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    We offer properties for sale and rent in Beckenham and the Bromley Borough. We are professional estate agents whose aim is to use the latest technology and internet marketing whilst keeping the traditional aspects of an effective agency.
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Landlord Information 
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    The Property
    Preparing the home that is to be let is important, ensuring that it is in good decorative order, tidy and that repairs have
    been carried out. The better the condition of the house the better quality tenants you will attract. First impressions are
    important and any problems with the home will not go away. In fact they are likely to get worse.
    Energy Performance Certificates (EPC)
    Landlords are legally required to provide a copy of an Energy Performance Certificate to any potential tenant prior to
    occupation. As from the 1st April 2018 there will be a requirement for any properties rented out in the private rented sector
    to normally have a minimum energy performance rating of E. The regulations will come into force for new lets and
    renewals of tenancies with effect from 1st April 2018, and for all existing tenancies on 1st April 2020

    Fire Safety
    All upholstered items, including beds and sofas, must have fire resistant filling and have passed a match resistance test.
    As a general rule items bought before 1988 may need to be replaced.

    Smoke & Carbon Monoxide Alarms
    Landlords are required to install smoke alarms on every floor of their property and test them at the start of every tenancy.
    Landlords must also fit carbon monoxide alarms in rooms with a solid fuel appliance, which includes wood burners and
    open fires.

    Electrical Safety
    The electrical wiring in the property must be safe and in good working order. The Electrical Safety Council now
    recommends that rented accommodation is inspected/tested by a qualified electrician at least every 5 years.

    Gas Safety
    A 12 monthly gas safety check must be carried out on every gas appliance/flue to make sure that they are safe to use. A
    record of the annual gas safety check must be provided to your tenant within 28 days of the check being completed or to
    new tenants before they move in. Landlords must keep copies of the gas safety record for 2 years.

    Legionnaires' disease is a potentially fatal form of pneumonia caused by the inhalation of small droplets of contaminated
    water containing Legionella bacteria. All man-made hot and cold water systems are likely to provide an environment where
    Legionella can grow. The legal duty for landlords who provide residential accommodation is to consider, assess and
    control the risks of exposure to Legionella to their tenants. All water systems require an assessment. Landlords can carry
    out the assessment themselves if they feel competent, or employ somebody who is.

    Right to Rent
    Checking that a tenant has a right to be in the country is a legal requirement that the government has introduced for
    private landlords. Landlords must check that the tenant(s), and any other adults who'll be living there, are in the country

    Types of Landlord Insurance
    If your property is Leasehold; your buildings insurance will most likely be included as part of your Maintenance charges
    and will be renewed by the subsequently appointed block management company. Contents insurance to cover items
    within the property not included as part of the buildings insurance. Home Owners Liability (also called Public Liability)
    insurance (this may form part of your Contents Insurance) to cover issues such as personal injury claims by tenants

    Rent & Legal Warranty
    This kind of 'insurance' covers you for loss of rent but will also provide legal cover to assist in any necessary eviction of the
    tenant. The Sinclair Hammelton rent & Legal Warranty also offers 75% of your monthly rental income for up to 2 months
    after vacant possession has been achieved whilst you are trying to re let the property.

    Permission to let
    Before you let your property, you should contact your Mortgage Lender to advise that you will be renting your property.
    If you have a Freeholder, they may charge for the Permission to Let and it may be provided on a yearly renewable basis
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Tenants Guide
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    Please read this information carefully to avoid delay in securing a property.

    As an indication of your commitment to renting the property, and in consideration for the landlord not actively marketing the property pending the result of the credit checks, a payment of £400 is required. This will be accounted for as a credit in your move in balance invoice. Please note that if it is proven that you are unable to rent in the UK or if your references are unsatisfactory to us or the landlord, or fail due to undisclosed/falsified information, or you withdraw from renting the property then the payment of £400 is non-refundable. Should the landlord withdraw from letting the property (other than for the reasons aforementioned) the payment of £400 will be refunded in full. The reference fee is non-refundable once the referencing procedure has commenced.

    Tenancy Application

    All persons over the age of 18 wishing to move into their chosen property must complete a reference form and be named on the Tenancy Agreement. References will be undertaken by Lets Sure, for which a charge is payable by you. Lets Sure will contact your employer/accountant and current/previous landlord. A credit check will also be carried out.

    Rent to Rent Checks

    The checks entail meeting any adult tenant (or anyone residing in the property even if they are not shown on the tenancy agreement) with their original versions of one or more acceptable documents - such as a passport, permanent residence card or current immigration status document. The checks must be carried out on ALL tenants, even those from inside the UK or EEA .The documents need to be checked to ensure that they are valid and genuine, with a copy kept as evidence that the checks were completed. Where a persons right to live in the UK will expire during the tenancy; it can still legally go ahead however follow up checks will need to be made

    Company Lets

    If the applicant is a company, the company must be based in the UK.

    Affordability Criteria

    In most cases, in order to pass the affordability criteria your annual salary before tax should be at least 30 times the monthly rent. If you are unsure if you are earning enough to meet these criteria, contact us prior to your references being processed. If you are not earning enough you may have the option subject to the agreement of the landlord of providing a guarantor for your tenancy or paying rent in advance. Please note that any Guarantors must be a UK resident and preferably a home owner.

    Move In Balance Invoice

    This will be emailed to you before the commencement of the tenancy and it will set out the balance due on or before the agreed move in date. Please note that keys will not be released until your balance is received by Sinclair Hammelton in cleared funds. Payment may be made by BACS/CHAPS transfer to our account or by bankers draft. Please note that we cannot accept cash to pay your move in balance.

    Whilst every care has been taken to provide you with the correct amount that will become due at the start of your proposed tenancy, in some instances the landlord may request that we employ specific service providers, therefore the the total as below may be subject to some minor adjustment and if this is the case, then we will endeavour to notify you as soon as possible. Some fee's as shown below may not be applicable to your situation

    First month's rent in advance

    Six week security deposit

    Per Tenancy

    Tenant Set Up Fee

    £150.00 Per Tenant

    Check out cost dependant on size of property

    Per Tenancy

    Pet Deposit

    £300.00 Per Tenancy

    Guarantor References & Deed of Guarantee

    £65.00 Per Guarantor

    Company Tenancy Referencing

    £195.00 Per Company

    Permitted Occupant

    £35.00 Per Occupant

    Rent Payment in Advance

    Total Cost

    Total to Pay (Less credit for your £400 Good Faith Payment)


    Security Deposit & Tenancy Agreement

    Sinclair Hammelton will prepare a Tenancy Agreement for both parties to sign. You will have the opportunity to read the Tenancy Agreement and raise any questions before signing. If the tenancy is renewed, your share of the cost for the new agreement will be £75.00.

    The Tenancy Agreement is a legal document and you are recommended to take independent legal advice before signing it.

    Your return of the signed Tenancy Agreement will be treated as your authority for Sinclair Hammelton to date and complete the Tenancy Agreement, thus committing you to the Tenancy on the agreed start date. Please note however that your return of the signed Tenancy Agreement will not create a binding contract until we receive the Landlord's signed part of the Tenancy Agreement and the landlord's express confirmation to complete the Tenancy Agreement.

    In addition keys can not be released until we are in receipt of the full cleared funds as set out in the move in balance invoice.

    The security deposit is held against the tenant adhering to all their obligations set out in the Tenancy Agreement; particularly those to do with cleanliness & condition of the property and payment of rent and utility bills. The deposit will be held by the DPS. No interest is payable to either party. At the end of your tenancy, the deposit will not be released until agreement is reached between both parties regarding any necessary deductions.

    The property is let as seen at the time of viewing; and requests for extra furniture, appliances, redecoration or removal of items, will not normally be considered after the tenancy is entered into. The property is not usually professionally cleaned unless this has been previously agreed by the Landlord.

    Paying Rent

    Rent is payable in advance by standing order, either to Sinclair Hammelton or direct to your landlord depending on which service your landlord has chosen. Please ensure your standing order is set up so that rent arrives on the due date.

    Inventory & Schedule of Condition

    The Inventory & Schedule of Condition details the fixtures and fittings and describes their condition and that of the property generally. The Landlord and tenant often share the costs involved in preparing and checking the inventory. The inventory & schedule of condition helps protect the interests of both landlord and tenant by providing an independent assessment of the property at the commencement of the tenancy. It is preferable that tenants are present at the check in as this document will be used at the end of the tenancy when comparisons are made. These will form the basis for any necessary deductions from the deposit.

    During the tenancy

    Tenants are expected to abide by their obligations set out in the Tenancy Agreement. If the property is managed by Sinclair Hammelton we will contact you during the tenancy to arrange maintenance visits.


    I hereby confirm that I have read and understood the terms of this Guide and I have seen a copy of the Energy Performance Certificate for this property. In particular I agree that I will be responsible for the cost of the following:-

    1. Tenancy Set up Fee

    2. Any Guarantor or Permitted Occupant Fee's

    3. Check out cost determined by size of property

    I acknowledge that the Good Faith Payment of £400 is in consideration of the Landlord not actively marketing the property and for the credit checks and references to be undertaken. I acknowledge that in the event the references received are unsatisfactory to Sinclair Hammelton or to the Landlord, or in the event that I have failed to disclose material information or falsified information, or made misrepresentations to Sinclair Hammelton or the Landlord, or that I withdraw from the letting, or if I do not have the Right to Rent in the UK, then the £400 Good Faith Payment payment will not be refunded to me.

    I accept that Sinclair Hammelton are mere agents of the Landlord and that any claim that I may have in respect of the Tenancy Agreement or the Good Faith Payment will be against the Landlord and not Sinclair Hammelton.






    ACCOUNT NUMBER: 93665321

    SORT CODE: 40 15 05


    14.04.17 NS

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  • Team Member

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    Rob Dixon Lettings Manager
    Rob Dixon - Lettings Manager Rob has been working in the property industry for over twenty years and brings a wealth of experience in all things letting. When he's not busy tying up deals, he likes to spend his spare time watching a plethora of sports including Football, cricket, golf and horse racing as well as enjoying a lazy pint or two in the local or a country pub. Other interests include a love of photography and travelling, with a particular love of Southern Italy and The Amalfi coast. Email: rob.d@sinclairhammelton.co.uk
  • Team Member

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    Heidi Ellice Property Manager
    Heidi is from South Africa and has loved living in the Beckenham and Bromley area for the past 12 years. Heidi has been a property manager for 4 years, and enjoys the day to day challenges of looking after both our Landlords and Tenants. Heidi loves sports, her favourite sport is Hockey and currently enjoys playing for a team along with Roller Derby which she has played for the past 4 years. When she is not playing sports Heidi likes to get out and about and often with her 9 year old Jack Russell, either roller skating or just for nice long walks.
  • Team Member

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    Samantha Bassett - Property Advisor
    Samantha has worked in Lettings and property management for the past 5 Years previously Samantha had worked in Banking for 20 years in the city. When at home Samantha is a busy mum and enjoys spending quality time with her 10 year old son and husband. Samantha's hobbies include knitting, sewing and most of all she loves to Crochet.
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