Cooke and Co pride ourselves in offering tenants a completely transparent, fair and competitive fee structure. We start by explaining how we reserve you the property,outline the referencing procedure and sign up the tenancy. Every fee is fully explained to you before you pay it. We want you to enjoy your new home and not feel you have been taken to the cleaners. It's not fair to suddenly find you have hidden costs to pay even after you have moved out.
We know that some agents have their fees carefully hidden in small print by the agent. We feel it is essential that you know what you are and may have to pay up front.
Crafty, unfair and hidden fees some letting agents charge.
- Check in fees on top of administration and referencing fees already paid.
- Check out fees on top of all fees paid during the tenancy.
- Fees based on confusing multiple daily rent amounts.
- Fees to send references to new landlords after you have moved out.
- Extension/renewal fees.
- Standing Order Cancellation fees.
- Exorbitant lock change fees if you loose the keys.
- Huge additional charges on top of contractors fees for works. (li>Signing up on a weekend charge
Cooke & Co will not charge you unfair fees below.
Please check before you commit to another letting agent. To be clear we don't charge for the following
- Inventory fee for check in.
- Express or weekend check in fees.
- Inventory check in/out fees.
- Extending your tenancy fees.
- End of tenancy referencing request fees.
Cooke and Co's fees are outlined below and we hope you find them refreshingly easy to understand and extremely competitive. They are also inclusive of VAT to save confusion.
Cooke & Co's fees.
If you have any questions about our charges please feel free to ask and we will fully explain them to you.
All in Holding, Referencing and Credit Check fees.
Before you move in you will need to hold the property. Please remember that these referencing fees are non refundable unless the landlord changes there mind about renting the property or it is let by another agent. If this was to happen we will do everything we can to help find you another property to rent.
- This is a non refundable fee of £150.00 including VAT for the first tenant. This includes one guarantor. If you are moving into a flat on your own then this is all you will pay subject to your guarantor being acceptable or you not needing one.
- Additional tenants over 18 will be charged a non refundable fee of £100.00 including VAT for each additional tenant.
- Additional guarantors will need to be referenced, if required , and this will be at the reduced rate of £100 including VAT. This is non refundable.
Extending the holding period
It is possible to hold the property for up to three further weeks at the rate of £50.00 per week (No VAT is payable) with these extra payments going towards the rent in advance. These payment will be taken off the rent in advance on the day you sign the agreement and pay the balance. If you go over the time limit or change your mind then these holding amounts will be passed to the landlord without further notice.
Charges in tenancy
The following charges may apply to you but only if you get into rent arrears, miss pre-arranged contractor visits or lose your keys.
Missing a pre-arranged appointment.
If you miss a prearranged appointment with a contractor and have not given at least 24 hours cancellation fee then they will charge a call out charge. This will be £50.00 including VAT and will be payable by you.
Calling a contractor out for an item that is the tenants responsibility
When you report a fault on-line or over the telephone you will be advised if the repair, is, in our opinion, your responsibility as the tenant or it is the responsibility of the landlord. Examples of things that are tenants responsibilities are, condensation, changing a light bulb or something which is caused by one of your appliances such as power failure. Please understand that if this is found to be the case you may be charged a £50 including VAT call out charge and for any works completed by the contractor. Please ask first to avoid a charge. This charge could also come into play if you use the emergency call out facility in this way.
Arrears of rent
If you are getting into arrears or cannot pay your rent please let us know and we will try and help. If the rent is over 7 days late from the due we will charge £20.00 including VAT per reminder letter that is sent. We will send no more that 1 reminder letter per week. The landlord will entitled to interest on the rent payable at a rate of 8% per day and this may be deducted from the deposit as charges for breach of tenancy
A charge of £20.00 including VAT will be charged for us to provide spare keys if we hold them. If not you will have to pay for the locks to be changed by a locksmith and provide us with a spare set.
Early Termination / Release from a tenancy
If you wish to be released from the tenancy you must understand that the landlord is going to have to pay additional charges as well as losing rent for a void period and having to pay council tax charges. This will include, additional agency fees for finding another tenant, administration costs for raising and orchestrating the deed of surrender and additional inventory charges as well as other costs therefore on top of any outstanding rent there will be a charge to leave early. This is £300 including VAT.
Credit Card Administration Charges
We charge a 3.5% including VAT charge on card payments. If you pay online using PayPal we will charge 3.75%.
We are sorry that we have to charge, what we consider to be a high administration fee/percentage for card and PayPal online payments. This is not us trying to make additional profit for us or the landlord. We have to cover the charges that the banks make to us. We do this by charging a percentage on the whole amount due, The banks charge us on every transaction as well as an additional monthly fee to allow us to give you this facility to help make payments easier.