Hi, I feel your anxiety, because I’ve been there before.. The advice below is all very sound advice.
I must stress that the very first impression anyone will have of your house are the photographs. And I cannot recommend enough that you get a professional to do them for you - I’ve used OpenRent’s photographic services before and he was brilliant. The difference between his pics and mine (which I thought were quite decent too) was palpable. The condition of the interior and the garden, if there is one, must look spotlessly clean and well maintained, and if you have a specific feature or a usp then make sure it’s photographed and included in the selection of photos you choose to market with. The more the better too, because you’re being completely transparent about what you have to offer from the get go. The less the ad tells you, the more there probably is that’s been concealed from applicants who could ultimately use it against you in the future.
The more detail you include in the supporting information helps the applicants to decide if it will meet their needs before expressing their interest in viewing the property, and minimises the risk of time wasted further down the line. Do check out what other adverts include by way of the blurb that supports their published photographs, and check that the supporting information matches what the photos reveal through the eyes of an applicant. It’s the things that people don’t show or choose to conceal at the advertising stage that so often will come back to haunt you.
In your advert stipulate the maximum number of people (including children) who will be resident, and stick to it. You are perfectly within your rights to decide this from the outset, without being compelled to explain why.. eg can your house really handle multiple bunk beds, 3 large dogs and all the sheer amount of personal possessions that comes with a large family?? Their quality of life must be taken into consideration, and cramped overcrowded conditions makes for a very unhappy home.
Likewise, your pet policy can be advertised as ‘pets allowed’ but add that this comes with certain conditions and exclusions. This can be a question for your pre-screening stage with each applicant.
eg I state that I have a maximum two cat policy (there’s a microchip cat flap fitted into a door) for my tiny two bedroomed terraced house, and I ask for a week’s rent extra as a non-refundable deposit to cover for the cleaning, carpet washing and sanitizing work that will be done at the end of the tenancy. I have never had a problem with this arrangement. And I don’t believe a word from anyone who claims their dogs are really really sweet, well-behaved and quiet.. You have no way of knowing how dogs behave when left alone inside for any period of time, or when someone rings the doorbell, or how they will treat a garden.. A previously good relationship with your neighbours could go horribly wrong too as a result. Something to bear in mind.
The crucial point is if they can meet the cost of the rent plus all the other day-to-day bills and expenses. So this is why I also urge you to use the pre-screening option through OpenRent. If they are already verified, then all the better. Include the essential question of what their total net income is per month, and that of any other named applicant who will be jointly responsible. Make sure they are clear that it’s net and not gross income per month that you need to know, and will undertake credit checks etc to confirm it. Don’t be fooled by those who say they are on bonuses or commission structures that tops up their main income. It isn’t guaranteed no matter what they might try to persuade you. And joint tenants must both be verified too, which the credit agencies may flag as risky if the other tenant is on a wage which doesn’t meet the minimum that you need if the lead tenant should lose his job.. The risk is yours to decide. Ask if they have a willing guarantor (should one should be required) to vouch for any shortfalls in income. Likewise, include the question:does the applicant have any pets they intend to move in with, and if so what and how many of them?
The pre-screening stage is invaluable for weeding out the bad eggs. Some will happily cherry pick some of the questions, and leave others blank. Chase up any unanswered questions, and the response should be enough for you to consider whether it’s worth them visiting the property or not. In my experience the pre-screening questions go a long way to help you decide to invite them for a viewing or not. And when you do meet them, your assertiveness will pay dividends.. Look them in the eye and use your instinct like it’s the last thing you possess!! Remember letting agents only see tenants as their commission; they just don’t care about your property. I will never use one again.
The help pages for landlords on here are a treasure trove of knowledge. Use them.. Good luck. I hope this helps 