• Ara Lettings Ltd will arrange to provide a guide on the rental price of the Property, usually by visiting.
• Ara Lettings Ltd will promote the Property in appropriate ways to find a suitable Tenant for the Property.
• The Landlord will arrange for the legally required checking, paperwork and other legal requirements associated with the Property and Tenancy. This may include, but is not limited to, the initial and ongoing requirement for a gas safety record, an energy performance certificate, electrical installation testing, portable appliance testing, a fire risk assessment (where applicable), an asbestos risk assessment (where applicable), a legionella risk assessment and licensing requirements. This element does not apply to the following levels of service.
• For Introduction Only Service Landlords, once contact is made by a prospective Tenant, Ara Lettings Ltd will put the prospective Tenant in contact with the Landlord who will then arrange all viewings and Tenancy paperwork.
• The Landlord will need to comply with the deposit legislation and any checks necessary under the Immigration Act 2014 and the Immigration (Hotel Records) Order 1972. This element does not apply to the levels of service detailed in Our Let Only Service, Our Letting and Rent Collection Service and Full Management Service.
• Additional services are available for a fee.

In addition to the Introduction Only Service provisions:

• In order to comply with legislation, Ara Lettings Ltd will arrange for the pre-Tenancy checking, paperwork and other requirements associated with the Property. This may include, but is not limited to, the initial, but not ongoing, requirements for: a gas safety record, an energy performance certificate, electrical installation testing, a fire risk assessment (where applicable), an asbestos risk assessment (where applicable) and a legionella risk assessment. All costs will be borne by the Landlord, even if the Property is not actually let through Ara Lettings Ltd. If you already hold valid paperwork, all current copies must be supplied to Ara Lettings Ltd on instruction and no later than the start of the Tenancy. This element is amended for the Full Management Service.
• Ara Lettings Ltd will arrange viewings with prospective Tenants either using the keys supplied by the Landlord or in co-ordination with the current occupier. All viewings will be accompanied by Ara Lettings Ltd unless agreed otherwise.
• Once a prospective Tenant is found who is interested in the Property, they will be asked to complete an application form giving information about themselves.
• Ara Lettings Ltd will then take references appropriate to the circumstances of the prospective Tenant. This may be done by Ara Lettings Ltd or may be outsourced to a referencing company as Ara Lettings Ltd thinks fit.
• Ara Lettings Ltd agrees to carry out any necessary checks under the Immigration Act 2014 and the Immigration (Hotel Records) Order 1972 before the initial occupation is granted. For Let Only Landlords, the Landlord will be responsible for any further necessary checks under the Immigration Act 2014 and the Immigration (Hotel Records) Order 1972.
• On receipt of satisfactory references, Ara Lettings Ltd will set up the necessary paperwork to let the Property on an appropriate Tenancy.
• Ara Lettings Ltd will, if appropriate, arrange for the initial production and subsequent agreement of an inventory and schedule of condition of the Property at the move in.
• Ara Lettings Ltd will sign up the Tenant and collect any money due, giving the Tenant copies of appropriate paperwork.
• Ara Lettings Ltd will account to the Landlord after the start of the Tenancy.
• If a deposit has been collected and requires protection then you will either need to have a custodial scheme account of your own for us to transfer the deposit money into or you will have to purchase protection with an insured scheme and we will only send you the deposit once you have sent evidence of that protection. If we do not receive evidence within 10 days, we will protect the deposit in order to protect you. We will not, however, have any involvement in the agreement about the refund of the deposit or any disputes at the end of the Tenancy. This element is amended in our Full Management Service.
• We will not be responsible for checking the licensing status of the Property under Parts 2 and 3, Housing Act 2004 or confirming that you have appropriate planning permission or all necessary permissions from mortgagees, insurers, or other legal or beneficial owners of the Property.
• For Let Only Service Landlords, Ara Lettings Ltd will then send the Landlord the funds, less expenses, and the paperwork. This element does not apply to the levels of service detailed in Our Letting and Rent Collection Service and Full Management Service.

In addition to the Let Only Service provisions:

• Ara Lettings Ltd will use reasonable endeavours to collect rents or others charges due from the Tenant and provide monthly accounts to the Landlord. However, Ara Lettings Ltd will not be liable for the amount of any arrears nor for any legal or other costs incurred by Ara Lettings Ltd, or the Landlord, or any other party, in respect of the recovery of such arrears.
• In order to minimise our environmental impact, we will email rent statements and invoices to the email address stated on page 1 of this agreement, unless otherwise requested.
• Ara Lettings Ltd agrees to account to, and pay, the Landlord any rent collected less fees or other charges due.
• If the Landlord resides or is incorporated overseas, Ara Lettings Ltd must account to HM Revenue and Customs for the rental received and this can include deducting the basic rate of income tax or the equivalent sum for companies. To avoid this, the Landlord must apply to HM Revenue and Customs for approval for gross rents to be paid. If such approval is not obtained, an extra charge will apply as per the Scale of Charges to cover the cost of the extra work involved.

In addition to the Letting and Rent Collection Service provisions:

• Ara Lettings Ltd will use its reasonable endeavours to arrange minor repairs, general maintenance and replacements to the Property without consulting the Landlord up to the value of £250.00. Ara Lettings Ltd will be responsible for the ongoing requirements for: a gas safety record, an energy performance certificate (where applicable), electrical installation testing, a fire risk assessment (where applicable), an asbestos risk assessment (where applicable) and a legionella risk assessment. All costs will be borne by the Landlord. Ara Lettings Ltd will not be responsible for damage or loss incurred to the Property, Tenant or the Landlord in the event of repairs, general maintenance or replacements not being carried out.
• Ara Lettings Ltd will make reasonable efforts to carry out periodic visits to the Property, no less frequently than annually, subject to circumstances beyond our control, Tenant refusal etc. and send a report to the Landlord but such visits and reports can only be regarded as general oversight of the Property and its care by the Tenant and will only detect matters which are obvious on a cursory visual inspection. Ara Lettings Ltd does not accept responsibility for any actual variance between the report and the items reported upon. Ara Lettings Ltd will liaise with the Tenant on all day-to-day matters arising.
• Ara Lettings Ltd will use reasonable endeavours to assist with recovering possession of the Property in accordance with instructions received but cannot be liable for any delays, damages or costs incurred because such vacant possession is not achieved within the timescale requested. It will be the responsibility of the Landlord to instruct solicitors, with whom Ara Lettings Ltd will then liaise. Ara Lettings Ltd will not be liable for any legal or other costs incurred in any action against current or previous Tenants, undertaken on the Landlord’s instructions.
• Unless otherwise agreed, if a deposit has been collected and requires protection, Ara Lettings Ltd will protect the deposit and negotiate the return of the deposit at the end of the Tenancy. If a dispute is raised then Ara Lettings Ltd will assist the Landlord in the deposit dispute process.
• Ara Lettings Ltd will provide updates to the written statement and send these to the Tenant as and when required. Please note this service is not included in any other level of service.

• The Landlord will be responsible for the arrangement and valid continuance of adequate buildings and contents insurance on the Property unless specifically agreed otherwise in writing with Ara Lettings Ltd. Furthermore, the Landlord will inform Ara Lettings Ltd in writing of any action that needs to be taken to ensure continuance of insurance either for renewal or because the Property is vacant.
• Ara Lettings Ltd should be informed immediately of any substantial change affecting the Property and/or Ara Lettings Ltd’s management of it. The Landlord accepts that Ara Lettings Ltd can best carry out their management function if they are aware of possible problems arising.
• The Landlord will not hold Ara Lettings Ltd liable, and will refund any losses to Ara Lettings Ltd, for the cost of complying with any existing or future legislation affecting the letting of the Property and the cost of repairing and removing and replacing any dangerous and/or defective equipment and/or furnishings with safe and compliant equipment and/or furnishings.
• If Ara Lettings Ltd feels it will provide better service, Ara Lettings Ltd can arrange to instruct sub-agents to assist in the marketing or management of the Property. This will be at no additional cost to the Landlord, unless specifically agreed and confirmed in writing.