the tenancy, however, if you decide not to take the property at a later date, then this fee is non-refundable.


Do I need to contact the utility companies when I move in?

No, as part of our service to tenants and landlords, all utility accounts are set up by us at the point the tenancy begins. When the tenancy ends, again we take care of this.


When will the rent leave my account?

Rent is usually paid monthly by standing order either directly to the landlord or to us if we are managing the property on behalf of the landlord. We will arrange the standing order at the start of the tenancy agreement.


What happens if my rent is paid late?

If there are any problems with making rental payments, please contact the office immediately on 0161 798 6633 to inform us.


If I have any issues during my tenancy who do I liaise with?

If we are the managing agent, the please liaise with us and we will aim to get any problem resolved as swiftly and with as little hassle as possible. You will be provided with an emergency number to contact outside of working hours for any urgent repairs.

If you pay the landlord directly, then you should contact the landlord directly with any issues that arise.


If I want to leave at the end of my Tenancy what should I do?

One months’ notice will need to be provided in writing on the rent due date prior to the Tenancy ending.


What happens if I want to leave my Tenancy early?

The Tenant is liable for rent until the end of the contract. In certain cases the landlord may agree to re-market the property and once a new tenant is found, then your liability will be removed. You however will have to pay for costs from when the property is re-let for the inconvenience caused to the landlord and us as an agent.


When can I cancel the current standing order?

Once we have received the last months rent it is your duty to contact your bank directly to cancel your standing order.


What should I do with the keys at the end of the tenancy?

In the case of us being the managing agent for the property, the keys should be taken to the Herwald office. Please ensure all sets are returned and a receipt is obtained – this needs to happen before 5pm on the last day of your tenancy.


Deposits

Deposits are held in order to ensure that tenants look after a property and they are a safeguard against unpaid rent. A deposit is refundable at the end of the tenancy, but only after the tenant has vacated the property, it has been inspected and the inventory has been confirmed. Under the Housing Act 2004 it is a legal requirement that a tenant’s deposit be protected. We protect deposits through Tenancy Deposit Solutions Limited, details of this can be found on their website at www.mydeposits.co.uk. There is a nominal charge for protecting the deposit, but we can also forward the deposit to a landlord for protecting, upon receipt of written confirmation that the landlord is a member of a recognised deposit protection scheme.


When do I receive my Deposit back?

Once the check-out inventory has been completed, and everything is satisfactory, the landlord will give permission to return it to your account, less any agreed deductions. This is normally within 10 working days.


Is my money safe?

Yes, all money held on behalf of 3rd parties (Landlords & Tenants) is kept within a RICS compliant client account, offering full protection for your money. There is no additional charge for this. A copy of the client money handling procedure is available to view here.