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lettings

Landlord Responsibilities

The success of your rental property is our number one priority and keeping our landlords updated is key to that success. From keeping you updated on the ever changing legislation to updating you on repairs, or even just to let you know that a property inspection has gone well, our team will keep you updated each step of the way.

Letting Agent

A new Letting Agent Code of Practice came into force on 31 January 2018. This is a set of rules that all letting agents must follow in order that they provide a service standard to both landlords and tenants. At Robb Residential we pride ourselves on providing a ‘best in class’ service and experience to both Landlords and Tenants. We can arrange a Risk Assessment on your property as well as a carefully considered and reliable Valuation. This will ensure that we let your property compliant with all legislation, that you fulfil all landlord obligations and that you obtain the best possible return on your investment. Our Letting Agent Number is LARN2002002 and we are members of the Scottish Association of Landlords (SAL).

Landlord Registration

All private landlords must apply for registration to the local authority covering the area where their property is located. The local authority must be satisfied that each landlord is a fit and proper person to let property. The system will make sure that all landlords are accountable for minimum standards. It will allow tenants and neighbours to identify and contact landlords of private rented property. www.landlordregistrationscotland.gov.uk

Mortgage & Insurance

When you take out a residential mortgage, one of the criteria will be that you are prevented from letting out your property – if you do so without informing your lender, you will be in breach of the conditions of your mortgage. If you let your property with a residential mortgage and your lender learns that you have tenants in your home, it could be viewed as mortgage fraud, it could trigger your lender into demanding that you repay the mortgage immediately or they could make a move to re-possess your home. It is therefore critically important that you get permission from your mortgage provider that you are permitted to let your property before making arrangements to let it, and that you obtain adequate landlord insurance to protect your investment.

Safety Certificates

Electrical Installation & Condition Report & Portable Appliances (EICR & PAT). A new duty to carry out electrical safety inspections came into force in 2015. There are two parts to the electrical safety inspection, (1, EICR) an inspection of installations, fixtures and fittings, and, (2, PAT) a record of testing of appliances provided by the landlord.

Landlord Gas Safety

The Gas Safety (Installation and Use) Regulations 1994 require that gas appliances are properly installed and maintained in a safe condition so as to avoid the risk of carbon monoxide poising. It is the responsibility of landlords to ensure that all gas appliances and gas installation pipe work owned by them are checked for safety at least once a year by a Gas Safe registered engineer. In addition accurate records of the safety inspections and any work carried out must be retained. The current safety record must be available for any tenant prior to taking occupation of the property and that they form part of their move in pack.

Legionella Risk Assessment

Landlords of residential accommodation have responsibilities for combating Legionnaires’ Disease. Health and safety legislation requires that landlords carry out risk assessments for the Legionella bacteria which cause Legionnaires’ Disease and thereafter, maintain control measures to minimise the risk. Most rented premises will be low risk but it is important that risk assessments are carried out and control measures introduced.

Smoke Alarms

The Housing (Scotland) Act 2004 requires adequate provision for the detection of fire. Smoke alarms – You can install tamper proof long-life lithium battery alarms or mains-wired alarms (expiry dates will be required).

  • One smoke alarm installed in the room most frequently used for general daytime living purposes.
  • One smoke alarm in every circulation space on each storey, such as hallways and landings.
  • One heat alarm installed in every kitchen.

All alarms should be ceiling mounted and interlinked. There is also a requirement for carbon monoxide detectors to be fitted where there is a carbon-fuelled appliance such as boilers, fires, including open fires, heaters and stoves, or a flue.

The Repairing Standard

Each property must meet a minimum physical standard throughout the whole period of any lease. Primarily the property must be wind and watertight and in all other respects fit for individuals to live in. It must be connected to mains water and electricity and fixtures (internal and external), fittings and furnishings must be in a reasonable state of repair. Fire safety standards also apply. Chapter 4 of the Housing (Scotland) Act 2006 provides full information.

Implementing the Standard

If tenants feel their landlord has failed to respond to requests for a repair, they can contact the Private Rented Housing Committee. The tenant must have given the landlord notice that the repair is needed and a reasonable time to carry out the repair, which can vary depending on the nature of the repair. If the landlord fails to carry out the work, the Committee can order the landlord to do it. For more information, try www.prhpscotland.gov.uk

Overseas Landlord Tax Exemption

If you are living outside the UK, you must apply for tax exemption on the rental income generated from a property in the UK. Robb Residential is legally obliged to deduct tax from the rental income until an exemption certificate has been received. Certificates are personal and not property related, so each owner or joint owner of the property must have a separate certificate. www.hmrc.gov.uk/international/nr-landlords.htm

Furniture and Furnishings

The Furniture and Furnishings (Fire Safety) Regulations 1988 (amended 1989, 1993 and 2010) are UK law and are designed to ensure that upholstery components and composites used for furniture supplied in the UK meet specified ignition resistance levels and are suitably labelled. The regulations apply to all upholstered furniture including beds and headboards and other soft furnishings including bedding. Antiques and other older items made prior to 1950 are excluded. Items bought from a reputable supplier since March 1990 are likely to comply. In practice, items which comply are likely to have a suitable permanent label attached. If you are in any doubt, please contact the manufacturer.

Security Deposits

Tenancy Deposit Schemes (Scotland) Regulations 2011, brought into practice guidelines laid down in the Housing (Scotland) Act 2006 to ensure deposits are held, administered and returned fairly. All landlords must now put rent deposits into a recognised third party trust scheme. Robb Residential currently uses Safe Deposits Scotland.

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what our customers say

Thank you all so much for your assistance in marking and selling my home. You did a fabulous job throughout, it was a plasure to work with you all.
Ms Marijuan

what our customers say

From the initial contact, during the sales meeting and then throughout the sale of our property, we found the staff at Robb Residential to be professional and very personable. We were very happy with the interest generated and with the rather interesting final outcome.
Mr Harvey & Ms Wells

what our customers say

We are really looking forward to Elliston House. I’ve lost count of how many trades I have scheduled for visits during the first week and I can’t wait to renovate the house over the next couple of years.  Elliston is something special and I’m so...
Mr Hogg

what our customers say

I’ve dealt with many agents over the years. I’ve found Robb Residential’s professionalism and approach unparalleled in the local market. Thank you.
Mr Hogg

what our customers say

If we win the lottery and wish to purchase another delightful Scottish prooerty you will be our first port of call.
Karen and Michael

what our customers say

Although Nicole was acting for the seller, we had regular contact throughout the process as she sought to ensure that the sale moved forward. It was a very stressful process for everyone involved and Nicole was fantastic in being the central co-ordination in her support...
Lindsay
Google
EXCELLENT Based on 118 reviews
Wisam Abbas
Wisam Abbas
20/05/2022
Excellent team. They take great care of tenants. I felt at ease throughout the renting process. The response to any arising matters is quick and professional. I am very satisfied with the service. Thanks
Iain Turner
Iain Turner
19/05/2022
Having been let down on a number of occasions, we decided to move to this company. Our house is on the west coast of Scotland and we are based in Norfolk, so it is very important to us that they deal with things locally. And they have. They organised the installation of a new Calor tank, replacing the roof, redecoration and many other "routine" tasks. I cannot recommend them highly enough as a company that makes things happen without nagging. They are brilliant and I would 110% recommend them to anyone looking for a letting agent. Particular mention to Rachel who is my direct contact. She is utterly, almost ruthlessly, dependable and understands that I want the best for my tenants as well as myself.
Marwa Osman
Marwa Osman
19/05/2022
I rented an apartment from this agency over 6 years ago and now I'm back and dealt with them too. They are very helpful, professional and responsive. Hope everyone has an amazing experience like the one l had it with Robbie residential highly recommended 👌
Cath Murphy
Cath Murphy
17/05/2022
I have had the privilege of working and instructing the Robb Agency on many of my rented properties over the years. They have always proved to be extremely helpful and reliable, not just with me but also my tenants. The Agency always takes me through the lettings process in a friendly and diligent manner.
Monica Shaw
Monica Shaw
13/05/2022
Having just moved from Wiltshire to Scotland in search of my dream rural property in the West Highlands, I was delighted to come across my current tenancy for which Robb Residential was the agent. They made the process as smooth and seamless as it could possibly have been, communicating the whole way through with updates on the property. All around genuine nice folks who seemed earnestly please about us getting into this home that we love so much. Thanks!!
mark washer
mark washer
13/05/2022
Rachel kept us informed throughout the process, these things can be quite frustrating, but Rachel made it very easy. Rachel was also very cheerful and positive which makes all the difference. Jonathon who did the viewing and handover was also very helpful and cheerful.
Lee-Anne Watt
Lee-Anne Watt
09/05/2022
Fantastic experience with renting a property with the Robb Residential Team. Dedicated, trustworthy and completely client focused-thank you!
Marion Walker
Marion Walker
26/04/2022
The service I have received from Carolyn has been second to none. She has been an absolute gem - totally understanding our needs and extremely attentive, friendly and professional. I cannot recommend her or Robb Residential enough.
Tasha k
Tasha k
26/04/2022
Great service highly recommend, best service I have had with dealing with an agent. Mark is a great help and a pleasure to deal with!!!
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Robb Residential is a national middle-to-prime market property consultancy.
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