Tenants Guide

Tenants Guide


Tenants Guide


Although our web site features properties to let, you should register your requirements with office and keep in touch with them by phone. Give us your details, a good description of what you are looking for, when and how long you will need it for. We will take you to see properties might be suitable and hopefully find you the right thing.

Application and Information

Having found the property you wish to rent we ask each prospective Applicant and each Guarantor to pay a documentation charge;

The costs are for processing the application, referencing and preparing documentation relating to the Tenancy. The charge is non-refundable in the event that references prove unsatisfactory or the Tenant withdraws the application before completion.


Each applicant must complete an on-line reference form in order for references to be obtained via an independent referencing agency. On completion of this form and on receipt of the documentation charge a link will be sent to you via email.


We require from each Applicant a form of photographic ID and two proof of address. One of the secondary should be dated within the last 4 weeks and the other dated in the last 3-6 months.


  • Full Valid Passport
  • Driving Licence (with photo ID)


  • Original utility bill or original council tax bill
  • Original bank statement for current account

Holding Deposit

A Landlord may require the payment of a ‘Holding Deposit’ by prospective tenants when their application to rent a property is made. You will be advised if this is the case when considering a property. The ‘Holding Deposit’ if payable will be held by us as stakeholder in a Client Monies account. It will be non-refundable in the event that references prove unsatisfactory or the Tenant withdraws the application before completion.

If the Tenant’s Application proceeds successfully to a Tenancy the Holding Deposit will be offset against the initial payment of rent, deposit and other charges.

Tenancy Agreement

Before any Tenancy can begin you will be asked to sign a Tenancy Agreement outlining both the Tenant and Landlords obligations. The lease you sign is a legally binding document you will need to read it carefully and ensure that you understand it fully, if you have any concerns contact a solicitor or Citizens Advice Bureau or visit https://www.gov.uk/private-renting-tenancy-agreements


A Dilapidations Deposit equal to 1½ months rent is taken at the commencement of the tenancy. This is held throughout the duration of the tenancy to cover dilapidation and outstanding accounts. Damage is determined by the condition report for the property and the inventory that will be taken at the beginning and end of your tenancy. It is therefore very important to check that you agree with everything contained within these documents (Please be advised that an additional sum maybe required if a pet is permitted). The Deposit will be held with the Deposit Protection Service (DPS) and in accordance with the Terms and Conditions and the Alternative Dispute Resolution (ADR) rules governing the protection of the deposit including the repayment process can be found at www.depositprotection.com 0870 707 1707.

Rent in Advance

This will be 1 month’s rent in advance and will need to be paid at the same time as the deposit with the same stipulations in reference to the money clearing

Collection of keys

This can be done once the inventory check-ins has been carried out. All cleared funds must be in our possession, including a standing order mandate set up before any keys can be handed over.

Inventory and Schedule of Conditions

An Inventory and Schedule of Conditions of the property; its contents, furniture, fittings and effects will normally have been prepared. This will be checked and agreed with you at the commencement of the Tenancy (the Check-in). You will need to be present at the check in as it is important that you take care in agreeing the inventory and schedule of conditions, as this document will form the basis of any dilapidations claim by your Landlord at the end of the tenancy.

Arranging utility suppliers

If advised of the utility providers, we will endeavour to notify the relevant gas, electricity, water and council tax companies of the switch, as the tenant will be responsible for paying these unless otherwise stated in the tenancy agreement. The tenant may wish to pre-arrange telecommunications accounts as this will not be accepted as instruction from us the agent.


As a tenant you are responsible for paying the rent in full and on time. We have facilities to enable you to do this by way of a standing order which will mean payments will be sent directly from your bank.

Note: Should the Landlord or Osbornes incur any costs as a result of a late payment in rent; the cost will be passed onto you.

The rent will leave the tenant’s account 3 days before the due date which will enable it to reach our account on the due date.

Standing orders are your instructions to the bank to pay Osbornes.

Taxation on non-resident landlords

Non-resident landlords are persons:

  • Who have rental income, and
  • Whose ‘usual place of abode’ is outside the UK
  • This includes anyone who leaves the UK for more than 6 months even though their local tax office may continue to treat them as a resident in the UK following their departures

Members of HM Armed Forces and other Crown Servants including Diplomats are treated no differently from any other non-resident landlord. So if they receive UK rental income and have a usual place of abode outside the UK the NRL Scheme applies to them.

When rent is paid to the Landlord via Osbornes we ensure all of the tax matters relating to the landlord are dealt with correctly and that the tenant has no liability. If the Tenant pays the rent directly to an Overseas Landlord (as defined above) and the Landlord does not pay the correct tax to HMRC it is possible that HMRC will issue a tax demand to the tenant.

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