Lettings Brochure

Letting your home

YOUR WORDS
NOT OURS
We think we are one of
the best letting agents in
the region.
It seems that you agree.
“I personally found dealing
with Symonds and &
Sampson Lettings very
pleasant and easy. The
staff were all helpful, and
were focused on getting us
the right property for our
needs.”
“You have been helpful,
quick and professional with
any queries I may have. You
have organised and dealt
with everything, I couldn’t
recommend you highly
enough. ”
“We have been very
pleased with S&S Lettings.
As this is the first time
letting a property for us,
and doing it from abroad,
we have felt in safe,
confident and professional
hands throughout.”
“I am impressed by the
attention to detail at
every stage, your ensuring
my property met all the
requirements and then
finding the right tenants
has given great peace of
mind.”
“We have just started
renting through Symonds
& Sampson and so far the
whole process has been
dealt with fantastically.
They are highly efficient and
knowledgeable. I would
highly recommend them.”

Symonds & Sampson Lettings
Whilst we are proud of our rural roots dating back to 1858, we are pleased to offer a 21st
century service to our wide variety of clients, and are established as one of the leading
letting agents in the area.
We successfully let and manage a range of property throughout the region on behalf of private clients,
local estates and landowners, investment landlords and property companies.
Letting offices are situated throughout the region. We are regulated by RICS in respect of professional
standards and the holding of client money, governed by ARLA Propertymark (Association of Residential
Lettings Agents) and the industry Ombudsmen, and staff are trained to ARLA Technical Award level.
In addition to our own website, symondsandsampson.co.uk, we are pleased to be associated with The
London Office and specialist property websites Rightmove and Zoopla (incorporating Primelocation), each
providing National and International marketing exposure for your property.
Our aim is to develop long-term client relationships and we always look forward to welcoming new clients.

Why choose us?
Because we know the local market
By listening to a landlord’s requirements, and using
our intimate regional knowledge, we can ensure
we deliver the service they expect from a local
letting agent and match the right tenant to their
property.
Because our fees are transparent
For some agents, the increased responsibility of
keeping up with legislation and safety regulations
has become so challenging that they have
increased their fees and/or levy additional charges
in order to maintain profitability.
Not so with Symonds & Sampson, our 4-tier fee
structure is straight forward, comprehensive and
transparent.
Because we know the law
Legislation, regulations and case Law are
constantly changing, and it is absolutely
imperative that your Letting Agent keeps up to
speed. Our letting staff are trained in Landlord
and Tenant Law, achieve the Technical Award
standard set by ARLA Propertymark and attend
regular update sessions to maintain Continued
Professional Development. By doing this, we
ensure our clients are given the most up to date
legal advice.
Because we protect your money
Symonds & Sampson are ARLA Propertymark
licensed as well as being regulated members of
Royal Institute of Chartered Surveyors. Landlords
and Tenants can therefore be assured that
their money is protected by the Client Money
Protection Scheme together with Professional
Indemnity Insurance. We have chosen a custodial
deposit scheme as added security.
Because of our Specialist Property
Management Department
We have dedicated property managers assigned
to specific properties and areas who ensure the
tenancy runs smoothly from beginning to end.
Because we are a multi-disciplined firm
Our in-house property experts are on hand
to offer professional expertise for all property
matters, such as property maintenance issues,
surveys, planning, selling or buying property.
Already have
a Tenant
in your
Property?
Renting out a property has never
been so tightly regulated and
breaking the rules can land you in
hot water.
Rest assured, we understand the
challenges of letting your property.
We offer landlords that are already
letting their own property a ‘onestop’
health check. Here we can
provide the necessary knowledge
and information to help you, as well
as provide an up-to-date market
appraisal.

Where to start
1. In-depth letting consultancy
New to Letting? One of our qualified and
experienced letting consultants will explain the legal
aspects of becoming a landlord, and an estimate of
the current rental achievable.
2. Buy to Let Consultancy
Whilst there can be no guarantee of future returns,
residential property has historically proved to be a
solid investment with average prices doubling in real
terms since 1983. At the same time, rental yields can
be attractive in times of low interest rates (Property
prices may go down as well as up and, whilst we may
offer general advice, we make no guarantee as to the
performance of any purchase or investment).
History has shown that investment in property
should generally be viewed as a medium to long
term strategy. It is important to consider this,
alongside potential rental return, in mind when
deciding what and where to buy. With our estate
agents on hand to advise, Symonds & Sampson
professional agents can help you find the right type
of property to suit your budget, investment targets
and personal circumstances.
We can advise you on location, demand and
rental values to enable you to achieve the most
from your investment, and explain the legal and
regulatory issues that may apply. Good residential
locations attract better tenants, and demand
is usually stronger for town centre rather than
country properties. Newer homes may require less
ongoing maintenance but carefully renovated older
properties are also popular.
3. Furnished or unfurnished
Demand for unfurnished accommodation is far
higher than the demand for furnished. Unfurnished
usually includes carpets, curtains/blinds or at least
curtain tracks or poles, light fittings. Appliances are
preferable but not essential, however most tenants
would expect a cooker or oven and hob.

4. Presentation – First impressions count!
If your property is presented well, it may not only
achieve a higher rent but tenants are more likely to
respect it. Decoration should be a neutral colour and
gardens need to be simplified for ease of maintenance
for the tenant. If your property has a large garden, we
recommend that you employ a gardener to maintain it
during the tenancy.
5. Selecting and attracting the right tenants
Not all properties are the same, and individual landlords
often need to impose restrictions on the type of tenant
who will be suitable for their property – for example
no dogs or young children on a working farm. We will
discuss your particular requirements in detail at the
outset, and bear them in mind when seeking a tenant.
6. Effective Marketing
On receipt of your instructions to let your property,
we will commence the process of finding a suitable
tenant. Your property will be featured on our own
website, as well as Rightmove and Zoopla to gain the
maximum exposure possible. Details of our properties
are available from each of our offices, and our digital
marketing and use of social media are key to increasing
interaction with potential tenants. Over 70% of people
moving home use the internet to search for a property.
7. Capturing the company movers
Statistics show that a significant number of housemoves
in the UK are a result of job relocation, and
we actively contact larger employers within an area
if we have a property which may be suitable for their
employees or staff.
8. References and Financial checks
When a tenant has been found we carry out a
thorough referencing procedure, usually using a
specialist independent referencing company. This indepth
process gives us an understanding of a tenant’s
personal and financial situation, as well as a reference
from an employer/accountant and where applicable
a previous landlord. Whilst no crystal ball, we can then
present a well-researched proposal to a landlord.

Service Level Options
Symonds & Sampson offer four levels of service to accommodate
the differing needs of our clients.
Tenant
Find
Rent
Collection
Full
Management
Premier
Management
Lettings Market Appraisal ü ü ü ü
Provide guidance on compliance
with statutory provisions and
letting consents
ü ü ü ü
Advise on refurbishment
requirements (non structural) ü ü ü ü
Comprehensive marketing and
advertising including erecting a To
Let board (where possible)
ü ü ü ü
Carry out viewings with applicants ü ü ü ü
Advise on non-resident tax status
and HMRC (if relevant) ü ü ü ü
Negotiating terms of the tenancy
between Landlord and Tenant ü ü ü ü
Collect first months rent ü ü ü ü
Collect deposit ü ü ü ü
Register and pay the deposit to
Government approved deposit
scheme
ü ü ü ü
Key handover with the tenant ü ü ü ü

Tenant
Find
Rent
Collection
Full
Management
Premier
Management
Inform utility suppliers ü ü ü ü
Demand, collect and remit the
monthly rent ü ü ü
Pursue non payment of rent and
provide advice on rent arrears
actions
ü ü ü
Arrange required Safety Checks ü ü
Undertake at least two routine visits
per annum and notify the outcome
to the Landlord
ü
ü
Instruct regular maintenance and
repairs as and when ü ü
Security deposit dilapidations and
negotiations ü ü
Premium Management also
includes:
• Rent protection with tenant
eviction insurance
• Electrical Safety Certificate*
• Annual Gas Safety Certificate*
• Energy Performance
Certificate*
• Deposit dilapidations and
negotiations
• Service of Form 6a Notices
• Service of Section 8 Notice
Service of Section 13 Notices
*This is for
the supply of
certification
only and does
not include any
works required
to obtain the
level of safety
needed for the
certificates to
be granted.
Certificates will
only be supplied
by contractors
approved by
Symonds &
Sampson.
ü

Landlords
Frequently
Asked Questions
1. How does the Tenancy Agreement work?
The majority of property will be let using an Assured
Shorthold Tenancy Agreement, usually for an initial
period of six or twelve months. At the end of that
term, if the agreement is not renewed or terminated,
the tenancy will continue on periodic basis. We
recommend a further fixed term for the security of
tenure for both parties.
Any property specific additional clauses will be agreed
prior to and incorporated within the agreement, and
we ask both landlord and tenant to read the contract
carefully before signing, and will answer any queries.
Both landlord and tenant sign the agreement (either
by our electronic signature or hardcopy) and these
will be exchanged with both parties receiving the
copy signed by the other for safekeeping.
2. Why is it beneficial for Landlords and
Tenants to use an ARLA Propertymark
Licensed Agent?
ARLA Propertymark is committed to providing the
highest standards within the letting and management
profession. Landlords can be assured that their ARLA
Propertymark agents are up-to-date with legislation,
regulations, case law and market developments. A
landlord’s funds are protected through the Client
Money Protection Scheme and agents are required to
hold Professional Indemnity Insurance.
By choosing a registered agent such as Symonds &
Sampson you can have peace of mind that you are
working with a professional and trustworthy agent
that adheres to the high standards and requirements
of ARLA Propertymark membership.

3. How much is the deposit and who holds it?
The amount of deposit is capped at five week’s rent,
payable in cleared funds prior to the day of move in. The
deposit amount will be clearly stated within the marketing
details for the property.
As an additional level of protection for landlords and
tenants, all deposits are held with The Tenancy Deposit
Scheme (TDS). Tenants receive notification from the TDS
after move in. At the end of the tenancy any dilapidations
need to be agreed between the tenant and the landlord
then the deposit is returned, in accordance with the terms
and conditions of the TDS.
4. Is a record of the condition and contents
taken?
We strongly recommend having a professional
inventory/schedule of condition prepared prior to the
commencement of the tenancy, and can arrange this
on your behalf. This essential document safeguards the
interests of both landlords and tenants, and is used to
assess the condition of the property at the end of the
tenancy. A well-prepared inventory is essential evidence
in any claim over the return of a deposit at the end of a
tenancy.
5. Who pays the gas, electric, water and council
tax bills?
Usually, the tenant is responsible for all household utility
bills during their tenancy. If the cost of any utilities is
included, details will be included in the property marketing
details. Our letting and management services both include
taking meter readings and notifying utility providers of an
incoming tenant’s details at the commencement of the
tenancy.
6. What insurance do I need?
It is the responsibility of the landlord to insure the bricks
and mortar of the property and his/her own contents.
Even if the property is unfurnished, the landlord will need
to take out contents insurance for carpets and curtains.
The tenant only insures their own possessions and cannot
make a claim from the landlord’s insurance. We also advise
all tenants to take out accidental damage insurance cover.

7. How does the EPC rating affect the property being
rented?
An Energy Performance Certificate (EPC) is required by law to provide
an energy rating for any property to be let. The accompanying report
will include a recommendation listing any potential improvement
which could be carried out to increase the rating. A rating of E or
above is required for property to be let, unless the property appears
on the exemption register, and our agents will explain further should
this situation arise. We do find that tenants look for a good rating to
ensure low heating bills.
8. What is the difference between damp and
condensation?
Unless there is a structural defect (such as leaking pipes, water ingress
or rising damp), the majority of damp issues reported by tenants are
caused by condensation. Condensation occurs mainly during cold
weather where a property is not ventilated or heated sufficiently. The
mould grows on walls and furniture and does not leave a ‘tidemark’
and is easily removed by a fungicidal wash. It can be easily managed
by heating the property a little more, keep windows ajar and do not
dry your clothes inside.
9. What is classed as an emergency repair?
A burst pipe, serious electrical fault, gas leak or no form of heating in
mid-winter with sub-zero temperatures. As part of our management
service, we would provide in-going tenants with a list of preferred
contractors in the event of an emergency occurring out of office hours.
10. How will the recent Tenant Fee Ban Legislation affect
me as a landlord?
Main points to know:
References: As a crucial part of choosing the right tenant, we carry
out extensive background checks on all our tenants. Prior to 1st June
2019 we were able to charge a reference fee to the tenant, this is
now passed on to the landlord. Landlords need to recoup the costs
elsewhere, invariably through charging higher rents.
Deposits: Security deposits are now capped at five week’s rent and
holding deposits at one week’s rent.
Third party costs: For tenancies commencing after 31 May 2020, it
will no longer be permissible to enforce specific ‘third party’ charges
incorporated within the tenancy agreement, such as professional
cleaning of carpet. A new tenancy agreement should be drawn up to
ensure that any such clauses are included and enforceable.

Visiting the
property
There is a clause in the tenancy
agreement that allows a Landlord or
Managing Agent to visit the property
soon after the tenancy starts and
regularly thereafter in order to carry
out brief inspections. This allows
a greater insight into the tenant’s
lifestyle, care and compatibility with
the property. Of course, good tenants
need to be looked after, and this visit
to the property is invaluable to ensure
all maintenance issues are noted and
dealt with.
Receiving the rent in advance
For a variety of reasons, we often get tenants
who pay several months’ rent in advance of
the tenancy starting. Each situation would be
discussed individually with a Landlord, but we
are aware that some do not want us to visit or
delve too deeply into their financial situation.
However we do need to ensure they will be
able to pay their rent and are a good match to
the property. We are also aware we need to
ensure they have sufficient funds to pay their
rent after the initial rent and term expires.
Situations may change
Of course, sometimes circumstances may
change and someone who was a good
tenant when the tenancy started may
now be struggling as a result of job loss,
family problems or illness. Being aware and
spotting the warning signs helps and, as ever,
communication is the key. That’s where our
knowledge and expertise as managing agents
is invaluable.

The
London Office
All our properties are marketed in the capital
via The London Office near Piccadilly.
We are registering more and more London
applicants, and our presence in London
is an important marketing tool. Lots of
agents promise London and Home Counties’
promotion.
Why are we different?
A Real Office with Real Agents
Full time experienced agents based in the street level
office in Central London. There is also a dedicated
agent working with overseas applicants and a
marketing department, ensuring your property gets
the best promotion.
Nationwide Network
We are part of a 220+ network of offices
nationwide working together to promote each
others properties to those looking to move regions.
Our Events
Symonds & Sampson attend the prestigious London
& Country Property Show in central London every
year attracting visitors from across the capital and
beyond. We regularly hold property forums at The
London Office where our agents can meet with
applicants and discuss your property in detail. The
Director of The London Office also visits our offices to
meet with clients and to view properties.
Contact your local office or
The London Office to find
out more.

Residential Sales
With 11 sales offices across
the region, our agents have
the local knowledge to
guide you through selling
or purchasing your home.
Property Letting
A dedicated team of
qualified letting agents
and property managers to
ensure your tenancy runs
smoothly.
Auctions
We hold regular auctions
across the region,
selling houses, building
plots, development
opportunities, land and
farms.
Rural Services
Our rural agents can
assist with diversification,
BPS & grants, wayleaves,
easements, tenancies,
valuations, compensation
and much more.
Commercial
Our commercial agents
can help with the
sale, purchase, letting,
management, valuation
and rent reviews of your
commercial property.
Dispersal Sales
Our auctioneers have been
selling live and deadstock,
fodder and standing straw
since 1858, achieving
the highest prices for our
clients.
Planning
Our team of planning
consultants keep abreast of
ever-changing legislation
to help you secure
planning permission
for a wide range of
developments.
Farm Agency
Specialist farm and land
agents with vast experience
and market knowledge
for selling paddocks to
commercial farms and plots
to country estates.
Building & Design
From new build to
renovation, listed buildings,
project management and
disputes, our property
experts can advise you on
the process.
Land & New Homes
From green field to
point of sale, our team of
planners, design & survey
and sales agents can
guide you through the
whole process.
Valuations &
Surveys
Our residential, agricultural
and commercial surveyors
carry out valuation and
surveys for a variety of
purposes.
The London Office
A real London agency
for the sale, purchase
and letting of residential,
agricultural, commercial
and investment property.

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Touch
Axminster 01297 33122
Beaminster 01308 863100
Blandford 01258 452670
Bridport 01308 459565
Dorchester 01305 261008
Ilminster 01460 202994
Poundbury 01305 251154
Salisbury 01722 334323
Sherborne 01935 814488
Sturminster 01258 473766
Wareham 01929 508324
Wimborne 01202 843190
Yeovil 01935 423526
London 020 7839 0888
Property 01305 236237
Management
*Lettings offices shown in bold type
symondsandsampson.co.uk