The standards your property should meet. Leasing scheme for landlords. Free management Guaranteed rent

The standards your property should meet Leasing scheme for landlords Free management Guaranteed rent Contents Introduction 4. What you need to giv...
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The standards your property should meet Leasing scheme for landlords Free management Guaranteed rent

Contents

Introduction 4. What you need to give us 5. Proof of ownership 5. Photographic proof of identity 5. Lender’s permission 5. Freeholder’s permission 5. Building insurance 5. Gas safety certificate (CP12) 5. Electrical test certificate 5. Energy Performance Certificate (EPC) 5. British Gas Homecare 200 contract 5. Three sets of keys 5.

General requirements 6-7. Space standards 6. Flooring 6. Curtains 6. Furniture requirements 7. Outside the property 8. Building structure 8. Surrounding areas 8. Gardens 8. Sheds and other outside buildings 8. Balconies and roof terraces 8. Rubbish 8.

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Leasing scheme for landlords

Inside the property 9-17. Entrance doors 9. Internal doors 10. Windows 11. Walls and ceilings 12. Staircases 12. Kitchen 13. Bathrooms and toilets 14. Decorations 14. Mirrors 14. Fireplaces 15. Lighting 15. Ventilation 15. Heating systems 16. Electric heating 16. Gas heating 16. Insulation 16. Damp and condensation 16. Asbestos 17. Noise pollution 17. Secondary hazards 17. Fire safety requirements 17. Means of escape 17.

Utilities 18. Electrical supply 18. Gas supply 18. Water supply 18. Contact us 19.

Leasing scheme for landlords

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Introduction

We need good-quality, self-contained accommodation for our temporary accommodation leasing scheme. This is when we lease properties from private landlords and use them to house people in need. This booklet tells you the minimum standards your property must meet before we can lease it from you for our scheme. If you are thinking about letting your property to us, you should use these standards as a guide. However, they do not cover everything and could change depending on the individual property, the contract we offer, building regulations and current laws. If you decide to lease your property to us, one of our Property Negotiators will tell you what you must do to your property before we lease it from you.

To arrange an appointment for us to view your property, please contact us in one of the following ways: Write: Acquisitions Team A2Dominion Group 113 Uxbridge Road Ealing, London W5 5TL Phone: 020 8799 2283 Fax: 020 8825 1962 Email: [email protected] For more information about our landlord scheme, please go to our website at www.a2dominion.co.uk.

This document also tells you what documents you will need to give us before we can lease your property. If you have any questions or you would like more information, please contact us.

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Leasing scheme for landlords

What you need to give us You will need to give us the following documents before we lease your property from you.

let to a Registered Social Landlord. You must renew the policy each year throughout the term of the lease.

Proof of ownership

Gas safety certificate (CP12)

You must give us a copy of the Land Registry document dated in the last three months to prove you own the property. You can get this from https://www.gov.uk/government/ organisations/land-registry. Or, you can give us a recent letter from a solicitor saying that you own the property.

You must give us the original gas safety certificate (CP12) that shows all gas appliances in the property meet the national safety standards. The test must have been carried out by a qualified gas engineer within the last three months while the property has been empty. To find a registered engineer in your area, go to www.gassaferegister.co.uk.

Photographic proof of identity for the property’s owners You must give us photographic proof for all the owners of the property. You can do this by sending us a copy of passports or driving licences which clearly display a photograph and a readable signature.

Lender’s permission If the property is covered by a mortgage, you must give us written proof from the lender on its company headed paper confirming you have permission to lease the property to us.

Freeholder’s permission If you do not own the freehold on your property, you must give us written proof from the freeholder confirming you have permission to lease the property to us.

Building insurance You must give us a copy of the current building insurance policy document. It must confirm that the property will be insured while it is

Leasing scheme for landlords

Electrical test certificate You must give us the original electrical test certificate that shows all electrical installations in the property meet the national 17th edition safety standards, and that no extra work is needed. The test must be carried out by a qualified electrician within the last three months while the property has been empty. To find a registered electrician in your area, go to www.niceic.com.

Energy Performance Certificate (EPC) You must give us a copy of an Energy Performance Certificate (EPC) that shows how energy efficient your property is. Your property must be rated as Grade D or higher for us to lease it. To find a qualified contractor in your area, go to www.epcregister.com.

British Gas Homecare 200 contract You must give us proof that you have a British Gas Homecare 200 contract

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with no excess, or an equivalent contract with another supplier. The contract must include a 24-hour call-out service with no charge to our tenant. You must renew the contract annually throughout the lease.

Three sets of keys You must give us three sets of keys for all doors and windows with locks. We recommend that you keep a spare set of window keys because we cannot guarantee the tenant will return them to us at the end of the lease.

General requirements Space standards Here are the minimum space standards your property must meet before we can lease it from you.

Living room (if there is a separate dining room)

• • • •

For up to 4 people For up to 6 people For up to 8 people For 8 people and over

- - - -

9.5 square metres 12 square metres 15 square metres 18.5 square metres

or or or or

100 square feet 130 square feet 160 square feet 200 square feet

- -

11 square metres 14 square metres

or or

120 square feet 150 square feet

Combined living and dining room

• •

For up to 4 people For up to 6 people

A separate living area is required for six people or more.

Bedroom sizes Minimum room sizes may vary depending on the amount of useable space in a room. A bedroom should have space for a bed, a wardrobe and a chest of drawers, and allow space for movement around the room. Here’s a guide for the minimum bedroom sizes: • Single room - 4.7 square metres or 50 square feet • Double room - 10.2 square metres or 110 square feet Important: all habitable rooms must have at least one window that opens directly to the outside and is not smaller than 1/20th of the room’s floor area.

Flooring • • • • • • •

Floors must be sound, level and free from tripping hazards, with boarding securely fixed to joists. Floor coverings must be properly fitted and secure without rucks, bubbling or gaps. Living rooms, bedrooms, hallways, shared halls and staircases must be fitted with carpets or laminate flooring. Carpets must be clean, of reasonable quality and free from defects such as stains and excessive wear. Carpets must be properly laid and securely fitted with underlay. In flats, hard floors like laminate flooring must be covered by carpet to make sure they provide enough sound insulation. Quality underlay must also be fitted to prevent moisture moving from one flat to another. Aluminium binding strips must be fitted and fixed where there are changes in floor finishes. Vinyl sheet, non-slip tiles or polysafe lino must be fitted to kitchen, bathroom and toilet floors. Flooring must also be sealed with silicone sealant at floor edges and all finishes must be non-slip.

Curtains • • •

Net curtains and heavy-duty curtains must be fitted to all windows (apart from in bathrooms and toilets where there is obscure glazing). Curtains must be clean and free from defects, fitted securely and easy to open and close. Blinds will not be accepted.

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Leasing scheme for landlords

General requirements

Furniture requirements •

All furniture and furnishings must meet the requirements of The Furniture and Furnishings (Fire Safety) Regulations 1988 (see image below). To see these requirements, go to www.legislation.gov.uk.

Leasing scheme for landlords

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Outside the property

The outside of your property will need to meet the following minimum standards before we can lease it.

Building structure •







The building’s structure must be weather tight, in good repair and structurally sound. The roof must provide a weathertight cover over the entire building and be free of defective or loose materials, such as loose roof tiles. Gutters and drainpipes must be in good condition, well fitted, free flowing and without leaks. Shared areas, such as corridors and lifts, must be in good repair and free of defects.

















The boundaries of the property and its gardens must be well defined and protected by a continuous boundary, such as a wall or fence. Back gardens must have a continuous boundary, such as a wall or fence, at least one metre high. Boundaries leading to a possible risk area for tenants, such as railway tracks, must have a continuous boundary, such as a wall or fence, at least 1.8 metres high. Walls or fences around the property’s boundary must be in good condition and well maintained. All paths and passageways close to the property must not be excessively sloped, and must be well lit and free from tripping hazards.











Gardens must be well maintained and free of any rubbish. The property must not have a pond. If there is a pond, it must be filled in to ground level and be free from trip hazards. Any patio or concrete areas must be level, unbroken and in good repair. A protective boundary at least one metre high must be fitted around any area where there is a drop in the ground more than 300mm deep.













Any sheds and small outbuildings must be removed. The property must not have a glass-house or any dangerous structures. If there are structures like this, they must be demolished and cleared. Garages and large outbuildings

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Balconies and roof terraces must be properly constructed, structurally sound and must not be a hazard to tenants. Boundaries to balconies and roof terraces must be continuous, secure and at least 1150mm high. All rails and balustrades must be vertical and any gaps or openings must be no larger than 100mm. The entrance to any balcony or roof terrace must be through a door. If a balcony is fitted with glazed panels instead of rails, they must be Georgian wired glass or safety glass stamped with the BSI Kitemark.

Rubbish •

Sheds and other outside buildings •

must be structurally sound and securely locked with the windows boarded. You must tell us about any asbestos in sheds, garages or outside buildings. Any asbestos must also be unbroken, and if it breaks you must arrange to have a specialist contractor remove it.

Balconies and roof terraces

Gardens

Surrounding areas •

Stairs must be in good condition and structurally sound, and surfaces should not be slippery when wet. Staircases wider than 900mm must be fitted with handrails on both sides. The width of the handrail must be suitable for a child’s hand to grip. Side access gates must be in good condition and fitted with a latching device with bolts at the top and bottom. All drainage access areas must be fitted with suitable flat covers that are flush to floor level.



You must provide suitable facilities for storing and disposing of rubbish, such as a dustbin and storage area. You must provide at least one rubbish bin in an appropriate place at the property.

Leasing scheme for landlords

Inside the property

The inside of your property should meet the following minimum standards before we can lease it from you.

Entrance doors •





The property must be fitted with a doorbell or entry-phone system. This must be connected to a power supply that can be controlled by the tenant. All properties above the first floor must be fitted with an intercom or entry-phone system. A letter flap or box must be provided for every individual property. It must be marked clearly with the property name or number. The property name or number must be clearly displayed on the front door or in an obvious position by the main entrance front door.

Leasing scheme for landlords









All final exit doors must be fitted with a thumb-turn release lock (see images below), including back garden doors All glass external doors must either be re-glazed with 6mm Georgian wired glass or glass which has a BSI Kitemark. If the property has French doors, a deadbolt must be fitted at a low level to the fixed door and a thumb-turn release lock fitted to the door that opens. Bedrooms with patio or French doors must have an extra window that can be opened or another means of permanent ventilation.

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Flat doors that lead to shared hallways or landings must be fitted with a 30-minute fire door with a slow self-closer, intumescent strips and a fireproof letter flap. (Intumescent strips are made of a fire-proof material that expands when exposed to heat.) All fire doors must meet the current national standard.

Inside the property

Internal doors • • •



Doors must work well and be easy to open and close. Doors must be a suitable width and height. Door frames must be continuous and undamaged. All doors must be well fitted, have secure hinges and must open and shut properly. Doorstops must be fitted to protect walls from door-handle damage.







Bathroom and toilet doors must be fitted with a privacy latch with an emergency release mechanism. All kitchen doors must be a 30-minute fire door with a slow self-closer (see images below), intumescent strips and 25mm door stops. They must also meet the current national standard. If the property has three or more floors, every door leading to the hallway or landing must be a

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30-minute fire door with a Perko-style self-closer and 25mm door stops. Any glazing above fire doors must be 6mm Georgian wired glass (see image below) or 30-minute fireproof master board. The glass in glass-panelled doors must be toughened safety glass, or display the BSI Kitemark.

Leasing scheme for landlords

Inside the property

Windows •









Windows must be in good working order and easy to open and close. Window frames must be continuous and undamaged. All windows must be well fitted, have secure hinges and be capable of being securely fastened when closed. The glazed area of windows must be at least 1/10th of the floor area of the room to provide enough natural lighting. Every habitable room must have a window or windows opening directly to the outside. These must be at least 1/20th of the room’s floor area. All windows on a first floor or higher must be fitted with a restrictor limiting the opening to 100mm (see images below). This must be unlockable by hand in the case of an emergency.

Leasing scheme for landlords













Windows must be undamaged, free from decay, and decorated to a standard that will last the length of the lease. Window sashes must work, be reasonably draught proof and be correctly balanced. Windows that are glazed below 800mm from the floor must be replaced with either toughened or laminated safety glass. All fanlights must be glazed with safety glass stamped with the BSI Kitemark or Georgian wired glass, or be boarded up with master board. All bathroom and toilet windows must have ‘obscure’ glazing, with a frosted or blurred effect. The property must not be fitted with ‘louvre’ windows.

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Any windows that can open on the first floor or higher with sills less than 100mm from the floor, must be fitted with horizontal safety rails that are spaced no more than 100mm apart.

Inside the property

Walls and ceilings

Staircases











• •



Walls and ceilings must be well structured, free from cracks and bowing, and not show any signs of subsidence or movement. The plaster must be in good condition with even surfaces. Internal decorations must be in good condition, clean and free from soiling, staining and torn wallpaper covering. Walls must not have scuff marks or scrapes. Woodwork items, such as skirting boards, frames, architraves, doors and windows, must be washed down, redecorated or replaced if they are in poor condition. Painted walls and ceilings must be finished with vinyl silk or matt emulsion paint, which has been applied directly to plaster or an acceptable gauge lining paper. The property must not have suspended ceilings. For fire safety reasons, the property must not have a polystyrene-tile finish on any surface. Tongue and groove timber panelling must be securely fixed and trimmed with smooth and even surfaces, and sealed with a lacquer finish.





• •





• •

• •

Stairs, banisters and handrails must be strong and well fixed. Handrails must be fitted to all indoor and outdoor staircases. They must be of sufficient size, suitably constructed and fully supported. Two handrails must be fitted to any stairs more than 900mm wide. Handrails must be fixed at a height of 1000mm. Stairs and landings where the drop is more than 600mm must be securely guarded. The guarding must be more than 1000mm high with maximum openings of 100mm. Excessive gaps in balustrades must be closed off so that it is not possible for a sphere more than 100mm wide to pass through any part of the structure. Stair treads that are uncarpeted, such as varnished surfaces, must be fitted with anti-slip treads. Risers to treads must be filled in. Any glass or glass panels on internal rails or banisters must be Georgian Wired glass or toughened glass with the BSI Kitemark. The property must not have any spiral staircases. The property must not have any open staircases.

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Leasing scheme for landlords

Inside the property

Kitchen •

• •















Bedrooms must not open directly into a kitchen or a combined kitchen diner. The property’s main entrance must not be through the kitchen. All kitchen doors must be a 30-minute fire check door with a slow self-closer and 25mm door stops. The doors must meet the current national standard. Glazed panels above fireresistant internal doors must be fitted with 6mm Georgian wired glass. Kitchen units and appliances must be free from defects and in good working order. You must provide a cooker which has an oven, grill and a four-ring hob. Oven doors must be ‘cool doors’, which means they are not hot to the touch. The cooker must be suitably restrained, and positioned so that the hob is at the same height as the surrounding worktop surfaces. If the cooker is free standing, it must be securely bracketed to the wall and connected by a bayonet gas fitting. You must provide a fridge freezer which is a suitable size for the property. You must provide enough cupboards to suit the size of the property’s household. Kitchen floors must be fitted with vinyl sheet, non-slip tiles or polysafe lino. Flooring must be free from defects and its edges must be sealed with silicone sealant. All finishes must be non-slip.

Leasing scheme for landlords











You must provide a sink with a built-in drainer, set on a base unit which is 1000mm high. Taps must be easy to use and the plumbing must meet the current Thames Water bylaws. There must be a constant hot and cold water supply over the sink. You must provide tiled ‘splashback’ areas adjacent to the sink unit and work surfaces. These must be at least 300mm high and sealed with mastic or waterproof grouting. All sinks and worktop edges must be sealed with an approved waterproof silicone sealant. Tiled areas on walls must be thoroughly cleaned and free from grease, cooking fat, dirt and other waste. Fixed worktops must be free of blisters and faults, be more than 30mm thick and cover more than a 1000mm x 500mm surface area. They should be made of Formica-faced constitution boards with a rolled top edge. Exposed edges and corners must be lipped with aluminium or PVC trims. You must fit metal ‘T’ division inserts where two worktops join or the worktop changes direction. Sinks, worktops and floor edges must be sealed around joints with a continuous bead of silicone or ‘caulking’ sealant to prevent water getting in.

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You must provide two or more double electrical sockets above work surfaces in each kitchen. These sockets must be safely located at least 1000mm from the sink unit taps or any other water source. Kitchens must have a window that can open or an extractor fan. Kitchens without a window must be fitted with a mains-powered extractor fan that can give four or more air changes an hour (see image below). This unit must also be wired to the kitchen’s lighting circuit and must have a 20-minute overrun.

You do not have to provide a washing machine, but a suitablesized gap for one must be provided. You must also provide an electrical socket and suitable plumbing so the tenant can arrange to fit a washing machine if they choose to. This includes fitting a non-return valve to the water supply and waste pipes.

Inside the property

Bathrooms and toilets • •













The property must have a fullsized bath tub. Showers located over baths will not be accepted. Existing showers over baths must be removed and all pipes and fittings must be capped off. Bath tubs, wash hand basins and toilet pans must be undamaged and free from cracks and chips. Bath tubs, wash hand basins and toilet pans must be fixed and secured to the floor and/or wall. The bath and wash hand basin must have adequate tiled ‘splash-back’ areas which must be at least 300mm high. Splash-backs and full-height tiling must be free from cracks, chips, mould and broken-out grout. Bath panels must be removable but securely fixed at all other times. Mechanical waste (WC) systems such as ‘Saniflow’ systems will









not be accepted. A mechanised ventilation fan must be provided with a humidity switch or overrun linked to the light switch. The fan must be able to give at least four air changes an hour. Showers are acceptable when enclosed in a cubical with a shower tray. Showers must be correctly screened to a sufficient standard and watertight to prevent water damage to the floor. Shower cubicles must be completely tiled to ceiling height, be watertight and properly sealed. All surfaces where bath tubs, wash hand basins and toilets join onto walls and floors must be sealed and properly stuck with waterproof silicone sealant. All grouting and sealants must be free of mould growths and any fungal growths must be treated with an approved fungicide.

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All bathroom and toilet doors must be fitted with a privacy lever latch (see images below).

Decorations •



All walls, woodwork and ceilings must be clean and in good decorative order. There should be no scuffs, marks or damage to any surface. Wallpaper must not be torn, damaged or marked. Wallpaper must be continuous with no gaps and match consistently throughout the room.

Mirrors •

Any large mirrors or mirrored wardrobe doors must be removed and replaced or covered with clear plastic safety film. Small bathroom mirrors can be accepted but they must be well fixed and secure.

Leasing scheme for landlords

Inside the property

Fireplaces •









All permanently closed fireplaces must be ventilated with a fibrous plaster louvre or a fixed grill over the chimney breast. All gas fires with back boilers must be capped off and made safe. All gas fires must be capped off and removed. The gas supply to the fire must be capped off below floor level. The remaining fireplace will need to be boarded over and fitted with a vent. All gas wall heaters must be removed and capped off and made safe.

Electric lighting in each room must be of sufficient brightness. Standard pendant light fittings are preferred, except in bathrooms where a suitable sealed bulkhead unit must be fitted (see image below)



Adequate natural and artificial lighting must be provided to all rooms, stairways, circulation spaces (such as corridors) and shared areas. We will assess the impact of any outdoor obstruction to the property’s natural light when we visit your property and advise you on how to deal with it.

Leasing scheme for landlords





Rooms below ground level must have enough natural light on an average day for living in the lounge or bedroom without help from electric light. Strip lights must have shatterproof covers and be free from flies and other debris. Spotlights will not be accepted.

Ventilation •

Lighting •



• •

Outside lighting must be provided for the deck access to flats, maisonettes or alleyways from the street level to the door. These lights must be bulkhead units, vandal resistant and in shared areas should work from an independent meter not running from a resident’s electricity supply.

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Adequate permanent ventilation must be provided to all rooms, including kitchens, bathrooms and toilets. A suitable window that can open will achieve this, equal in size to 1/20th of the floor area of the room. It is recommended that humidistat-controlled mechanical extractor fans are fitted in kitchens and bathrooms.

Inside the property

Heating systems

Gas heating

Insulation

















Every property must have effective insulation and efficient heating. The heating system must be full gas central heating or electric night-storage heaters. There must be a fixed heating appliance or radiator in every room. All radiators and heating appliances must be securely fixed to the wall. The heating system must be programmable. That is, it must have a timer and/or thermostat which can be controlled by the tenant and work independently of the hot water system. Solid-fuel heating systems, nonEconomy 7 electrical systems, warm-air systems, and portable gas and electric heaters will not be accepted. The water-heating facility must be capable of providing an adequate and continuous supply of hot water.

Electric heating •



• •



Radiators and pipe work must be secured to the walls. Where practical, boilers should be boxed in and vented to meet Gas Safe regulations. All pipe work under boilers must be boxed in, safe and secure. If boilers are installed in bathrooms or toilets, they must be housed in protective fire-resistant enclosures and positioned so they do not interfere with the safe use of the bath or toilet. Apart from the boiler thermostat, all other heating and hot water controlling switches, programmers and so on, must be sited outside the bathroom. The heating system must be fully serviced, in good condition, and inspected and certified by British Gas or an approved Gas Safe contractor. The system must have a full-service contract, such as British Gas Homecare 200, for the entire term of the lease. The landlord will pay for this.

Immersion heaters, if any, must use an Economy 7 off-peak supply.

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• •





New insulation must be fitted to comply with the Building Regulations. This means having a thickness of around 250mm. All hot water cylinders must be properly insulated. The thermal insulation and heating appliances in the property must ensure that the property has an SAP rating of 60 or an NHER of 6 (National Home Energy Rating). All open fireplaces must be blocked up and adequate perma-vents fitted to prevent condensation. All exposed cold water pipes in the loft or outside should be lagged to avoid freezing.

Damp and condensation •



The premises must be free from any dampness that could harm the health of the occupants. This includes rising damp, penetrating damp and condensation. The property must have adequate ventilation to reduce the risk of damp and condensation.

Leasing scheme for landlords

Inside the property

Asbestos

Fire safety requirements

Means of escape





Mains-operated smoke alarms with battery back-up that are interlinked must be fitted to each hallway and landing (see image below).





All deadlocks to final exit doors must be removed and replaced with thumb-turn release locks. Flat entrance doors opening into a communal area must be 30-minute fire resistant and meet the current British Standards. These include having a Perko-style self-closer, intumescent strips and 25mm door stops.



The building must be checked for the presence of asbestos. The condition of any asbestos materials must be recorded. Any necessary action to remove or seal up the asbestos must be done by an approved NAMAS contractor. The landlord will pay for this. Any internal asbestos sheets or asbestos cement panels are not acceptable and must be removed by a specialist contractor.

Noise pollution •

Where there are excessive noise levels (for example, by a main road, railway lines, or noise-producing commercial premises) sound insulation such as secondary glazing must be installed to habitable rooms, that is, bedrooms and living rooms.

Secondary hazards •

All cleaning agents, paints and equipment (including DIY tools and so on) must be removed.

Leasing scheme for landlords



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There must be a clear and protected means of escape in the event of a fire.

Utilities These are the minimum standards the utility services for your property must meet before we can lease it from you.

Electrical supply •

You must arrange for a NICEIC-approved electrician to inspect the electrical installation at the property and give us the original certificate. • Each individual property must have a seperate meter which is clearly labelled and accessible at all times. • Any shared areas within a building must have its own electric meter and be seperately billed. • You must provide a suitable number of electrical sockets. The minimum number of sockets in each room must be: Living room 3 double sockets Double bedrooms 2 double sockets Single bedrooms 1 double socket Kitchen 2 double sockets at worktop height, plus two low-level sockets for a fridge and washing machine. Any boiler must be connected to a switch-fused connection unit Landing or hall 1 double socket

Gas supply • • •





You must arrange for a Gas Safe-registered engineer to inspect the gas supply and all gas appliances each year, and give us the original certificate. You must disconnect and remove gas fires. You must arrange for a separate gas meter to be fitted at each individual property. It must be fitted securely, be clearly labelled and be accessible at all times. You must make sure a mains-powered carbon monoxide detector is fitted in every room that has a gas appliance, following the manufacturer’s instructions (see image to the right). You must make sure all unused pipes are cut back to floor level and capped-off professionally to avoid trip hazards.

Water supply • • •

You must provide a mains supply of drinking water at the kitchen sink. You must make sure water storage tanks are enclosed, insulated and covered. All water supply and drainage pipe work and joints must be watertight and accessible.

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Leasing scheme for landlords

Contact us

To arrange an appointment for us to view your property, please contact us in one of the following ways: Email: [email protected] Phone: 020 8799 2283 Fax:

020 8825 1962

Write: Acquisitions Team A2Dominion Group 113 Uxbridge Road Ealing, London W5 5TL For more information about our landlord scheme, please go to our website at www.a2dominion.co.uk.

Leasing scheme for landlords

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000569/12/15 - CU