We are committed to helping you find the right property to rent.  We maintain a database of properties available to rent and also of
prospective tenants.  When a property becomes available, which can be 1 – 2 months before the occupancy date, we will contact all
prospective tenants whose requirements match the property.  We therefore suggest that you start your search as early as possible.

We have prepared the following information as an overview of our guidelines used in processing all tenancy applications, please do
not hesitate to contact us if you would like any further information or if you would like to discuss.

Viewings

Having identified a suitable property, we will arrange a viewing for you.  Our viewing times are 9am – 5.30pm (or later by arrangement)
Monday to Saturday and are naturally subject to the Landlord’s or current tenant’s permissions.  All viewings will be accompanied by a
member of staff who will be able to answer any questions that you may have.

We are an equal opportunities housing provider

It is our policy to let our properties in full compliance with anti-discrimination laws.  We do not discriminate against any person
because of their race, colour, ethnic origin, sex, age, marital or family status, physical disability or sexual orientation.

Assured Shorthold Tenancy

The majority of tenancies we create take the form of an Assured Shorthold Tenancy (AST). This is a type or sub-group of an assured
tenancy, but with the AST, the landlord has the right to recover the property at the end of the fixed term, provided that the proper
notices have been served on the tenant. An AST is the most common form of tenancy granted today and most tenancies automatically
become one unless the landlord specifies otherwise. 

It is essential that you thoroughly read and understand all of the clauses contained within the tenancy agreement prior to
commencement, as there are many obligations that you will be expected to understand and abide by contained within this contract
(such as paying the rent and maintaining the property). 

Tenancy Length

Most tenancy agreements are for an initial fixed term of 6 or 12 months.

After the initial fixed term has ended if both parties are agreed then the tenancy will shift to a periodic tenancy.  This means that
the tenancy will continue as before with the same terms and conditions as stated in the Assured Shorthold Tenancy agreement with one
months notice required by the tenant and two months notice required by the Landlord to end the tenancy.  This notice must expire at
the end of the period of the tenancy.  Alternatively we can agree a new fixed term of 6 or 12 months.
Valid photo identification and proof of address

In order for us to verify your identity you must be able to provide us with current photo identification, for example a drivers licence
or passport. This must be an original identification document that we can copy and attach to your application. We also require proof of
your current address in the form of a recent utility bill or bank statement (within last 3 months), tenancy agreement or driving licence.  

Application and references

Having decided on a property, you will need to complete a written application form.  At this time any details or requirements can be
provisionally agreed, such as a commencement date and duration of the initial fixed term.  

All tenancy applications are evaluated in the same manner, and each adult application (over the age of 18 years) must voluntarily
provide us with the information, which will enable us to conduct references and a credit report.  Any false or incomplete information
will result in the denial of your application.  We will verify the information on each tenancy application through an independent tenant
referencing firm.

Tenancy and administration costs

An administration charge is required to hold the property and take it off of the market.  This is to cover the tenants share of the
administration costs including the preparation of the tenancy agreement and legal notices.  This also includes full referencing and
credit report for each tenant.  This fee will not be refunded if you decide against proceeding for any reason or if the tenancy fails
to proceed due to incomplete or inaccurate information provided on the tenancy application form or if the referencing or credit checks
prove unsatisfactory and a suitable guarantor (if applicable) can not be found.

Income

The total combined monthly income of all tenancy applicants in a given property must be approximately three times the monthly rent.
Only income that can be verified will count.  Full-time students are welcome if the total applicant’s combined income is sufficient or
they have a guarantor.  You must provide source of income if unemployed, if you are receiving a pension either personal or company then
the referencing agency will request the necessary documentation directly from you and if you are self employed then an accountants
reference, P60 or bank statements will be requested.

Joint tenancies

It is important to remember that all adult tenants are jointly and severally liable.  This means that each tenant can be held
responsible for all funds due, regardless of ability to pay.  Agreements must be in the names and signed by all tenants over the age
of 18 that will be residing at the property.

Credit history

You must be able to demonstrate fiscal responsibility.  If you have any unpaid debts, a pattern of late payment or County Court
Judgments (CCJs) against you, then your application may be declined.

Rental history

Each applicant must be able to demonstrate a pattern of meeting their previous rental obligations, leaving prior properties in good
condition if they have rented before. If you have ever been evicted for violating a lease then your application may be declined.

Guarantors

If you do not meet one or more of the above criteria, you may be able to qualify for a tenancy if you have a third party who can
guarantee your tenancy agreement. The guarantor must also pass the same application and screening process, must be a homeowner and
reside in the UK for the duration of the tenancy.  A charge is payable if a guarantor is required.  This covers administration costs,
preparing the guarantor agreement, full referencing and a credit check.

Additional tenants

Any proposed additional tenants must complete a tenancy application form and be approved through this same tenant-screening process
prior to occupying the rental property.

Rent

This is due one month in advance payable by bankers draft or cash for the first month only (personal cheque is acceptable if funds are
cleared by the commencement date).  Subsequent payments are to be made by monthly standing order from one bank account.  All rent
payments are required to be made on the first of the month or first working day thereafter.  If a tenant takes occupancy of the
property mid way through the month, the first months rent will be calculated accordingly.  If the tenancy starts on or after the 15th
of the month then the tenant will be required to pay for the time of occupation from the tenancy start date until the end of the month,
plus the following months rent in full, this is because we are unable to set a standing order up in time for the next months rent.
If the tenancy start date is before the 15th of the month we will collect the rent due until the end of the month and payments by
standing order will commence on the first of the following month.  The last months rent will of course be calculated accordingly.

Security deposit

A security deposit equivalent to one months rent + £100 is required prior to occupation.  Where the Landlord gives permission for a
pet to be kept at the property a deposit equivalent to two months rent will be required.  In most cases with properties rented through
PFL Lettings & Management the deposit will be passed to the Deposit Protection Service within 14 days of the start of the tenancy and
held by them until the tenancy ends. Please visit www.depositprotection.com for further information, we will also provide all tenants
further information regarding the Deposit Protection Scheme upon application for a property.  If the Landlord holds the deposit
themselves then the tenant will be advised where the deposit is being held and where they can gain more information regarding this.  

The deposit is held to cover any breakages, damage or other tenant liabilities.  The property will be visited at the end of the
tenancy by an independent professional Inventory Clerk who will check the property thoroughly against the Inventory and Schedule of
condition to asses any damages or missing items.  We will then advise on any deductions due.  Provided that there are no disputes over
unfair wear and tear, damage or dirt, rent outstanding or unpaid utility bills the deposit will be returned to the tenant with 14 days
of the end of the tenancy.  Please visit www.depoitprotection.com for further information.  Under no circumstances is the security
deposit to be used as part or all of the last months rent.

Council tax and utilities

Rental properties are usually granted on an exclusive basis. This means that all household expenses such as Council Tax, water and
drainage, electricity, gas, heating oil and telephone charges are all the responsibility of the tenant unless specifically stated
otherwise in the tenancy agreement.

Television

Tenants must hold a current television licence if they own a television set. If moving within the UK this is transferable from your
last property, otherwise a licence can be obtained from the Post Office. 

Commencement of tenancy

On commencement of tenancy all charges listed on the initial invoice are due, including the security deposit and the first months rent.
The tenancy agreement and all relevant paperwork must be signed by all relevant parties before the tenancy can commence.  

Insurance

Landlords are required to insure the buildings and their own contents. Tenants must make their own arrangements for insuring their
contents and possessions. We do require proof of relevant cover in the form of a cover note or photocopy prior to commencement.

Inventory and check-in

A full ‘Inventory and Schedule of Condition’ for the property, will be drawn up by an independent professional Inventory Clerk prior
to the commencement of the tenancy. This details the contents and condition of the whole property. When we move a new tenant in, we
will accompany you to the property and read through the Inventory and Schedule of Condition with you to make sure that you fully
understand and appreciate the condition of the property.  You will then be asked to sign the Inventory and Schedule of Condition and
you will be given a copy for your records.  Tenants are responsible for the upkeep of the property for the duration of the tenancy
and we expect you to hand back the property in the condition that it was handed to you.   

Extension / renewal

Before the end of your fixed period, PFL Lettings & Management will ask each tenant and landlord whether they wish to extend the
tenancy. If both parties agree, then the tenancy will be extended on a periodic tenancy and continue on a month to month basis with
a notice period of one month from the tenant or two months from the Landlord, this must end on the end of a period of the tenancy.
Alternatively a new fixed term of 6 or 12 months can be agreed.  An administration charge is required as payment towards preparing
all relevant documentation, referencing and credit check.

Notice

During the initial fixed term of the tenancy, a notice period of one month is required by any tenant. This notice can be issued on
any day of the month and must end no earlier than the last day of the tenancy. During this fixed term, your landlord is required to
give you two months notice, issued on any day of the month and ending no earlier than the last day of the tenancy. All notices must
be made in writing. Your tenancy agreement will state the name and address of to whom the notice is to be handed. As a general rule,
if we are managing the property, the notice will be addressed to PFL Lettings & Management and where we are not managing then the
notice must go directly to your landlord.

Check-out

At the end of the tenancy, we issue tenants with guidance notes for moving out.  We will personally attend the property with the
Inventory Clerk to check tenants out of the property using the ‘Inventory and Schedule of Condition’, prepared at the outset of the
tenancy, for guidance. Tenants are responsible for the upkeep of the property for the duration of the tenancy and we expect you to
hand back the property in the condition it was handed to you. An allowance for fair wear and tear will be made. A charge will be due
on checkout as payment towards the tenants share of preparing all relevant documentation, terminating the agreement and conducting
the check-out, you will be notified of this charge when your formal application for a tenancy is made.  

If you have any queries or questions about any of the above points, please feel free to contact the office and we will be happy to
discuss these issues in further detail.