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Bluelionesse

Moving Overseas Next Year, Advice Please On Letting Our House In Scotand

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We are moving overseas next summer.

We have a big house in a small village north of Aberdeen, which is currently up for sale, but no interest so far.

The backup plan is to rent our house out whilst we are abroad - which will hopefully be for 14 or 15 years.

If anyone has ever done that, would love to know of your experience and of any pitfalls. How do you find a reliable and conscientious letting agent? If we rent out the house for couple of years and the market recovers, can we put it on the market with tenants still encumbent? Our house has many original 1902 features, how much deposit can we ask for (and get!)

Thanks for your help

Bluelionesse

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We are moving overseas next summer.

We have a big house in a small village north of Aberdeen, which is currently up for sale, but no interest so far.

The backup plan is to rent our house out whilst we are abroad - which will hopefully be for 14 or 15 years.

If anyone has ever done that, would love to know of your experience and of any pitfalls. How do you find a reliable and conscientious letting agent? If we rent out the house for couple of years and the market recovers, can we put it on the market with tenants still encumbent? Our house has many original 1902 features, how much deposit can we ask for (and get!)

Thanks for your help

Bluelionesse

Finding a good letting agent is often word of mouth but if your not fortunate enough to know anyone that is using an agent then you clearly need to do your homework.

Start by getting them round to do a valuation. Be aware that certain agents will over value your property to get it on their books. Although the £ signs are always attractive you need to understand that your house could be sitting empty for many months. I would always say go for as low as you can afford.

Ask the agents lots of questions. Things like, apart from the XX% I pay you, what other costs will they incur on you?. Example, are they going to charge you for tenancy renewal? how much do they charge to make an inventory? Ask what extras they are going to charge the tenant and ask them if they are going to charge a percentage on top of a work mans costs (repair work to a washing machine for example)

Be up front with them and explain that you will possibly want to sell after a certain period so that they can put the contract together most suited to your purposes.

A deposit would normally be one and a half times the monthly rent. Most tenants would object to paying more than that.

Good luck

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We are moving overseas next summer.

We have a big house in a small village north of Aberdeen, which is currently up for sale, but no interest so far.

The backup plan is to rent our house out whilst we are abroad - which will hopefully be for 14 or 15 years.

If anyone has ever done that, would love to know of your experience and of any pitfalls. How do you find a reliable and conscientious letting agent? If we rent out the house for couple of years and the market recovers, can we put it on the market with tenants still encumbent? Our house has many original 1902 features, how much deposit can we ask for (and get!)

Thanks for your help

Bluelionesse

Firstly find the local agents who do not specialise in student properties, Aberdeen has a lot of students

Secondly go on a few viewings as a prospective tenant to similar houses with those agents (not the same person who will negociate the let of your house), the way they treat tenant should give you a good indication of how they will look after your house, ask question about repairs etc. get a feel for their comitment.

The trouble is some LA are good and some don't give a sh1t, take you money and don't do the maintenance, if you are away for an extended period you need to know your house is in safe hands.

Expect to pay 15-17% of the rent receipts to the agent for a full maintenance contract (this is negociable btw), check with the mortgage company, insurance etc.

Don't expect the rent to cover your mortgage, rural rents in Scotland are worth much less than in England, its a cultural thing and the Scots don't comute like the English, take the advice of the Agent on price and stick with it or you will have an empty house (I lived in Fife for 6 years)

You can sell your house with tenants if the market recovers but there are some things to bear in mind

1. You can not terminate a contract during the agreed terms except on a number of grounds, one of the these is ground 2 "return of the family home" but you need to get a court order and you need to make it clear in the contract from day one that you might need to make use of this requirement.

2. Give the tenant a 6 month contract then let it slip to a statatory period tenancy, this way you only need to issue a section 21 notice and they ave to leave in two months. I am selling my tenanted property in London and give the tenants a 20% discount on their monthly rent as compensation for the inconvenience.

6 weeks is a normal deposit, it has to be held in the TDS scheme (the agents usually)

Good luck

Edited by Matt Henson

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Firstly find the local agents who do not specialise in student properties, Aberdeen has a lot of students

Secondly go on a few viewings as a prospective tenant to similar houses with those agents (not the same person who will negociate the let of your house), the way they treat tenant should give you a good indication of how they will look after your house, ask question about repairs etc. get a feel for their comitment.

That's a great bit of advise Matt.

I love doing the spy bit! :ph34r:

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We are moving overseas next summer.

We have a big house in a small village north of Aberdeen, which is currently up for sale, but no interest so far.

The backup plan is to rent our house out whilst we are abroad - which will hopefully be for 14 or 15 years.

If anyone has ever done that, would love to know of your experience and of any pitfalls. How do you find a reliable and conscientious letting agent? If we rent out the house for couple of years and the market recovers, can we put it on the market with tenants still encumbent? Our house has many original 1902 features, how much deposit can we ask for (and get!)

Thanks for your help

Bluelionesse

We rented our house out for many yrs whilst abroad, admittedly a while ago now, but I don't suppose that much has changed.

First, I'd say do find a really good, professional agent. Don't go for the cheapest unless they come with very good recommendations. We always paid a bit more in % than friends doing similar - people used to say we were mugs to be paying that, but without exception all our friends paying less had problems and we never did.

We specified corporate tenants* only, which worked very well, but this was SW London - don't know how this would work nr Aberdeen.

*i.e. their employer pays the rent.

We always agreed to anything tenants wanted, eg new bedroom carpet - and as a result they all stayed quite a while and gave no problems. One of them did once nick Mr Bear's ancient Dinky toys out of the loft (we never found out which) but that was the only glitch in over 10 years.

Unless there is absolutely no alternative, do not let your house to family/friends/friends of family or friends on a casual basis, and even then think three times. I could write a book of horror stories of friends who did this - congratulating themselves on not paying agents' fees and then having nightmares with so-called friends or even siblings trashing the place, failing to pay the rent, refusing to leave when the owners were coming back, you name it.

Re deposits, a good prof. agent will tell you what is appropriate for your property.

Good luck.

Edited by Mrs Bear

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  • 395 Brexit, House prices and Summer 2020

    1. 1. Including the effects Brexit, where do you think average UK house prices will be relative to now in June 2020?


      • down 5% +
      • down 2.5%
      • Even
      • up 2.5%
      • up 5%



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