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Home » Landlords » Rent Guarantee useful information

Welcome to our partnership page which provides the following information

  • Rent Guarantee portal user guide
  • Product information (inc acceptance criteria)
  • Your responsibilities
  • Claims process information
  • Invoicing details and how to make a payment
  • FAQs (Acceptance criteria, Guarantors etc)

 

The Alan Boswell Group Difference

Alan Boswell Group - personal

Alan Boswell Group are one of the UK’s largest independent insurance brokers and a major player in the landlords insurance and letting agents insurance space. Having dealt with letting agents and property managers for many years we are confident our range of products available. We are an agile and innovative partner who provides first class advice as evidenced by our multiple awards, independent reviews and chartered status.

Sales portal access and portal instructions

Setting your password

To get started with the ABG portal you’ll need to set a new password. To do this click below and enter your email address:

Setting password

You’ll receive a password reset email from us. Click on the link and set a new password.

Once you’ve completed that you’re good to go.

Accessing your agent portal

Once you’ve set a password you can access the portal. Click the button below to log-in:

Portal Log-in

To help explain how to use it you can download our portal instructions here:

Portal Instructions

Policy wordings

We have a number of policies available

Below are details of the full policy wording and product summary (IPID – Insurance Product Information Document)

Invoicing and payments

Invoicing is run on the 15th day of the month where an invoice will be generated for the previous months sales e.g. 15th July for June sales.

Invoices will be sent automatically and we provide a variety of payment options, including an automated payment facility for ease.

Rent Guarantee Insurance acceptance criteria

In order to qualify for a Rent Guarantee Insurance a tenant(s) must meet the following

  • Affordability A tenant(s) must be in current and permanent employment. You must ensure that the amount confirmed as their gross monthly income is equivalent to at least 2.5 times the monthly rent.
  • Adverse credit history All CCJs, Bankruptcies and IVAs must be settled for at least three years.
  • Identification and income Acceptable identification and proofs of income are listed here
  • Long standing tenants If a tenant has been in place for greater than 12 months at the inception date of the policy the above checks will not be required provided there have been no breaches of tenancy and no late payments in the last 12 months.
  • Failure If a tenant does not meet the acceptance criteria a guarantor can be used who must meet the same requirements, except income multiple, which must be 3 times the monthly rent.

For a full list of our acceptable forms of identification and proofs of income, please see our acceptance documents list

Make a claim

To make a claims call 01384 377 000
(for policies taken out prior to 15th January 2020 please continue to use 0333 043 1326) 

All our Rent Guarantee Insurance claims are managed by our partner Legal Insurance Management who are a multi award winning claims management company.

For a full flowchart of our claims process click here

All our policies have different terms and conditions specific to the policy purchased so please read these carefully. However in general to make a claim you must have met the following criteria:

  • 2 forms Of ID, reference check and proof of earnings at 2.5x or more
  • Made contact with the tenant within 7 days of the first default
  • Reported the claim within 30 days of the 1st default to Legal Insurance Management
  • Provided Legal Insurance Management with required documents in the claims flow chart

Your responsibilities

As a Letting Agent under Financial Conduct Authority rules, you are not allowed to sell, arrange or promote insurance to your clients (as you are not regulated to do so). Arranging insurance without proper authorisation could lead to enforcement action being taken by the regulators.

To enable you to purchase a rent guarantee policy in your agency name that your landlords can benefit from you must have insurable interest. This is evidenced by the full management of a property which includes tenant find, tenant referencing, check-in with an inventory, rent collection and at the termination of the tenancy a check out with a final inventory. This enables you to offer a management service that includes rent and legal protection.  Please bear in mind that when marketing the scheme you cannot give the impression you are offering an insurance product. You must  refrain from referring to the cost of the scheme as a ‘premium’ or using the word ‘insurance’.  Instead you are offering your clients a guarantee.  The policy must be in your name as letting agent, you must pay the premium, but either you or the property owner can make a claim against the policy.

In terms of the service Alan Boswell Group is providing you (the letting agent), please note this is a non-advised sale and that we only provide rent guarantee insurance from a single provider (Legal Insurance Management).  Our Terms of Business to you are available here.

To help you position the service, below we explain how it should be described as a ‘contract of guarantee’.  By following this process you are able to formalise the arrangement with your client.

Contract of Guarantee

Contract of Guarantee

Below you will find a link to a contract of guarantee which needs to be part of the service agreement between you and your landlord.

Please print this and provide this to your landlord as it helps to explain how the contract of guarantee you are offering as part of your service works.

This is an important document as it makes clear to the landlord the benefit they are receiving is an extension to the service that you offer and is separate to and distinct from the Rent Guarantee insurance that you buy from us.

In the interest of clarity, please do not supply a copy of your insurance schedule to the Landlord.

The contract of guarantee document that follows also makes it clear that any rental defaults will be individually reviewed by you as their agent, and that you will discuss available options with them if the tenant were to fall into and remain in arrears.

Offering a Guarantee to the Landlord

The guarantee that you provide should form part of your service with the landlord, and the following document has been written with this in mind.

The guarantee has to be a relatively small part of the overall service that you provide and your clients need to be able to use your services without having to take the guarantee.

Important

If you are in any doubt as to whether you are complying with the above guidelines, please contact lettings@alanboswell.com

 

Charging the landlord

You must ensure that any charge needs to form part of your managed service charge and is subject to VAT. There cannot be a direct cost to the landlord for the insurance otherwise this would be a regulated activity and require FCA authorisation.

Such a charge may be levied as follows :-

  • An increased Management Service % ( i.e 10% for our standard service or 12% for our increased management service including Rent Guarantee)
  • A monthly charge of £XX a month for our Rent Guarantee service
  • An annual charge of £XX for our Rent Guarantee service

Largely driven by market forces the costs for the added benefit of having the guarantee needs to be proportionate and reasonable.

Renewing the Guarantee

You can only renew the guarantee if you are still fully managing the property.

Consequences of not complying with the above guidelines

If you do not comply with the above guidelines, we reserve the right to restrict your access to the portal.

 

Client Documents

After a purchase, you’ll receive an email with your policy schedules attached. This is your confirmation of cover.

This is for your records and not to be passed on to your landlords.

Please provide a copy of the following Contract of Guarantee alongside the relevant key facts document

Contract of Guarantee

FAQs

  • 2 Forms Of ID – 1 inclusive of a Photo

    Proof of earnings at 2.5x the rental amount.

    A Credit Reference from a licenced credit agency confirming all CCJs, IVAs or bankruptcies have been settled at least three years.

    If a tenant has been in the property for 12 months without payment issues then the need for the above checks is waivered and in the event of a claim you would just need to provide a rental statement confirming the past 12 months rent have paid on time.These will be acceptable and there income can be proved using the following

  • These will be acceptable and their income can be proved using a number of documents articulated above in our acceptance criteria.

  • If a tenant can’t pass the reference requirement, they will need a UK based Guarantor who can pass referencing.

  • Guarantors would be required to pass the same referencing requirements as a tenant, except their earnings need to be 3x the rental amount.

    • 2 Forms of ID, 1 inclusive of a photo
    • Proof of earnings at 3x the rental amount
    • All CCJs, Bankruptcies and IVAs must be settled for at least three years.
    • Must be UK based
  • Acceptable IDs – two forms of ID, a minimum of 1 must be primary

    Accepted primary forms

    • Passport
    • Driving licence
    • Residency card
    • Current UK Non-Photo Driving Licence
    • HMRC Tax notification
    • Young Scots Card
    • Blue Disabled drivers pass
    • Benefits of pensions notification letter confirming the right to benefit

    In addition to the above if you cannot provide two primary forms of ID

    • Bank or Building Society statement
    • Utility Bill within the last 6 months
    • Local authority tax bill for the current financial year
    • Benefits of pensions notification letter confirming the right to benefit
  • In general they will require a guarantor, but it does depend on the frequency and severity. To be sure please refer scenario to us for a decision.

    • No claims will be paid if rental payments are in arrears for less than 31 days
    • Any claims not reported within 30 days from first arrears occurring
    • Any claims within the first 90 days where the policy wasn’t taken out on or before a tenancy starts, or if there hasn’t been previous  cover in place.
    • Claims where a tenant is already in default before the policy starts
    • End of tenancy cleaning, fees and general wear and tear cannot be included in dilapidations.
    • A check in (signed by the tenant) and check out report must be completed to enable the deposit to be used against dilapidations.
  • Cover is provided against the property, if a tenant moves out and a new tenant moves in cover will remain valid provided the new tenant passes referencing.

  • Policies can be taken out mid tenancy, however there will be a 90 day exclusion period for any claims, unless there was insurance previously in place elsewhere.

  • Provided all documents are received and validated, a valid claim should be paid around 45 days after the 1st payment is missed.

    Payments will continue being paid a month in arrears until eviction is achieved. If you have opted for the vacant possession cover you will receive a further two months rental cover at 75% of the monthly amount assuming the property is not let.

    Any deposit taken will be used against the final payment provided it has not be used against dilapidations.

    The full claims process is outlined in the claims flowchart document.

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Simon Ventham
Simon Ventham

Projects Manager

Simon has worked in insurance his whole career, having joined Sedgwick Insurance Brokers (now Marsh) after his A-levels. He subsequently moved on, spending several years…

Adam Weedon-Luck

Senior Insurance Adviser

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Jennifer Silverman
Jennifer Silverman

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