You need their experience, professionalism and compliance with ARLA's byelaws, regulations, accounting procedures and their professional indemnity, which complies with the requirements of the association's fidelity bond. This protects your deposit. Faulkner Property Rentals are members of ARLA.

You should not pay introductory fees but there will be certain costs for you to cover, for inventories and administration including the preparation of the tenancy agreement and taking up references. The cost of this service will be confirmed at your viewing. This is refundable if the landlord does not agree to a let. (Provided it is not due to poor references on the prospective tenants).

Normally at least one month's rent in advance, plus a holding deposit which is normally equivalent to six weeks rent, plus the administration charges noted above.

The addresses of referees for the agent to write and confirm your ability to meet the rental commitment. These will normally include your bank or building society, employer, previous landlords, or for some, your solicitor and/or accountant. We will also carry out a credit reference agency search.

These should be clearly set out in your tenancy agreement, which you should read carefully before you sign. If in doubt, ask the agent. There is a duty for professional agents to ensure that anyone entitled to rely on them is offered correct advice.

It is a legally binding document between you and the landlord, applicable only to you and the property you are renting, that states the amount of rent, the length of the tenancy, your rights and responsibilities. Your agreement will most probably be an Assured Shorthold tenancy under the Housing Act as amended in 1996. For bona fide companies and/or rental values over £25,000 per year, the agreement will be drawn up under contract law.

Faulkner Property expect to take no longer than seven to ten working days, to take up confirmation references. Seven working days if you intend paying by cheque made payable to "Faulkner Property Rentals" or cash, you will be asked to pay certain costs. One months rent in advance plus the equivalent of six weeks rent as a deposit against the inventory, to cover costs, if any, on neglect, misuse or damage by the tenant to furnishings, fittings and décor incurred during the tenancy. No professional agent can allow you possession before all of this has been acquired.

Most agents require it to be minimum of six months and rarely write a tenancy agreement for longer than a year. Normally a tenancy can be extended upon individual agreement with the Landlord. We will discuss the availability of the property with you prior to the rental.

Tenancies are frequently renewed and agents often agree the terms for the renewal at the beginning and include them in the tenancy agreement. If you're likely to leave before the end of the original term agreed, you should discuss with us first, we may be able to help. Once a tenancy is signed, you will remain responsible for the property and the rent until the end of the term agreed, unless a new and satisfactory tenant can be found, usually at your expense.

The tenant pays the utility bills such as gas, electricity, telephone, TV licence etc; and the Council Tax applicable to the property during the course of the tenancy. We as agents will inform all the utilities, gas, electricity, local council and water board to inform them of your occupation of the property and take appropriate meter readings. Due to its own rules British Telecom do not allow us to do this and you must apply to them in person. Although a telephone socket may be present in the property, it may not be in working order, the landlord is not responsible for any charges to re-connect the line as it is the tenant who has applied for the use of line for the duration of the tenancy.

Faulkner Property Rentals ensure that current legislation is met with regard to safety in the home and can advise on all aspects relating to complex legislation concerning Gas, Electricity and Furniture Regulations.

Ensure you fulfil your obligations stated in the tenancy agreement and leave the property in the condition it was in at the start of the tenancy, or deductions will be made from your deposit. These will include thorough cleaning and all linen, used or not, freshly laundered. If you've moved furniture, return it to where you found it at the time of the inventory. There is a charge for the check out which can be confirmed at your viewing.

After an inventory check and condition inspection by the agent and possibly by the Landlord as well, provided there are no missing items or damage and the property is left in a state of cleanliness as per the inventory, your deposit will be returned shortly after you leave the property. You cannot set your deposit against the last rent payment due.

Your deposit is kept in a Faulkner Property designated client's account. That's why it is important to use an agent who complies with the requirements of the ARLA fidelity bond. Then you know it's safe and the correct amount will be returned to you or apportioned to the landlord if anything is missing or damaged.

Upon request we will supply a full copy of our Tenant Fact Sheet.