A key aspect of our service is ensuring we have a range of competent, qualified, reliable and good value contractors to complete the works you need to meet your obligations under the tenancy and maintain the value of your property.
Finding such contractors is not easy. There is a shortage of quality contractors, so they have choice. We ensure our systems make life easier for them, meaning we can expect much more from them than the average customer. As many have a significant volume of work with us, we have some leverage. The volume of work we have with different contractors means we can make comparisons about the value of many jobs. However they have been known to refuse to work at a property if they feel they are being treated unreasonably, e.g. repeat quotes that never result in work.
In short, we work hard to ensure the balance in the relationship works in your favour!
Apart from needing contractors to work to certain rules and standards, we carry a significant legal liability when instructing and managing contractors on behalf of Owners, e.g. if the contractor causes a fault in the property, or someone is injured. We therefore ensure we carefully select, test and approve our contractors, including:
Unless these steps have been successfully completed, we can’t be involved in instructing or managing any contractor, even if the Owner is content with them.
We have approved contractors for all routine works related to management of the tenancy in most residential properties, e.g. plumbing; gas safety; heating engineers; electrical; handyman; pest control; decorating; floor coverings; locks; glazing; roof repairs; gutter repairs; gardening; cleaning; appliance repairs; new appliances; inventory; energy performance certificates;
Plus we have contractors for property updates, e.g. bathroom upgrade; kitchen upgrade; replacement windows; minor building works (repairs to plasterboard; repairs to floors; adjust door hanging)
To protect against the above risks and liabilities we offer Owners a choice
Along with Owners we have a legal obligation to ensure these certificates up to date and we carry a significant legal risk if they are not. We need the actual satisfactory certificate from a properly registered contractor to remove this risk.
On the rare occasions where Owners prefer to instruct and manage their own contractors to complete these checks we usually get copies of the certificate in good time.
However there are times where we need chase Owners for the certificates. In future where we do not have the certificate a week before it is due to expire we will charge £45 inc VAT to cover the cost of chasing to get the certificate.
If we do not have the certificate a week after it is due, we will instruct one of our own contractors to compete the work at the Owners cost, to ensure we are not exposed to the legal risk.
There are a number of service contracts covering things such as boilers, plumbing, showers, appliances etc.
Sadly these can take a great deal of time to manage – reporting any issue can mean being on hold for ages and they do not always arrange contact with the resident, causing additional lost time.
Sometimes these contracts are the only way to get a boiler or shower repaired cost effectively, so they have their uses. However, due to the difficulty in arranging any works through them we sadly need to charge an hourly rate when reporting issues or managing these contractors.
Very professional organisation that gives good service to both the tenants as well as the landlord. Highly recommended.
All staff at Maxine Lester Residential Lettings are trained to a high standard and I have always found Lisa Gadsby very efficien
Every time we have contacted Maxine Lester everyone has been so helpful. We have always had any issues dealt with promptly and...
Excellent service all round, keeping us informed regularly on our property, always contactable and willing to help with any query.