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    We at Smith and Wypler Estate Agents have established ourselves as one of the leading independent estate agents in the area and believe that concentrating on our customer care and service is paramount. Our team has a realistic view of the market place and benefits from many years experience in the local area. 
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    Our dedicated and professional rental team currently includes three Full Members of A.R.L.A. (Association of Residential Letting Agents) and three Full Members if A.P.I.P. (Association of Professional Inventory Providers) to help with all aspects of the rental market, Further information about A.R.L.A.and A.P.I.P can be found on www.arla.co.uk and www.apip.org.uk.
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Services Offered by Smith and Wypler
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    Our friendly, professional and dedicated team offer two main services for Landlords

    Tenant Introduction Only, which is ideal for experienced Landlords

    Full Managed Service, ideal for Landlords that live out of the area/overseas or are new to the business.

    Other services we offer include:

    • Energy Performance Certificates

    • Inventories carried out by qualified Inventory Providers

    • Gas Safety Certificates

    • Electrical Checks

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    Within our team we have three Full Members of the Association of Residential Letting Agents and two of these are also members of the Association of Professional Inventory Providers. Details of these associations can be found at www.arla.co.uk and www.apip.org.uk. 

     As members we have to abide by strict rules and regulations set out by the associations. So by using a Licensed ARLA agent you are guaranteed: 

    · That the agency is covered by our Client Money Protection (CMP) Scheme. ARLA have the ability to make discretionary grants if you suffer financial loss due to the bankruptcy or dishonesty of the member or their firm. 

    · That the agency has Professional Indemnity Insurance. This ensures you are financially covered for successful claims relating to members' negligence, bad advice or mishandling of data. 

    · To be consulting with a qualified and trained agent who can give you professional up-to-date advice and guidance. All our members are required to carry out Continuous Professional Development (CPD) each year. 

    · That you are dealing with an agent who voluntarily follows the Code of Practice and Rules of Conduct laid down by their professional body. If an agent does not follow the code, they can be fined or in the worst cases expelled from membership of ARLA. 

    · That you have a route to redress should something go wrong. 

    It is a mandatory requirement that all our members belong to an independent redress scheme, the choice being either the Ombudsman Services: Property or the Property Ombudsman Service

    This gives you, the consumer, an added level of protection. The Property Ombudsman Service can award payments of up to £25,000
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    We offer our inventory service to Landlords using both the Full Managed and Let Only services. It is included in the initial fee for the Full Managed and prices can be found in the Terms of Business for the Let Only. A professionally drawn up inventory and schedule of condition will protect you from unwarranted disputes by the tenant at the end of a tenancy. If there is an insufficient, outdated, or even worse no inventory then you will have no proof of what condition the property was in at the start of the tenancy. An inventory is a very detailed document and by using an APIP trained agent you can be assured that you are getting the best possible service.
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    Let Only Service
    · Advertising, on Rightmove, our own website, in our office and in the local newspapers, 
    · To let board (sometimes there are restrictions to a board being a erected, for example conservation areas), 
    · Accompanied viewings, 
    · Tenant Referencing, including employers and previous Landlords if applicable. 
    · Preparing a Tenancy Agreement, and arranging a time for the tenants to come and sign the paperwork and hand over the keys, 

    Additional Services for the Let Only Service include preparing an inventory, as well as check out reports if there is a suitable inventory carried out at the start. 

    The cost for this service is £400 plus VAT (£480 including VAT)
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    Full Management Service
    · All of the above, and 
    · Inventory and Schedule of Condition carried out by a trained and qualified person, 
    · Register the Deposit with the Tenancy Deposit Scheme (TDS) 
    · Check-in carried out at the property with the tenant including taking the meter readings and contacting the local council and utility companies. 
    · Take and monitor rental payments from tenants and pay the balance direct into your bank account. 
    · Regular Property Visits throughout the tenancy, we aim for 4 a year, 
    · Manage the repairs, 
    · Check out report based on the inventory carried out at the beginning of the tenancy, 
    · Inform the local council and utilities of the tenants move out readings and date and their forwarding addresses. 

    The cost for this is an initial fee of £300 plus VAT (£360 including VAT), then a monthly commission of 12% plus VAT. If we re-let a current managed property the fee will only be £250 plus VAT (£300 including VAT). 

    We do work on a no let, no fee basis, so if we do not let you property you will not be charged the service fees. 

    Please note this does not include any invoices such as an Energy Performance Certificate, Safety checks, or anything carried out by a third party.
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How to Apply for a Property with Smith and Wypler
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    How to apply for a Property


    Each person moving into the property over 18 years old must complete an application form, even if they are not going to be responsible for paying rent. These checks will be processed by an independent referencing agency.

    The cost of an application is:

    £90.00 + VAT (£108.00 including VAT) per applicant/guarantor for the first two applications/guarantors, and then £50 plus VAT(£60) for each applicant/guarantor after that.

    Company lets are £100 plus VAT (£120).

    *All application fees must be paid at the time of submitting the application forms and is non-refundable*

    *The submission of a referencing application is not a guarantee of tenancy*

    Fees can be paid by cash, bank transfer, cheque or card. Please note there is a 3% charge for credit card payments.

    With your application we will require two proofs of identification not older than three months old. One photographic (e.g. passport/driving licence) and one proof of address (e.g. Utility Bill, Council Tax, or Credit card statement)

    To pass the affordability aspect of the credit check you will need to be able to show a yearly income of 30 times the monthly rent. For example, for a rent of £500 the income would have to be £15,000. This may include some types of benefits, if the landlord agrees. All proof of benefits must be submitted with application forms.

    Once we have received the application forms and fees will take the property off the rental market until we have the results back. In certain circumstances a Holding Fee may be requested. This is non-refundable fee which will remove the property from marketing for specific length of time. If the move-in takes place, this fee can be transferred for use towards the rent. If the move in does not take place through no fault of the Landlord, then the fee will be paid to the Landlord as compensation for loss of marketing time.

    Once the results of the credit checks have been returned to us we shall inform you and the landlord of the results. If the results show that you need a guarantor you will need to have someone who is willing to act as a guarantor. They will need to fill in a form and they will need to pass a credit check. They will have to be able to prove an employed yearly income of 36 times the monthly rent. For example, for a rent of £500 the guarantor would have to earn £18,000. Please note: benefits cannot be included for this income. A final decision as to whether or not a tenancy can proceed will depend upon the responses received and a consultation with the landlord.


    A deposit and first months rent is required for all tenancies and must be received by us as cleared funds prior to the move in date. The keys will not be given to you if the funds have not cleared.

    Bank transfers are our preferred method, but please allow 3 days for it to clear. Cash can also be brought to the office on the day you are checking in. Other methods include card payments and cheques. For these methods please allow at least 7 days for these payments to clear. Timescales may vary between banks so please check with your own bank for details.

    The deposit is usually £100 more than the rental value, but this may vary. If the landlord wants us to hold the deposits they will be registered with The Dispute Service (TDS). Full details are available on request and are included in the Tenancy Agreement. For Landlords that have their own scheme we will give you the details of the scheme on request and details on how to pay.

    Inventory Fee: For properties managed by us, there is an additional one-off fee of £55 +VAT (£66) for an inventory. This will help with any disputes that may arise between the tenant and landlord at the end of a tenancy. It is a comprehensive document and an example can be shown to you on request. This one-off payment is due prior to the move-in date.


    On the day you move in, we will meet either at the office or at the property to go through the paperwork. The documents you sign are legally binding so time should be taken to read and understand them. Examples of the tenancy agreements can be given to you prior to the start of the tenancy; however, this does not guarantee you a tenancy. After all documents are signed and the money has been received, you are given the keys and the tenancy will begin.

    If you have any questions about any of the above stages please do not hesitate to contact us.

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Smith and Wypler Rental Team
  • Team Member

    Steve Wypler MARLA MAPIP
    Steve is one of the directors of the company and has been running the rental side of Smith and Wypler Estate Agents since 2007. He is a full member of the Association of Residential Letting Agents and the Association of Professional Inventory Providers. He has a background in insurance and highways. Steve covers all aspect of the rental work, especially Market Appraisals, Inventories and Check outs.
  • Team Member

    Sarah Walkden MARLA MAPIP
    Sarah has been working for Smith and Wypler as Office Manager since 2010. She is a full member of the Association of Residential Letting Agents and the Association of Professional Inventory Providers. Sarah has lived in the area for many years and has a good local knowledge with a background in banking, catering and estate agency. Although covering all aspects of the rental department, her main areas are Market Appraisals, Advertising, producing Inventories and check-out procedures.
  • Team Member

    Jane Wallace MARLA
    Jane has worked for Smith and Wypler since 2007 and is a full member of the Association of the Residential Letting Agents. Jane concentrates on market appraisals, check in procedures, drafting tenancy agreements, which she has completed training with ARLA for. Jane has lived in the area for many years and has a good local knowledge and has a background in administration.
  • Team Member

    Janette Tristram
    Janette has worked for Smith and Wypler since 2006 and was born and bred in Llandudno, so has excellent local knowledge. She is our head of repairs and does most of our viewings with potential applicants. She has a background in administration and has ran her own local business for several years.
  • Team Member

    Sharon Smith MARLA MNAEA MAPIP
    Sharon is a full member of the Association of Professional Inventory Providers, Association of Residential Letting Agents, and National Association of Estate Agents and is fully qualified to carry out in-house Energy Performance Certificates. She has a background in sales and running her own business. Sharon is our head of accounts as well as dealing with enquiries and carrying out viewings.
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