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Residential Letting Agents
Located in Swindon, Wiltshire UK

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One of the best moves you’ll ever make is with Home Choice. Whether taking your first steps to owning your own home, relocating, carrying out renovations or just need more space – Home Choice can show you the moves. Established in Swindon in1997, Home Choice is a dedicated independent residential letting agent and management specialist in rental properties and rental property.

Catering to all sectors, we have a range of 200 properties in Swindon and the surrounding villages. Register with us for free using the online form or call 01793 431725. Click search for current availability.

Something to celebrate
Rental properties can be tailored to suit your needs and if required keys can be exchanged within 48 hours of application (subject to checks). All tenants receive a welcome pack and something to celebrate!

We let - you relax
With extensive local knowledge, Home Choice provide a personal but highly professional service for rental properties in Swindon. Home Choice are members of the following industry regulatory bodies: the Association of Residential Letting Agents (ARLA), the National Association of Estate Agents (NAEA), the National Approved Letting Scheme (NALS) and the Tenancy Deposit Scheme (TDS). Click on these links (or buttons at the foot of every page) for more information on the protection these organisations offer both tenants and landlords. For additional protection in the private rented sector Home Choice are members of the ARLA Bonding Scheme.

Since its inception in 1997 Home Choice has established a significant portfolio of managed rental properties by specialising in a highly personal approach to professional property management. The appeal and attraction of focusing on the needs of both Landlords and Tenants has enabled Home Choice to create a portfolio of over 100 highly satisfied Landlords. Now, we invite you to experience the Home Choice caring approach first hand.
Experienced at all levels, the team at Home Choice believe that 'the only way to succeed is to deliver a personal, quality, ethical and professional service'.
All too often you are promised feedback, after sales service and 'no hidden extras'. But in reality, this promised service level is seldom realised. With Home Choice it is guaranteed.

Our work ethic has the following immediate benefits:
- Home Choice are a specialist letting agency (we do not sell houses)
- Home Choice staff operate a flexible working policy and are often available outside normal office hours.
- Home Choice staff are fully trained and qualified in residential lettings
- For your protection, Home Choice operate a designated Landlord Client Account with the local Lloyds Bank
- For the protection of Landlords and Tenants, Home Choice are approved members of The ARLA Bonding Scheme
- Home Choice also hold Professional Indemnity Insurance, for your complete peace of mind
- Home Choice are approved members of the Ombudsman for Private Business Scheme, and in this capacity have been vetted in terms of integrity, quality and service
- Home Choice are approved members of the Association of Residential Letting Agents (ARLA) and the National Association of Estate Agents (NAEA)
- Home Choice strive to cultivate a culture of true professionalism and caring

Tenant information

Rent
The rent is payable per calendar month, in advance by Standing Order

Deposit
A deposit equal to 1.5 month's rent is payable in advance, and is returned at the end of the tenancy less any deductions which may be necessary.

Type and Duration of Tenancy
Properties are normally let on the basis of an Assured Short-hold Tenancy Agreement.The normal term of the tenancy is a minimum of 6 months.

Reserving a Property
Together with a completed application form Home Choice require a non returnable holding deposit of £100.00.Provided the reference checks are satisfactory, these monies are deducted from initial month's rent

Administration Fees
There is an administration fee of £100.00 per person which is payable prior to tenancy.This fee covers all administration costs including reference checks and raising Tenancy Agreements

References
Home Choice use a specialist external referencing agency.Verification checks are carried out by them on issues such as employment position and salary, home addresses for the last 3 years, date of birth, County Court Judgments, bank and finance houses and local authority references.

Insurances
The owner of the property is liable for insurance of his own possessions, but the tenant is responsible for insuring his own possessions.Information for landlords considering renting out their property

Tenancy Agreement
Properties are currently let on the basis of an Assured Shorthold Tenancy. Since 1st March 1997 agreements can be entered into for short periods, however, it is our policy to encourage clients to enter into agreements for an initial minimum fixed term period of at least six months. Thereafter, a new fixed period can be established or the tenancy continues as a Statutory Periodic Assured Shorthold Tenancy, whereby at any stage the landlord can give two months notice, or the tenant one month. If possession of the property is required at the end of the initial six months period, the landlord must give two months notice prior to the end of the fixed term.

Current Market
Generally, the local market is very good for landlords (provided the property is let in good, clean condition). Nevertheless the marketing of a property, finding a suitable tenant and carrying out the necessary checks does take time. Four to six weeks is a reasonable estimate.

Rent Levels
We recommend that a property is marketed at a Realistic Rent Level ie. somewhere between the maximum and minimum levels that the sort of property could command in the local area. This ensures that a relatively large number of applicants apply, thus providing many candidates for tenant selection. Too high a rent level can also result in the property remaining unoccupied for long periods (with no income!).

Fixtures & Fittings
It is always preferable to let a property unfurnished; however, we can readily market furnished properties in which case an Inventory as well as a Schedule of Condition would be drawn up. You do need to be aware, however, of the statutory regulations concerning fixtures and fittings:
- Furniture & Furnishings (Fire)(Safety) Regs 1988 - soft furnishings must comply with the match test and cigarette test. Soft furniture manufactured before First March 1989 is unlikely to comply.
- Gas Safety (Installation & Use) Regs 1994, and Amdt 1996 - all gas appliances, associated pipework and flues must be maintained in a safe condition and checked for safety at least every 12 months by a qualified engineer.
- Low voltage Electrical Equipment Regs 1989 - all supplied electrical equipment must be safe.

Decorative Order
We recommend that the property be let clean and in a good decorative order. If you were to use a firm of professional cleaners to carry out the cleaning work, many tenants are amenable to using the same firm when they vacate the property. Generally, tenants will respect and care for a property let in good condition.
The number of properties available to let is increasing, and therefore in order to realise the true potential of a rental property it is imperative that the property is maintained and decorated to a high standard.

Mortgage
If the property is mortgaged you will need to obtain permission from the Mortgage Company prior to renting it out. This is usually no more than a formality, but they will charge a fee (£50 to £75) and require to see examples of our documentation.

Utilities andTaxes
In respect of services the tenant is responsible for gas, water, electric and council tax charges. It is a service provided by Home Choice that all utility readings are taken and details given to each utility with the exception of BT, as part of the Full Management Service.

Insurance
The landlord is responsible for buildings and contents insurance; the tenant is responsible for his/her own possessions. If required we can arrange landlord insurances through specialist Insurance companies.

Deposits
The tenant is required to pay certain monies in advance i.e one month's rent in advance, a holding deposit equal to one and a half month's rent, and legal and administration fees.

Payment of Rent Rents are paid directly to the landlord's bank account, or via the post, within ten working days after receipt. Details will be forwarded to the landlord monthly via a Property Management Statement.

Income Tax
Income from property rental is treated by the Inland Revenue as unearned income, and as such is liable to standard rates of taxation. There are, however, many allowances and expenses that can be used to offset the taxation; details can be obtained directly from the Inland Revenue or your accountant. You should be aware that self-assessment taxation which came into effect on 6th April 1996 requires landlords to retain all records of income and expenses regarding their property.

Landlords Resident Abroad
If you are moving abroad then the Property Manager is required by law to deduct the required amount of tax from the rental income, however, this can be avoided if you register with the Inland Revenue Financial Intermediaries & Claims Office (FICO). Home Choice will be happy to provide the necessary documentation in this respect.

Maintenance
Under the full management service regular inspections will be made of the property, and a letter confirming the condition of the property is sent to the landlord. Maintenance requirements tend to fall into three categories:
- If as the result of an inspection or report by the tenant that maintenance is required, details will be forwarded to you for consideration, with a suggested course of action.
- 'Minor' maintenance. We would request that we be authorised to spend up to a fixed amount (£100) without reference to yourself to make good minor repairs eg. leaking taps, sticking doors etc.
- If an emergency situation arises, we, as the managing agents would take whatever action necessary to secure the property and effect the repair as quickly as possible.

Housing Benefit
Housing Benefit is a benefit that the Government pays via the local authority to people on low incomes to provide assistance with rental payments. Unfortunately there is often a stigma attached to tenants in this predicament, however, our experience has shown that many are trustworthy, loyal and maintain their properties in excellent condition. Tenant applicants in receipt of Housing Benefit still have to provide the required deposits and monies, and also a guarantor who is a house owner; they are treated no differently from other applicants.
We would advise you whether your property was suitable for a Housing Benefit tenant, however, the final decision on whether or not to accept such an applicant lies with you, the Landlord.

Landlords - service levels
Home Choice strive to cultivate a culture of true professionalism and care.
Home Choice's policy is to be clean and precise in describing what you can expect from our service levels. Quite simply, you can select the service level that best suits you, with the confidence of there being no hidden charges.

Level 1 - finding a tenant
Our entry level service for Landlords wishing to undertake full day-to-day administration and management of the Tenancy process, and who require us to find just the right kind of Tenant for their property.
- Home Choice will at all times act in a caring, ethical and professional manner with all parties involved in the Tenancy process.
- Consult with you, understand your specific needs and preferences, and then move forward with clarity in establishing a successful Tenancy.
- Carry out comprehensive marketing of the property to find you the right Tenant.
- Arrange and conduct accompanied viewings.
- Thoroughly vet all applicants to take adequate precaution to ensure they are of sound character and have appropriate financial standing to undertake the Tenancy.
- Collect cleared funds to cover the initial rent period.
- Collect cleared funds as a security deposit, being a minimum of one and a half calendar month's rent, which are held by Home Choice as stakeholder.
- Arrange for a detailed Inventory and Schedule of Condition to be compiled.
- Undertake a smooth check-in when the Tenant moves into the property.
- Notify all utility companies and the local council (for Council Tax purposes) of new tenancy.
- Ensure compliance with Statutory and Legal requirement.

Level 2 - collection of rent
An intermediate level service for Landlords wishing to undertake full day-to-day administration and management of the Tenancy but who require Home Choice to collect and distribute the rental monies.
- Home Choice will at all times act in a caring, ethical and professional manner with all parties involved in the Tenancy process.
- Consult with you, understand your specific needs and preferences, and then move forward with clarity in establishing a successful Tenancy.
- Carry out comprehensive marketing of the property to find you the right Tenant.
- Arrange and conduct accompanied viewings.
- Thoroughly vet all applicants to take adequate precaution to ensure they are of sound character and have appropriate financial standing to undertake the Tenancy.
- Collect cleared funds to cover the initial rent period.
- Collect and distribute cleared funds for each rental period during the Tenancy.
- Collect cleared funds as a security deposit, being a minimum of one and a half calendar month's rent, which are held by Home Choice as stakeholder.
- Arrange for a detailed Inventory and Schedule of Condition to be compiled.
- Undertake a smooth check-in when the Tenant moves into the property.
- Notify all utility companies and the local council (for Council Tax purposes) of new tenancy.
- Ensure compliance with Statutory and Legal requirement.

Level 3 - full management
Our comprehensive management service is specifically geared to Landlords requiring worry-free letting of their property, and wanting a Property Management Specialist in complete charge of the entire Tenancy. Home Choice will:
- At all times act in a caring, ethical and professional manner with all parties involved in the Tenancy process.
- Consult with you, understand your specific needs and preferences, and then move forward with clarity in establishing a successful Tenancy.
- At all times manage the Tenancy process and all the day to day activities involved in operating a successful Tenancy.
- Carry out comprehensive marketing of the property to find you the right Tenant.
- Arrange and conduct accompanied viewings.
- Thoroughly vet all applicants to take adequate precaution to ensure they are of sound character and have appropriate financial standing to undertake the Tenancy.
- Collect cleared funds as a security deposit, being a minimum of one and a half calendar month's rent, which are held by Home Choice as stakeholder.
- Collect and distribute cleared funds for each rental period during the Tenancy.
- Prepare an Inventory and Schedule of Condition.
- Undertake a smooth check-in when the Tenant moves into the property.
- Notify all utility companies and the local council (for Council Tax purposes) of new tenancy.
- Ensure compliance with Statutory and Legal requirements.
- Provide communication and resolution for any problems that may arise from time to time, and management of the problem to a satisfactory outcome.
- Hold keys to the property.
- Conduct regular inspections of the property.

Landlords - fee structure
(All service fees are subject to Value Added Tax at the prevailing rate)

Level 1 - finding a tenant
The service fee is 10% of the initial terms rent.The service fee is due and payable in full at the commencement of the Tenancy and will be deducted from the initial rental monies.
- Legal and Administration fees, including Preparation of the Inventory and Schedule of Condition is chargeable to the Landlord at £100.00.
- Tenancy Renewals are £50.00 which will be invoiced to the Landlord.
- If required Home Choice can provide annual reports for self-assessment for an additional fee of £50.00 which will be invoiced to the Landlord.
- If required Home Choice can carry out a check out inspection and advise utilities of final readings for an additional fee of £50.00 which will be deducted from the initial rental monies.

Level 2 - collection of rent
The service fee is 11% of the agreed monthly rental and is payable monthly throughout the duration of the Tenancy.The fee is payable for the duration that the Tenant, (or in the case of a Company Let this will mean either the Company or the occupier of the property), occupies the property whether or not Home Choice have formally extended or renewed the Tenancy.
- Legal and Administration fees, including Preparation of the Inventory and Schedule of Condition is chargeable to the Landlord at £100.00.
- Tenancy Renewals are £50.00.
- Home Choice can also carry out a check out inspection and advise utilities of final readings for an additional fee of £50.00.

Level 3 - full management
The service fee is 14% of the agreed monthly rental and is payable monthly throughout the duration of the Tenancy.The fee is payable for the duration that the Tenant, (or in the case of a Company Let this will mean either the Company or the occupier of the property), occupies the property whether or not Home Choice have formally extended or renewed the Tenancy.
- Legal and Administration fees, including Preparation of the Inventory and Schedule of Condition is chargeable to the Landlord at £100.00.
- Tenancy Renewals are £50.00

Landlords - insurance options

MARAS Group exclusive packages
Home Choice use the services of the MARAS Group who are a specialist referencing agency for the letting industry, and whose Insurance policies are only available from professional letting agents who are registered with them.
Why should you insure
Despite every care with the selection of a tenant and the management of your property, the unexpected can happen. Tenants may be unable to pay the rent due to redundancy, accident, sickness, separation, divorce, even death.
The advantage of MARAS Rental Guarantee & Legal Expenses Insurance is that legal experts can be brought in at the onset of a problem. This means that matters can be resolved quickly; if necessary the property can be swiftly re-let and in the meantime, you will have had the benefit of free legal advice, legal action and rental guarantee. Summary of benefits

MARASplus (6 month policy) - £27.50 per tenant
A 6 month Rental Guarantee and Legal Expenses policy.
- £15,000 cover as standard.
- Rent arrears during the 6 month policy covered to a maximum of 6 months rent.
- Cover throughout the policy or until vacant possession obtained.
- Renewals of cover available.

MARASprotect (12 month policy) - £49.95 per property
A 12 month Rental Guarantee and Legal Expenses policy.
- £15,000 cover as standard.
- Rent arrears during the 12 month policy covered to a maximum of 6 months rent.
- Cover throughout the policy or until vacant possession obtained.
- Renewals of cover available.

MARASproVision (12 month policy) - £3.2% of annual rent
£50,000 cover as standard.
- Rent arrears during the policy term covered to a maximum of 12 months, even if the policy term has expired.
- Cover throughout the policy. Vacant possession payments of 100% in the 1st month and 50% in the 2nd month.
- Renewal of covers available.