How to pick an agent to let your property

What is important to you when you are picking an agent to rent your property asks property blogger Lea Beven.

For most landlords, if they are honest, it's all about the money.

Here's how to work out roughly how much rent you should expect to receive - essential preparation work before calling around the agents.

You can roughly value most properties yourself. Go onto both Rightmove and Zoopla and type in the specifications of your property.

You should then see a list of properties up for rent or under negotiation. Look for similar properties and be honest with yourself about the specifications, area and overall condition.

It is a good idea to add yourself to the mailing list so that you are emailed regular updates on new listings to see your competition as it is listed.

You can usually see a range, for example £525 to £565 for a 2 bed house in Bridgnorth, and this will give you an indication of where to pitch your property.

Don't use this as an exact science though as there may be other factors that you are not aware of – if there are too many properties on the market in the area, everyone will have to take a little less, for example.

Bear in mind that some agents put the price a little higher to allow room for negotiation - I would tell my clients to list at £545 and aim to get £525.

Then, if we got a lot of enquiries and viewings at the £545, we could remain rigid on the price. If there was less interest, we would consider offers or look to reduce the price.

Cutting costs for tenants

One thing that most landlords miss, and should consider, is the costs and implications for a new tenant.

It is really tough in the current financial climate for a tenant to get together a deposit and one month's rent, on top of £300 or so in fees.

This can often take the initial payment up to £1,300 – and most people don't have that kind of ready cash.

If I was renting out a property now, I would consider allowing my tenant to spread the deposit over the first two months – and take a guarantor.

There are also some handy schemes like the Zero Deposit Scheme and the council or housing charities quite often offer a bond against damage too.

Pets

What is your new agent's attitude to pets? Forewarned is forearmed.

Did you realise that the agents which totally refuse all pets, likely have a higher rate of dishonest tenants?

43% of all tenants in the UK have a cat or dog, but to get into the property they like, many of them have to lie.

You can't evict a tenant for having a pet – in fact you can't even refuse a current tenant to have a pet without reasonable grounds, for example if you have allergies and are planning on moving back into the property yourself.

Fortunately, there are products on the market that will insure your rental property against pet damage up to £700!

So if the carpet is chewed, or the doors are clawed or the floor is soiled, the insurance will pay up.

Checklist

Here is my handy checklist / spreadsheet to help you pick your agent.

Name ¦ Landlord Fees ¦ Tenant Fees ¦ Opening Hours ¦ Rightmove ¦ Zoopla ¦ Deposit Flexibility ¦ Pets Attitude ¦ Additional Services

Fill this in objectively. Don't just go for the fancy name or bright boards - pick the agent that suits you, and your needs.

Just one more thing to add – it's is no secret that I am an agent myself, so just take heed of this final point.

If you put your property on the market with two agents, it does not make them work harder. Work is stressful enough without feeling like you are in a race with a competitor.

I would be more likely to push a property that was marketed just with me, than one that I may lose in a bidding war.

Nobody wants to see their time and efforts wasted.