The Prepared Negotiator

Having worked in the Lettings industry for a long time you realise that on the whole, Letting (and Sales) Negotiators are often ill prepared when conducting a viewing.

It has always been my aim to ensure a Negotiator is sent out with:

a) Business card and set of details
b)The Negotiator Essential Briefcase

Its my opinion that Negotiators should be able to show every property in its best light. This becomes critical as the winter months approach.

A negotiator should always arrive 5 minutes before a viewing, lamps and lights put on, a squirt of air freshener, any external doors you need to go through unlocked and ready for access. Preparing a property to show it at is best potential is key.

Essential Briefcase contents:

Air Freshener - A quick squirt of forest pine can blast away the smells of an empty closed up property, smells entice memories, musty is off putting.

Torch - As night falls there are dark spots that make it difficult to even find the porch light switch. Its essential that in a dark spot an outside light is on before the viewing commences for the Negotiators safety and so a client is not put off because they feel concerned about the dark. This is not limited to rural areas.


Shoe Covers - I am amazed that agents do not insist all staff have these for their Negotiators and their prospective tenants. In the wet weather even a good wipe will leave some debris on the shoe and not everyone wants to take their boots off when its cold. Shoe covers save any embarrassment and more importantly protects the owners carpet from dirty footprints.

WD40 - For the tricky lock or the rusty bolt on the back gate or shed.

A Light Bulb - When you show the property in the day you may not have noticed there was no hall light - a prospective tenant needs to be able to see and dark properties are not as welcoming.

A Compass - For the inevitable "which way is the garden facing?" question.

Box of Tissues - Anyone who has been in this role will know that at some point someone wants to use a loo in a property. If the property is vacant there may not be loo roll. It makes you stand out from other agents if you are prepared.

Camera - If you spot something you think your client needs to be aware of from wasp nests to leaks- a photo now saves another journey later.

Paper, marker pen and sticky tape - maybe leave a note on a communal door if you want to nip up to the flat before hand.

I know this may sound excessive, however being prepared and being able to cope with any situation makes the difference between a poor agent and a good agent. It shows a level of professionalism and that the Negotiator is taking pride in ones job.

Responsible referencing

The Property Ombudsman has reported a surge of complaints relating to tenant references thus indicating that some Letting Agents are failing to meet their obligations under the Property Ombudsman's code of Practice.

Christopher Hamer was recently quoted for an Article in The Negotiator magazine, in which is stated " I am dealing with a significant number of cases bought by landlords who are concerned about the reference details provided to them by Letting Agents. This reinforces the importance for any letting agent to firmly understand what their obligations are under the Code of Practice and what they should see as best practice if they are not members"

Sally Asling, director of SurreyLets agrees that referencing is not always everything it should be in the industry when agents attempt to cut outsourcing costs and take referencing themselves.
"We live in a world now where financial information is all stored and credit history is ever important. Agents not doing credit referencing are missing a hugely important chunk of detail that is essential. In my opinion whist Christopher Hamer stated in his comments in Negotiator magazine that he believes a bank reference is necessary, I would disagree. Money in the bank can be here today and gone tomorrow. What landlords need to know is if the applicant is credit worthy, and for that it needs to be outsourced to a specialist referencing company."

"At SurreyLets we outsource our tenant referencing to Endsleigh who do a full comprehensive check on every tenant. This includes the following:

Affordability Check - Income validation score indicates the degree of confidence in the income stated by the applicant. Affordability of the rental share using the income validated by the income references

Authentication - Incorporates Voters Roll check and Experian's Authentication score

Adverse Data - Public information check for CCJ's, Bankruptcy and voluntary arrangements

Fraud Check - Score of Fraud Potential

Tenancy Score - The score indicates the likelihood of the applicant to default on their rental payments

Income reference - Where the applicant is employed, self employed or retired, income and employment

Landlord reference- Previous Landlord is contacted to establish if there was any payment issues or any dilapidation's were recorded

Decision - An automated decision using sophisticated scoring technology to increase decision speed

Sally Asling further adds "Once a tenant has been referenced and accepted by this procedure, Endsleigh are able to offer the Landlords a rental insurance for a year for under £100.00 (terms apply). I am confident that our references are thorough and that the Landlord is then able to make an informed decision "

Fabulous House in Effingham Junction / East Horsley to rent....

SurreyLets are proud to have on the market a modern, bright and spacious family home situated within a short walk of Effingham Junction Train Station and set in the catchment area for the Lord Howard of Effingham School.

As you walk into the entrance hall of this property you get a sense of space and proportion with oak flooring, high ceilings and doors from the hall that invite you to the rooms beyond.

The lounge is triple aspect and for me personally has imaginings of a family Christmas as the room with its high ceilings and good proportions scream a real Christmas tree! I don't know why, but many of the applicants I have shown have said the same things. Its a great space. Downstairs houses a modern oak and black granite kitchen with space for a generous proportioned breakfast table - perfect for family living.

Downstairs additionally offers three further rooms and a modern spacious downstairs shower room. The three further rooms could be a playroom, a study and a 4th bedroom -although this generous space is totally flexible and enough to satisfy a variation of uses.

Upstairs the high ceilings are still there so the feeling of space stays with you which is often not the case in a chalet style home. The Master Bedroom is generous in size with a feature window. There is inbuilt storage cupboards that provide practical storage and in the eves storage surrounding the room. The Master Bedroom has an en suite shower room with again is spacious and modern.

Upstairs is a further double bedroom of good proportion and a small single room which is a child's delight due to its in the eves build. The Family Bathroom is well laid out with both a shower cubicle and a bath.

Externally the property has an enclosed rear garden, an integral garage and off road parking for 3 or 4 cars.

At £2500pcm this represents excellent value and is available immediately - if I were looking right now I would be tempted to be in before Christmas (think back to the lounge!!)

If you would like to view this property, please call SurreyLets on 01483 282470 or e-mail us at info@surreyletsonline.co.uk