Our Services

BrightWater have been established for 50 years and are recognised as being the most dynamic and professional Estate Agent in the area.

“BrightWater” was founded in 1962 and over the last 60 years it has become possibly the most recognised, popular and well respected Lettings Agency brand in Hampshire and Dorset. We have down the years managed literally thousands of properties for hundreds of Landlords; both commercial and residential, including blocks of flats on behalf of freeholders…. all with historically great rental yields for our clients. Over the last 20 years the group has also built hundreds of properties from Poole all the way along the coast through to the heart of the New Forest, although we now focus purely on managing the properties of Landlords big and small.

As members of the Association of Retail Letting Agents, the “BrightWater Lettings” team is highly skilled and professional, with many years of expertise between us – in Letting Agency, Sales Agency, and Property Construction and Development. We therefore have a high level of knowledge of both the local Lettings market and the range of repair and maintenance trades needed to manage properties properly. However we also operate best precise modern day computer systems, use clear and easy to understand documentation, implement good accounting controls, and have excellent access to high quality legal advice and specialist repairers.

We pride ourselves in offering a very personal service, one designed to provide the best possible outcomes whether that be advice on preparing your home for letting or vetting prospective Tenants and certainly in helping you achieve the best rent possible. We also have within the group a commercial property division dealing with shops, office and industrial units as well as experts within our organisation dealing with planning matters, land and new homes.

A Landlords guide to Residential

Letting & Management

As the Landlord’s Agent BrightWater Lettings delivers a highly professional and efficient residential letting and management service to both Landlords and Tenants in Bournemouth, Poole, New Milton, the New Forest and surrounding areas.

Whilst embracing the principles of quality customer care, our aim is to provide unrivalled expertise in our market place, backed by a team of fully dedicated professionals and extensive property marketing.

Having invested greatly in training, marketing and property management software we are very well placed to provide the most efficient service possible.

In order to maximise property exposure, our properties are listed on market leading property websites such as Rightmove and from time to time Findaproperty, Zoopla, and others.

Let Only

With the “LET ONLY” service, Mitchells Management would find you a Tenant and do all the necessary checks, leaving the Landlord to take downstream responsibility for things like rent collection and any issues that may arise following the commencement date of the tenancy.

The LET ONLY service will provide you with the following benefits:

  • Providing a rental valuation of your property.
  • Local and national marketing, including a professional “To Let Board” where appropriate.
  • Free advice on the presentation and preparation of your property.
  • Carrying out an accompanied viewing with prospective Tenants.
  • Considering and vetting applications from prospective Tenants and (if needed) Guarantors in order to assess suitability.
  • Preparing and signing as Agent on your behalf a suitable Assured Shorthold Tenancy Agreement in accordance with current law.
  • Ensuring that service suppliers details are given to the Tenant (i.e. Gas, Electricity, Water rates and telephone Services, where applicable).
  • Advice on subjects like Gas Safety Certificates, Electrics, Appliance and
  • Furniture suitability, Rental Guarantees, Smoke & Fire Alarms, Contents Insurance, Landlords Liability Cover, etc.

Full Management Service

In addition to the LET ONLY service we can arrange:

  • An inventory detailing the property’s general condition and contents, with the condition being checked at the end of the Tenancy prior to any deposit being repaid to the Tenant.
  • Collecting ongoing rental payments, chasing unpaid rents, and preparing and sending on monthly Landlord Statements with funds by bank transfer to your chosen account.
  • Managing government required Deposit Protection Scheme deposit funds, cost recovery and final agreements on repayments to outgoing Tenants.
  • Inspecting the property at agreed intervals to ensure that the Tenants are fulfilling their obligations under the terms of their Tenancy Agreement, and providing a written condition report when needed.
  • Action against the Tenant in the event of rental arrears or any other breaches of condition within the tenancy agreement.
  • Organising repairs or maintenance works, instructing tradesmen to attend, obtaining estimates, supervising such works and settling accounts (subject to agreed limits). Also arranging of service contracts if requested by the Landlord.
  • Carrying out full property inspections and Inventory checks
    at the end of each Tenancy and dealing with matters relating to unfair wear and tear before releasing the Tenant’s deposit.
  • Re-letting the property unless otherwise instructed by the Landlord.

First stages of renting your property

Valuation
BrightWater Lettings will initially view the property to assess its rental value. At this point we will answer any questions you may have and determine the most suitable service to meet your requirements. We will also be able to make recommendations where necessary that could potentially increase the rental value of your property. Our advice at this point is completely free and aimed at making sure you have a firm understanding of all your obligations before proceeding to let your property.

Marketing your Property
Once you have decided to appoint us as your Agent, one of our representatives shall visit the property in order to take some internal and external photographs. We shall use the photographs and the information we have collected to create an attractive advert which we shall display whilst marketing your property. In order to maximise property exposure, our website is updated daily and our properties are often listed on market leading websites such as Rightmove, Find a property, Property Index and many more. Our highly trained and efficient staff will make sure that the best service is delivered to both the Landlord and Tenant.

Presenting the Property
As the lettings market becomes more and more competitive, it’s important that the property is presented in the best way possible, without this, the property could remain empty for longer as well as affecting its rental value.

To help a rental property appeal to a wider market, we would suggest the following:

  • If the property is a flat with a communal entrance and hallway, make sure that for the benefit of all Tenants that this area is kept tidy and clear of debris at all times.
  • Gardens must be kept maintained (when a Tenant occupies the property, the maintenance of the garden becomes their responsibility).
  • Check for any grouting issues in places such as the bathroom. Any mould issues here can really effect a prospective Tenant’s decision to rent the property.
  • Keep the colours in the property neutral.
  • Keep the equipment provided and furnishings as contemporary as possible.
  • Double glazing and gas central heating is another popular feature amongst prospective Tenants.
  • In general, try to mend and rectify any damages around the property that can be easily seen or experienced.

Obtaining the Tenants and referencing
Arguably the most important factor when letting the property is the prospective Tenant. The whole success of letting depends on finding the right tenant. If an applicant wishes to proceed with a tenancy, then BrightWater Lettings’ next step is to assess their suitability.

References are taken to check that each Tenant is creditworthy, by for example checking for CCJ’s and arrears and obtaining employer, landlord and character references. Once references have been received, BrightWater Lettings will be in a position to advise on the possible suitability given the level of checking in date.

All necessary legal paperwork, including the preparation of an Assured Shorthold Tenancy Agreement and an Inventory for the Tenant to sign, will be done, and the necessary Rent Deposits (and managing same with the Deposit Protection Scheme) and any other fees collected from the Tenant before the tenancy commences.

The Tenancy Deposit Protection Scheme

Under the provisions of the Housing Act 2004 every Landlord or Letting Agent that takes a deposit for an Assured Short-hold Tenancy in England and Wales must join a Tenancy Deposit Scheme. The new regulations came into effect from April 6, 2007. The purpose of this regulation is to ensure good practice. The secondary purpose of the new regulations is to try and keep disputes between Landlords and Tenants out of the courts by encouraging Alternative Dispute Resolution.

How does it work
The Tenant pays over the deposit in the usual way when the Tenancy Agreement is signed. The landlord’s Agent then has 14 days from the commencement of the Tenancy to provide the Tenant with details of the scheme that they are using (known as the prescribed information).

If there is no dispute at the end of the Tenancy the deposit will be returned to the two parties as agreed. If a dispute has arisen then the parties will be invited to make use of the Alternative Dispute Resolution process that is provided free within the scheme. Should the parties opt for Alternative Dispute Resolution they will be bound by its decision with no redress to the courts.

There are two types of scheme; insurance backed or custodial. Under the insurance backed scheme the Landlord’s Agent on his behalf pays a premium to the scheme but retains the deposit whereas with the custodial scheme the whole deposit is transferred to the scheme within the 14 day timescale. If a Landlord or their Agent does not protect a Tenant’s deposit and provide the Tenant with the prescribed information within the 14 day timescale the Landlord will lose their right to regain possession of their property under the Section 21 (notice only) instrument. If the Tenant applies to court for their deposit to be protected
and it is shown that the Landlord has not complied with the scheme the court will order the Landlord to pay the Tenant three times the deposit amount within 14 days.

Custodial scheme

  • The Deposit Protection Service (The DPS) – the one BrightWater Lettings uses for its Landlords

Insurance backed schemes

  • Tenancy Deposit Solutions Ltd (TDSL) (now trading as my deposits)
  • The Tenancy Deposit Scheme (TDS)