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- A Donegal Lettings and Property Management representative will visit your property and take photographs for inclusion in our website.
- We will provide a rental valuation and any other advice required about letting your property.
- Donegal Letting and Property Management will advise you on compliance with the various safety regulations/PRTB/insurance requirements.
- Your property will be advertised locally and on the Donegal Lettings and Property Management’s website.
- Donegal Lettings and Property Management have excellent contacts with HR departments of local companies.
- A Donegal Lettings and Property Management agent will accompany prospective tenant to view the property.
On Securing a Suitable Tenant
- Donegal Lettings & Property Management will check tenant references.
- We will draw up a tenancy agreement for signature by both the Landlord and Tenant.
- Donegal Lettings and Property Management will collect a deposit equivalent of one months rent from the tenant.
- Donegal Lettings and Property Management will compile an inventory and schedule of condition of property.
- Donegal Lettings and Property Management will check the tenant into the property.
- We will obtain agreement on the inventory and hand over keys.
- Donegal Lettings and Property Management will arrange for transfer of utilities & services into the tenant's name.
- Donegal Lettings and Property Management will collect rental payments monthly in advance.
- We will forward payment to the Landlord with a detailed statement.
- Donegal Lettings and Property Management will send monthly statement(rent book) to tenant on receipt of rent.
- Immediate action as required under the Tenancy Act will be taken by Donegal Lettings and Property Management for non payment of rent.
- Donegal Lettings and Property Management will inspect the property every three months. If there are any problems, they will be reported to the landlord.
- Donegal Lettings & Property Management will handle all tenant enquiries and maintenance requests.
- Approaching the end of a tenancy, Donegal Lettings &Property Management will seek renewal with the present tenant or set about acquiring new tenants for the property, thereby helping the Landlord avoiding vacant periods.
- At the end of the tenancy Donegal Lettings & Property Management will arrange the check out of tenants.
- Reconciliation of refundable deposit against any damage to property.
Regulatory
The Landlord is responsible for the mandatory payment of €70 to the PRTB for each new tenant.
There are no other standing fees or charges. No up front charges - nothing to pay until a tenant moves in and starts paying rent.
Donegal Lettings and Property Management’s advice to the Landlord on letting a property
Mortgage
If your property is mortgaged, you should obtain your mortgage holder's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.
Leaseholder
If you are a leaseholder, Donegal Lettings and Property Management recommends that the landlord checks the terms of the lease, and obtain the necessary written consent before letting the property.
Subletting
If you are a tenant yourself, you cannot sublet without your landlord's consent.
Contents and building insurance
Landlord should ensure that suitable insurance for both buildings and contents is in place. Failure to inform your insurers of the property being let may invalidate your existing policies. Donegal Lettings and Property Management can advise/arrange insurance, as required.
Don't make the mistake of thinking that house contents insurance is not required.
Do not underinsure . All policies have, in the small print, what is called, the 'average clause'. What this means is that, if you the landlord are underinsured and something happens, you will not be fully compensated for losses incurred . In effect, if you are deemed to have valued the property at half the true value and, as a result, paid only half the correct premium, then you will be allowed only half of any justifiable claim you make.
Do not overinsure, as the 'average clause' does not work in reverse. Your money is wasted.
Watch house price inflation. Adjust your valuations as prices rise.
Calculate the correct premium by taking the market value of the property and deducting the cost of the site, as this is not insurable. Consider the cost of replacing the building should it be destroyed by fire, for example. An engineer, quantity surveyor or a competent builder can give an indication of the replacement cost of a building at a cost per square metre. Having calculated the ground floor area of the building and multiplied by the number of storeys, use this figure to calculate the replacement cost.
A much more important consideration than the value of furniture, is the public liability element included in each policy. This is the landlords only cover if a tenant has an accident such as a fall on a loose tile.
We recommend that you arrange for regular outgoings e.g. mortgage, 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 outgoings on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit in the client account.
Inventory
Donegal Lettings and Property Management will prepare an inventory and schedule of condition at the start of a tenancy. It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the landlord to prove any loss, damage, or significant deterioration of the property or contents. Photographs will be taken where necessary.
Income tax and PRSI are payable on all rental income
Donegal Lettings and Property Management will provide monthly accounts for each property with a list of outgoings which will make your tax return simpler to compile. Each year you must prepare an account for each rented property and submit it to the Revenue Commissioners. An accountant will prepare this for you if you wish, but unless you are operating as a limited company you may submit your own figures. Donegal Lettings and Property Management will be required by Revenue department to deduct tax in the case of overseas landlords.
Tax officials are very helpful to callers and will go out of their way to advise you if you ring them with a query.
Expenditure allowable against tax
- Utilities (gas, electricity) and service charges
- Refurbishment relief as explained above
- Special tax relief, e.g. Section 23 which allows a tax write-off for the capital cost of the property
- Mortgage interest
- Mortgage insurance
- Buildings and contents insurance
- Service charges
- Repairs and maintenance
- Management or rent collection expenses
- Capital expenditure qualifies for a tax write-off over eight years. This applies to furniture, appliances,bathroom fittings etc.
Income tax
When the landlord is resident in Ireland, it is entirely his/her responsibility to inform the Inland Revenue of rental income received, and to pay any tax due. However, where the landlord is resident outside Eire during a tenancy, Donegal Lettings and Property Management is required to collect income tax from rental on behalf of Dept Revenue
Preparing your property for rent
A good relationship with tenants is the key to a smooth-running tenancy. As a Property Management Company the relationship part is our job, but it is important that the tenants should feel comfortable and welcome in their temporary home, as well as, receiving value for their money. This is the landlords job. Our policy of offering a service of quality and care therefore extends to our tenant applicants too, and we are pleased to recommend properties to rent which conform to certain minimum standards. Quality properties attract quality tenants and ensure a steady stream of rental income for the landlord.
General condition
Electrical, gas, plumbing, waste, central heating and hot water systems and fittings must be safe, sound and in good working order. Regular maintenance is essential and helps avoid costly repairs. Repairs are at the landlord's expense unless misuse by the tenant can be established.
Appliances
Appliances such as washing machine, fridge freezer, cooker, dishwasher etc. should be in good and usable condition. Repairs and maintenance are at the landlord's expense unless misuse can be established.
Smoke alarms
Must be fitted as per insurance requirement. They will be checked at start of tenancy and each inspection. Tenant is responsible for changing battery during tenancy.
Tenants are asked not to use ‘old style chip pans’ as they are a fire risk in the property.
Decorations
Interior decorations should be in good condition, and ideally of a plain, light and neutral nature to suit most tastes. We recommend that a spare tin of paint is kept on premises for minor touch ups, if necessary.
Furnishings/Fixtures and Fittings
- Banish all thoughts of equipping your property with a mixture of mismatched second hand equipment.
- If letting furnished, Donegal Lettings and Property Managment require a good standard of all furniture/fittings/ fixtures.
- Soft furnishings should be of darker/patterned / durable material.
- Curtains should be of reasonable quality to ensure privacy and blackout of light.
- All beds should be covered by a mattress protector. The mattress must be good quality to ensure comfortable nights sleep.
- Property should be kitted out in a stylish, functional and comfortable manner. Sentimental items or those of a personal nature i.e. photos, should be removed.
- If letting unfurnished, Donegal Lettings and Property Management recommends that the property contains carpets/flooring, curtains, cooker or oven / hob/ fridge/freezer and washing machine/dryer.
All personal items should be removed from the property, 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 and clean for the tenant's own use
Gardens & surrounds of Property
Donegal Lettings and Property Management require that the garden be neat, tidy and rubbish-free, with grass neatly cut.
Tenants are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools such as mower garden clipper spades etc. However, tenants may not maintain your garden, so if you value your garden, or if it is particularly large, Donegal Lettings and Property Management recommend regular maintenance visits by our gardener.
Cleaning of the Property
At the commencement of a tenancy the property must be in a thoroughly clean condition, preferably cleaned to a professional clean standard. At the end of each tenancy it is the tenant's responsibility to leave the property in similar condition. Where they fail to do so, Donegal Lettings and Property Management will arrange cleaning at the departing tenant expense and the cost will be deducted from the deposit.
Mail
Donegal Lettings and Property Management recommends that Post Office redirection service is put in place. Application forms are available at their counters, and the cost is minimal. It is not the tenant's responsibility to forward mail.
Tenant Information
Donegal Lettings and Property Management require that photocopies of original operating manuals are made available for the tenant for all appliances in the property. For example
- Central heating
- Hot water system
- Oven/ Hob/cooker
- Washing machine
- Dishwasher
- Fridge freezer.
- Alarm system, if installed.
- Gas or oil fires
- Microwave
Keys
At least three sets of keys should be provided. Two for the tenant and one to be retained by Donegal Lettings and Property Management . As Managing Agent we will arrange to have duplicates cut as required.
Smoking
If property has a no smoking policy please provide ‘No Smoking’signs and a ‘Smoking bin’ outside the property.
Information for Tenant
Donegal Lettings and Property Management requests that each property advises the tenant on
- Telephone number for Donegal Lettings and Property Management
- Location of stop cock
- Location of heating controls/boiler/water heater/ alarm/ gas cylinder/oil tank
- Rubbish collection days
- Garda
- Fire dept
- Doctor
- Dentist
- A& E dept
- Plumber
- Electrican
- Handyman
- Special instructions regarding out of the ordinary cleaning requirements eg wood floors
- Manual must be supplied for each appliance.
- Instructions regarding locking of doors/windows
- Security/ alarm/code
E mail : info@donegallettings.com
Office : Hall Demesne, Mountcharles, Co. Donegal.
Phone : 00 353 (0) 74 97 35212 (Office hours)
Mobile : 00 353 (0) 87 9642924
