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Landlords Rent Guarantee for letting agents

Welcome to our partnership page which provides the following information:

  • NEW – Aviva Rent Guarantee Insurance
  • Your responsibilities and purchase criteria
  • Rent Guarantee portal user guide
  • Invoicing and documentations
  • How to make a claim
  • FAQs (Acceptance criteria, Guarantors etc)

Pricing and policy details

Effective 9th August 2021

New Aviva policy From £195 (Inclusive Insurance Premium Tax)

*** Reducing to £185.00 (Inclusive of IPT) with effect from 1st November 2021 ***

  • New 15 months rental payments
  • New three months rental payments at 75% after repossession of property
  • New in-house claims
  • New  no excesses
  • New widened claims notification
  • Annual policy with no Covid restrictions
  • Maximum rental income of £2,500 (This can be used towards higher rents)
  • Eviction costs included

For previous price points please refer to your documents on our portal or contact us.

Purchase and acceptance criteria

Purchase criteria

  • IMPORTANT In order to purchase a policy for the property, it must be fully managed by yourselves and you must collect the rent. There must be a potential financial loss for you if the tenant(s) fail to pay.
  • Included in your service Rent Guarantee can be included as part of your management service, but must not be referred to as "insurance" due to the regulations involved in the sale of insurance.
  • Let only The product is not available for let only properties. Contact us and we can provide you a unique link to refer clients and generate income.

Acceptance criteria

  • Affordability A tenant(s) must be in 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 Two forms of identification, of which one must be photographic are required or pass the right to rent check.
  • Long standing tenants If a tenant(s) 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 (more than 31 days) 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.

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

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. If you wish to sign up for this please visit the following link https://www.alanboswell.com/automated-payment-agreement/

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

How to make a claim

NEW in-house claims process

Once you have purchased a policy you will be able to make a claim via our agent portal.

The claims process will be automated and will allow you to upload all required documents. Ongoing payments will be proactively managed by us cutting down on admin time for you.

Once a claim is in process you will also have access to ongoing communications relating to your claim via our solicitors.

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.

  • 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.