To succeed In today's competitive holiday let market you need to be seen on these ' big hitting' websites, that dominate Google first page rankings. We charge less than most holiday let companies but offer more marketing coverage, so less commission and increased bookings means more overall income for you.
Your holiday cottage will be advertised selectively on major holiday letting websites. We ' Channel Manage' your property on all these different websites for 7 % plus vat. Of course these major websites all charge varying commission rates which also have to be charged to you but remember many holiday let companies charge commissions in excess of 20 % as well as an additional booking fees to guests, greatly reducing the final rent you receive after costs. With sensible pricing on these major portals and using our 7 % service we will maximise your overall annual rental when compared with traditional high commission holiday let agents.
We work closely with a number of specialist local companies, who can provide the management services you require at sensible cost. Many holiday cottage companies simply contract out these services , all you are doing by going direct is cutting out the middle man and those extra add on charges. So if you need cleaning , laundry, or other services in addition to a booking service then please email us for a quote
Landlord Direct is not an automated booking system we are real people running a very busy letting service, just like a traditional holiday let company. We are here to assist holiday cottage owners with all aspects of their holiday let.
We have an excellent local knowledge, and can offer advice and assistance to potential guests wanting to know more about the locality.
Landlord Direct have the perfect availability, booking and payment service designed to dramatically reduce the cost of letting your holiday home / short stay serviced property:
We create a webpage on our Norfolk website for your holiday let, we personalise this as much as possible to reflect the attractiveness of your property.
Your webpage will also display a ' master availability calendar ' let us know any dates you have booked for your own use and we will book off these dates as unavailable.
Included on your webpage will be a Holiday Let Calendar that shows the prices and availability for your bookings.
Email or telephone enquiries link through to the Landlord Direct Lettings Office, and our staff handle these booking enquiries on your behalf.
We stick to your letting criteria, your do’s and don’ts…… We have a full consultation with you, we list the services you include with your cottage on your booking page, and also the ones you prohibit, so our booking staff can refer to your booking criteria at all times.
We will list your holiday cottage on powerful holiday let websites and Channel Manage your bookings.
We take all booking enquiries and book up your property on a legally binding Holiday Letting Agreement. Landlord Direct use Landlord Law , high profile property lawyers based in Norwich to draw up all their agreements.
We take advance booking fees, balances due 6 week prior to the booking start dates, and breakage deposits if stipulated We take payments by Visa or other Debit Cards or by bank transfer.
We arrange payments due to you monthly along with a statement of account. We are a registered 'Safe Agent' all client monies held are protected by client money protection insurance.
Please send us some pictures of your holiday cottage by using our image uploader
Our image upload will automatically resize your photos and then email them to us.
For further information please contact Landlord Direct
Tel: 0845 602 2505 please ask to speak to our director Mark Hutchings.
All holiday cottages must now have an EPC Energy Performance Certificate, they typically cost around £60 and last for 10 years.
All let property must now have a smoke / heat detector fitted to each floor, so if 2 Storey you need one alarm on the ground floor and also the first floor landing. If you have a solid fuel burner or fire you must have a Carbon Monoxide detector fitted at your holiday let. Get these alarms checked at least annually and change the batteries.Contact Kevin at Ace Electics
Whether Calor or Mains gas, it is a legal requirement for holiday cottage owners to obtain a 'Landlord Gas Safety Certificate' carried out by a Gas Safe engineer annually, we would recommend Dempsey Heating - email them.
For Calor Gas ref-fills or to set up new storage tanks or the supply of Calor cookers contact Fakenham Gas
We would recommend that you obtain a 5 year periodic electrical certificate for your holiday let, and arrange for all portable electrical items PAT tested annual. Contact Kevin at Ace Electrics
Make sure all flues and chimneys are swept at least annually and keep the receipt or certificate. Visually check the condition of log burner flue seals and arrange for repairs of you feel they may need resealing. An air vent in an external wall in the same room as the log burner should be in place, and a carbon monoxide alarm as mentioned above. If you intend letting your property to families we would suggest that you supply a fire guard to open fires and log burners.
Landlord Direct will help you write a fire risk assessment for your holiday let if it is a standard holiday cottage this should be a straight forward matter. email@example.com
Holiday let property must have a specialist insurance policy in place, general buy to let insurance is unlikely to cover the holiday let 'short stay' use. There are therefore specialist insurance brokers out there who are set up to secure you the correct insurance policy on good terms. Apart from insuring the actual fabric of the building, these policies protect cottage owners against Public Liability claims, absolutely essential when you have paying guests staying.
J.L. Morris are a very established insurance brokers that specialise in self-catering holiday let insurance and have many clients in North Norfolk, email JL Morris for advice.
You may already have purchased your property on a Buy to Let mortgage, however if you have a lender for the property , please check with them that you are able to let out the property as a Furnished Holiday Let
To qualify as a furnished holiday let, your cottage must be advertised and available to let for at lease 210 days per annum.
With modern cameras it does not always seem necessary to employ a professional photographer to take pictures of your holiday let property. However we would very strongly recommend that you use a professional photographer who will have the correct back lighting, wide angled lenses and softening filters that get those Wow factor photos! We recommend Raven Cozens - Hardy
The Immigration Order places a legal duty on all owners or the managers of all serviced and self-catering accommodation to keep a record of the name of all guests over the age of 16 years old and to take a note of their on-going destination usually their home address, for at least 12 months. The Landlord Direct booking service is designed to capture this needed information and we keep appropriate records.
Although some holiday cottage owners do not allow pets, under the Equality Act all holiday cottage owners cannot refuse a booking from a registered blind person accompanied by their guide dogs. Further the act states owners should do anything that is practically reasonable to assist a disabled guest.
prohibit the supply of bunk beds which could cause a child to be injured or killed, as a result of their becoming wedged or trapped. A bunk bed must not have any: • gap in the bed base greater than 75mm (approx. 3”) • gap elsewhere which is less than 60mm (approx. 2.5”) or more than 75mm Any gap permitting access to the raised bunk should only be in the safety barrier on one of the long sides of the bed, and be of a minimum width of 300mm (12”). Note: The safety of mattresses is discussed separately in the section on upholstered furniture. By means of simple measurement, you should be able to make sure whether a bunk bed satisfies the ‘gap’ requirements detailed above. If you are in any doubt about a particular gap size, you should contact your local Trading Standards Service to arrange for more accurate measurements to be made with a special probe. The general safety of bunk beds can be simply tested by checking for such things as stability, rigidity, sharp edges etc. Some bunk beds may also be marked with a British Standard number. This is currently BS EN 747
Most holiday cottage owners will by new furniture and soft furnishings which will have to meet up to date regulations, however older furniture should always be checked.
make sure all your furniture and furnishings meet the regulations. They must carry an appropriate permanent label at point of sale.
As from 1st January 1997 all furniture in tenanted residential property must comply with the 1993 amendments to the Furniture and Furnishings (Fire) (Safety) Regulations 1988 which extends the scope of the Consumer Protection Act 1987 (CPA). This covers the supplying (hiring or lending) of specified goods (upholstered furniture and certain furnishings) “in the course of business”.
A landlord letting her own home over an extended period, perhaps to different tenants, would be deemed to be “letting in the course of business” and would need to comply. We would therefore strongly recommend that anyone, regardless of whether they see themselves as running a business or not, should make absolutely sure they are complying with these regulations.
The regulations apply to:
Furniture which complies carries a manufacturer’s label which must be permanent and non-detachable.
All upholstered items must have fire resistant filling material.
All upholstered items must pass the “match resistance test” as prescribed.
All upholstered items must also past the “cigarette test” as prescribed.
Bed bases and mattresses are not required to bear a permanent label but compliance will be indicated if the item has a label stating that it meets BS7177
In the event of a tenant complaint or an incident the defence of “due diligence” may be accepted where it can be shown that the landlord or agent took all reasonable steps to avoid committing an offence – you will need documentary evidence of this.
A private owner letting a single dwelling (his or her own home – not in the course of business) may in theory have some arguement for defence, whereas an agent acting on his behalf will not. However, an agent merely introducing a tenant and not becoming involved in the inventory or management of the tenancy my well be exempt from liability.
“someone who rents out a building or accommodation” including holiday cottage owners have a responsibility to prevent and risk control exposure to Legionella.
The best solution is to pay a specialist contractor to carry out a Risk Assessment. If it reports a low risk it is unlikely you will need to re-assess annually perhaps every 5 years or of there is a material change
Window blind cords need to be fixed high enough off the ground to prevent young children being at risk, this is a legal requirement for all rental property some blinds are fitted with a easily detachable catch .
Always store cleaning products and chemicals in a place that cannot be reached by children. Do not store cleaning products in base kitchen units or low level cupboards. Ideally let your cleaners bring their own cleaning products , and do not store any products in your holiday let, apart from washing up liquid and bathroom soaps.
Most holiday cottage owners, will not derive a turnover of more than £ 82,000 per year , and so will not have to charge V.A.T.