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Arkcon lettings Real Estate,
the largest and fastest growing property management. Arkcon has taken a critical and analytical approach to the accomodation and rental sector.
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Our experience in all aspects of the residential & commercial property
markets
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Steps to let your property |
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| Arranging a valuation |
If you have decided to let your property or are just thinking
about it give Arkcon Property Services a call to arrange a free
professional valuation of your property.
Avaluation will entail one of our experienced staff visiting your
property to make an assessment and recommend a realistic
market value of your property. The assessment will be based on
the size, location, condition and the current market at the time
of your appraisal.
During the valuation we will take time to answer any questions
you have and to outline all you need to know about residential
lettings and the services that Arkcon Property Services offer to
simplify the process. |
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| Arkcon Furniture and Furnishing Packages |
Arkcon accommodation are pleased to be able to furnish a
property on our clients instructions at an extremely competitive
rate. We use good quality furnishings and provide a full inhouse
service and believe our package is second to none. Our
staff can arrange everything from the delivery of a single bed to
kitting out a premises from top to bottom. Please contact the
office for further details |
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| Furnished / Unfurnished |
Should you be undecided whether to let your property furnished
or unfurnished we can advise you accordingly. The common
rule for a furnished property is that a Tenant could move in with
just their personal possessions and live adequately.
Arkcon Property Services do not advise televisions or audio
equipment to be left in the property unless you are prepared to
repair them if they break down.
Any personal possessions or valuables either in money terms or
sentimental value should be removed from the property before
the commencement of the tenancy.
The property should be in good decorative order and be
presented in a neat and tidy manner for viewings to take place
and gain the best value from your property. We will advise on
any areas that would benefit attention to make the property
more marketable. |
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| Insurances |
Landlords are required by law to maintain the buildings
insurance on the property. If you intend keeping the same
insurance it is advisable to check that the policy is adequate for
a Tenant residing at the property.
Contents insurance is advisable to cover your contents in the
property even if the property is unfurnished, for instance a
minimum cover will ensure that carpets and curtains would be
replaced in the event of a fire or flood. |
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| Overseas Landlords |
Arkcon Property Services have extensive experience in dealing
with Landlords who reside abroad, and can make the process as
painless as possible. We can e-mail management forms, tax
exemption certificates and monthly statements and even up-todate
photographs of your property. We realise how important it
is to keep you fully informed on all matters regarding your
investment.
As a professional agent we can offer a specialist range of
Landlords who will be residing overseas and are able to apply to the
tax exemption on the rental income of their property.
If you are going to reside overseas for longer than six months
Arkcon Property Services will require you to fill in a Tax Form
which we will provide. You will then be issued with a tax
exemption number by the Revenue Commissioners. Should the
property be co-owned both parties will be required to apply in
their own right.
If a tax exemption number is not issued we are obliged to
collect tax from the rental income at the rate which is current at
the time.
As a Landlord the following items may be offset as expenses,
although we would advise that you seek advice from a qualified
accountant to take advantage of the allowances available to you.
• Arkcon Property Services letting and management fees
• Buildings and contents premiums
• Maintenance and repair costs
• Wear and tear allowances
• Personal tax allowance
• Mortgage interest relief |
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Selecting a Tenant
Marketing your property |
Once we have been instructed to find you a Tenant for your
property we will immediately add your property to our web site.
We will take a photograph of the outside of the property and
include this in the details. This will automatically update our
property listing which is mailed out to all applicants, relocation
companies and corporate clients. Our distinctive “To Let”
boards will advertise your property in the local vicinity and we
will also advertise your property in the local paper plus our own
dedicated web site and daft.ie and let.ie, 4property.ie, findahome.ie on daily basis. |
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| Property viewings |
If you are still residing at your property we will arrange
viewings to suit you, although we would like to advise that easy
access is the vital key to finding a Tenant for your property.
Tenants generally like to view the property on the same day and
if we cannot contact you straight away you may lose the
viewing. To ease this difficulty you may consider allowing us to
hold a set of keys to the property and whenever possible we will
notify you in advance of a viewing.
All viewings are accompanied by a professional member of
staff who will be careful and considerate when viewing a clients
home, whether Landlord or Tenant.
It is advantageous for us to hold a set of keys if the property is
empty to ensure instant access. For safety and security we
should be notified of alarm codes or whether there are pets in
the property.
Prior to viewing we will seek details of any items of furniture
that may be included in the Tenancy to ensure that prospective
Tenants are informed correctly. |
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| Tenant screening process |
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We will undertake references on all of our Tenants to give you
peace of mind that we are providing you with the right Tenant.
If the financial references do not satisfy our standards then a
guarantor may be required. We will advise you accordingly and
seek your approval. Our application forms are designed to enable us to form a good
profile and history of the prospective Tenant to satisfy our
stringent standards. |
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| Security deposit |
At the application stage we will request that the security deposit
is paid in full which is taken as a commitment fee for your
property. The security deposit is held until the end of the Tenancy to
protect you against damage or additional cleaning
being required for the next Tenant to take occupation.
Should you choose to manage your own property the security
deposit will be forwarded to you to hold until you have satisfactorily
checked out the property. Our preference to act as
managing agents would mean that Arkcon Property Services
will normally hold the security deposit until we have thoroughly
checked out the property. We will also give you the opportunity
to do likewise and obtain your authorisation for the deposit to
be returned to the Tenant. |
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Preparing your property to let
Safety Regulations / Fire Certified |
As a Landlord you are required by law to ensure the safety
of the Tenants whilst residing in your property. Safety guidelines
have been set to ensure Tenants are not in danger during the
period of a Tenancy.
As your agent we will be responsible to keep you informed of
any changes and to guide you and your Tenant through a safe
and law abiding Tenancy. |
| Cleaning the property |
It is the Tenants responsibility during the Tenancy to keep the
property in a clean and tidy manner. At the end of the Tenancy
we (when managed) or you (when not managed) will inspect the
property to check that the property is in the same condition as
at the start of the Tenancy and also that it has been left
sufficiently clean for a new Tenant to take over occupancy.
We have a high standard of cleanliness and aim for all
Tenancies to run smoothly from the start. To enable this to
happen we insist that properties are left thoroughly clean at the
start of any Tenancy. After the first let it then becomes the
Tenants responsibility to leave the property clean and tidy. |
| Gardens |
Garden maintenance is the responsibility of the Tenant during
the period of a Tenancy and again at the end of the Tenancy.
To enable us to enforce this responsibility gardens should be left
tidy and well maintained.
Broken swings etc should be removed from the garden or
anything else that could be a potential danger.
If you have particular well stocked borders and would like to
employ a professional gardener we can arrange for a quotation
to be obtained if required. |
| Keys |
If we are managing the property we will need one full set of
keys for the property and one set of front door keys for each
further adult residing there. As managing agents we will need to
hold one set of working keys for the property and if the loft has
been padlocked we will need to hold a key for emergency use
only. All keys are coded and itemised on each inventory for
security. |
| Burglar alarms |
Burglar alarms should be in good working order and the
instructions left at the property for the Tenants reference. The
alarm code should be given to Arkcon Property Services
together with the keys. If you have a service contract on the
alarm all details should be supplied to Arkcon Property Services
together with any other service contracts. |
| Guarantees and Service contracts |
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If Arkcon Property Services is managing your property it is in
your interest to supply all guarantees that are valid or service
contracts at the start of a Tenancy. This will enable us to directly
approach the appropriate contractor at no cost to you. |
| Inventory |
An inventory will be prepared by Arkcon Property Services
unless you state that you require a full written inventory which
does incur an extra fee. Arkcon Property Services will arrange
a mutually agreeable time for the inventory to take place with
you. This should be left until you have moved all belongings
and personal possessions out of the property. The property
should have been thoroughly cleaned at this stage and ready for
the Tenancy to commence.
Operating manuals should be left for the Tenants reference on
the work top or in a kitchen drawer and all appliances should be
clean and left in good working order.
The inventory will act as a true account of the condition of the
property and its contents. It will be necessary to refer to the
inventory again at the end of the Tenancy should any deductions
need to be made from the security deposit.
To assist us in the preparation of the inventory you will be
requested to ensure that all items are left in an orderly fashion,
particularly items like kitchen utensils. |
| Change of utilities |
Arkcon Property Services will take meter readings for ESB at
the time of the inventory. We will notify the service supplier of
the change of occupant and provide your forwarding address
for your final account.
Please do not arrange the disconnection of this service.
Bord Gais unfortunately do not accept a third party changing
the occupant details and it will be necessary for you to contact
them directly before the start of the Tenancy. |
| Post |
| We advise that you redirect your mail to your new address as
Arkcon Property Services cannot guarantee that all mail will be
forwarded by Arkcon to the Landlord. A post office will be able to
advise you further on this service. |
Preparation of agreements
Tenancy agreements and notices |
Arkcon Property Services will prepare a relevant Tenacy
agreement that will meet the requirements of the PRTB. We will
negotiate the length of term between both you and your
propective Tenant and arrange for all parties to sign the
documentation accordingly. A copy of the fully signed
agreement will then be produced to you and the Tenant Clauses are made within
the agreement to safeguard the condition of the property whilst tenanted. Access visits to the
property are allowed within our agreements providing that
reasonable notice is given to the Tenant.
Notices are served by Arkcon Property Services at the
appropriate times and in accordance with the PRTB |
| Agency agreements |
Once you have decided to use our services, Arkcon Property
Services will provide you with an agency agreement. This is an
agreement between you and Arkcon Property Services outlining
our agreed fee and our terms and conditions of business. We
must be in receipt of a copy of the signed agency agreement
before the first Tenancy commences.
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Levels of service
FULL PROPERTY MANAGEMENT |
Arkcon Property Services offers a full property management
service that is designed to give you peace of mind and to take
the day to day responsibility away from you. Arkcon Property
Services will tailor their service if you wish to be more involved
in some areas and not in others, or if you have a preferred
contractor for any maintenance issues. |
| Rent collection |
Once the Tenancy has commenced and agreements and
inventories are in place Arkcon Property Services will set up a
standing order for the Tenant to directly pay us on the same date
a month later and then every consecutive month thereafter. The
first month’s rent is paid in cleared funds on the start date of the
Tenancy. Arkcon Property Services will monitor the rental
payments on a daily basis which enables us to act quickly in the
event of a late payment. Rents are processed quickly and
efficiently to avoid delayed Landlord payments. A full
statement is forwarded to you showing clearly and concisely
any necessary deductions. Payment can be made electronically
directly into your bank account or if you prefer by cheque. |
| Repairs and maintenance |
Arkcon Property Services will notify the Tenant that we are the
managing agents and that all maintenance issues are to be
directed to us. We have a selection of experienced and
competent tradesmen that ensure a prompt, cost effective and
efficient service. Should we be notified of maintenance issues
we arrange for them to be assessed and, if the work is necessary,
we will instruct on your behalf providing that the cost is below
€100.00. If the cost is higher we will seek your approval before
instruction. If we are not able to contact you or the issue is an
emergency we will act on your behalf and in your best interest
at all times. If you have any work or equipment under a
guarantee please advise us of all details. |
| Property inspections |
Arkcon Property Services will visit your property twice in every
six month period when we will check to ensure that the property
is being kept within all the terms and conditions of the signed
Tenancy agreement. If problems are noted a full report will be
forwarded to you with details of a proposed solution. Arkcon
Property Services will then carry out the agreed action. |
| Inventory checkout |
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On the last day of the tenancy we arrange to meet the Tenant at
your property with the inventory for checking out. The property
will be checked against the original inventory and attention will
be paid to cleanliness of the property and the condition of
contents and gardens. If the property is found to be unsatisfactory
we will notify you of any dilapidations and give you the
opportunity to check the property. Should this not be possible
you may still instruct us to rectify any problems found and
make the deductions from the security deposit.
All keys and a forwarding address are collected at the checking
out stage. Meter readings are taken and the utility companies
are notified of the final account details. |
LET ONLY
(only recommended for experienced Landlords) |
Arkcon Property Services provides a let only service to
Landlords who wish to manage their own property and be in
control of monitoring the rental payments. Our role will be to
find you a Tenant, collect the deposit and reference them. We
then prepare the property in the usual way by providing an
inventory; notifying utility companies of the change of
occupier; notify the Tenant of your contact details to direct any
maintenance issues to. We will provide the relevant Tenancy
agreement and set up a standing order from the Tenant direct to
your bank account. The first month’s rent is collected by Arkcon
Property Services on the start date of the Tenancy.
Once the Tenancy has commenced Arkcon Property Services
will forward a copy of the standing order mandate, inventory,
change of utility details, fully signed tenancy agreement to
enable you to efficiently manage your property.
Arkcon Property Services will contact both you and your expiry
of the Tenancy. If a new term is agreed we can draw up the
relevant documentation for the Tenancy to continue on the
agreed term. |
The expiry of the tenancy
Notices |
Arkcon Property Services will contact you before the end of the
Tenancy to enquire about your future intentions for the property.
At this time you should decide if you wish to offer the current
Tenants a further term and, if so, for how long, or whether you
wish to serve notice to quit.
A Landlord is required to give two months notice to their Tenant
to give reasonable time for the Tenant to find an alternative
home. Arkcon Property Services will negotiate a new term if
necessary between you and your Tenant, or alternatively serve
the required notices for a smooth expiry. |
| Property checkout |
Arkcon Property Services will arrange the inventory checkout
on fully managed properties. If your level of service is a rent
collection or a let only you will be responsible to arrange with
your Tenant to do the inventory checkout where all keys and a
forwarding address should be collected.
Costs for rectifying any damage and cleaning other than fair
wear and tear can be deducted from the Tenants deposit.
Your property will then be ready for either your return or for a
new Tenant to move in
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| Wear and Tear |
All properties either occupied by yourself or a Tenant will suffer
from wear and tear. Properties should ideally be checked at the
end of each Tenancy to identify any items requiring attention. A
continuous programme of replacement or renewal will ensure
that the property will remain in good order and will always be
pleasing to new Tenants when the property is being re-let.
Tax allowances on rental income are allowed by the Revenue
Commissioners to cover wear and tear.
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