Fully managed via agent - question about repairs

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    Fully managed via agent - question about repairs

    Hi,

    Im looking to get a BTL within the next few months and I will be going down the fully managed route with an agent.

    How are the repairs handled? is it all done through the agent or is it advisable I get my own emergency boiler / maintence cover?

    Which is the better option and are agents OK with landlords having their own cover?

    #2
    It should be covered in YOUR contract with THAT agent. Different agents have different agreements. Read it & see what it says!

    Strongly suggest you join NRLA & do courses in how to be landlord:. Or agent will be able to pull wool over your eyes.
    I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

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      #3
      Thanks I will look into NRLA.

      I'm still in the research phase of becoming a landlord so not looked into what different agents provide.

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        #4
        I don't use agents -- but if I did I would not let them carry out any repairs or maintenance at all without asking individually and having me decide whether I wished them to arrange it. Bank on paying double via the agent after a few backhanders.

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          #5
          I figured the agent could try and mark up repairs which i why i thought if i get maintance insurance i could then be in more control. if they try and pull the wool over my eyes.

          I guess the first year will be a expensive learning experiance.

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            #6
            Originally posted by Jk2020 View Post
            I figured the agent could try and mark up repairs which i why i thought if i get maintance insurance i could then be in more control. if they try and pull the wool over my eyes.

            I guess the first year will be a expensive learning experiance.
            Maintenance insurance wouldn't cover you for absolutely everything you might need a tradesman for - and that's where any agent mark-up would still apply. Don't forget that the tenant fees ban has left letting agents short on income, and they will want to recover it somehow.

            My advice would be - unless you really can't - to manage yourself, but not before doing your homework and learning the job properly (this forum is brilliant for info). Use something like OpenRent to find your tenants and get yourself acquainted with some reliable tradesmen (word of mouth or recommendations from your social media contacts). From reading your post, you haven't got your BTL property yet. Might be best to learn the ropes first, then buy one.

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              #7
              Originally posted by AndrewDod View Post
              I don't use agents -- but if I did I would not let them carry out any repairs or maintenance at all without asking individually and having me decide whether I wished them to arrange it. Bank on paying double via the agent after a few backhanders.
              My experience has been otherwise.

              My agent tells me how much something will (most likely barring disaster) cost and, so far, it's been about the right price or cheaper than I could arrange it.
              It's more than possible that they're marking the price up or taking a kick back, but they still work out cheaper than I could get the work done.

              Mostly I save money because they have access to local handymen who work cheaper than the specialist tradespeople I'd have to call out.
              When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
              Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

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                #8
                Originally posted by jpkeates View Post
                My experience has been otherwise.
                Yes, there are good agents out there. But even then I guess it would always be a mistake to allow an agent to go ahead and do work without asking, or to sign a contract which somehow disables the landlord from acting separately from the agent. In the worst case any agency contract should allow for the possibility of dismissing the agent completely at any time from acting (albeit a fee might still be payable).

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                  #9
                  My agent pretty much always asks for an OK, other than emergencies or when we've told them we're not easily contactable.

                  But I totally agree with your comments.
                  When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
                  Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

                  Comment


                    #10
                    My agent has my authority to do minor repairs if they can get hold of me, but generally I would expect to be told about the issue and given a quote before any work is done.

                    It is one of the questions you should ask your prospective agent before signing a contract to so you both understand what has been agreed.

                    Some LLs with agents are very hands on & others are very hands off - it is about being clear what is expected and what you are paying for. Don't touch an agent who adds a charge to the maintenance cost for their efforts - it should be part of your management contract.

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                      #11
                      You could go fully managed and the agent would instruct contractors on your behalf for annual gas safety EICR every 5 years and EPC every 10 years..They have contractor access because of volume of business they put their way...you could organise all your own works which will be cheaper bit you need to be organised and what happens in an emergency or other issues come up.like check in and check out reports. Inspections and collecting the rent..what happens if the tenant defaults on rental payments so consider RLP?

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