Boy have I had a couple of busy weeks dealing with tenants deposits on move outs and landlords claims upon them - since the deposit regulations came in to force a couple of years ago it seems that because tenants receive a deposit registration certificate they might think their deposit is guaranteed regardless of condition.

Couple this with a landlords call upon the deposit monies and what have you got if you sit in the middle like us - fireworks, boom. So we now spend a shed load of time having to conduct delicate negotiations between both parties, sometimes I feel like a full time keeper of the peace.

As management agents we sit in the middle and use our expertise and experience to guide both parties to a successful end of tenancy, a landlord might assume thay are the paying client and this is correct but without tenants we have no letting market and without rent payment there are no commissions and no mortgages paid, so I also view our tenants as clients.

So, what is the answer and where do we meet in the middle ?

TENANTS : Take note of your inventory and schedule of condition, do your utmost to prepare the property at end of tenancy, clean the oven, the floors, do not leave unwanted items, pay your final bills etc etc. As agents we want to return your deposit in full.If you have any doubt about any condition let us know, but once you have left it is more difficult for us to negotiate.

LANDLORDS : See the big picture, if you have had a tenant pay the rent on time for three years but the carpets need replacing this will assist in finding good new tenants, investment is required from time to time, granted  not every six months with a bad tenant but look at the overrall success of rent paid and term of tenancy. Plan adequate improvements in advance to stay ahead of the market.

FACT : We have returned 88% of tenants deposit in full so far this year but would love this to be nearer 100%. How are we going to achieve this ?

ANSWER ? Inventory, Inventory, Inventory - If you do not have a really, and I mean really accurate and signed inventory forget taking a deposit anyway. You will need this to contest any damages at end of term , we are now seeing the disputes escalate and are not in favour of landlord if there is no accurate inventory. We now prepare a far improved inventory / schedule of condition, together with up to 100 photos of property and video inventory. The downside is this takes longer to prepare and sign off with the tenants on move in. So my cost to prepare a brand new thorough inventory with photos and video and check in is 130 - 150 pounds plus vat, supplied to both landlord and tenant on their own USB memory stick. Worth the cost ?, definitely , the better the recorded condition on entry the better the property comes back.

ALSO NEW FOR NEXT YEAR - we will be directly employing our own cleaners to make sure properties are given to tenants in even better condition.

Richard and Tony are pleased to announce we have signed and completed on the lease at 27 North Street, Bishops Stortford, next door to Pizza Express in the heart of the Town Centre.

We have been looking to open our next branch in a major town for some time and are delighted this deal has now been concluded. We look forward to working in the area and confirm that director Anthony Cicchirillo will be relocating from Hoddesdon  to open the office.

We now undertake a three month renovation project on the historic building and will be opening at the start of January 2010.

We have been inundated with agents touting our website properties and sending useless flyers through tenants doors- something I have moaned about before.

But today I have heard from a tenant that a letting agent from Cheshunt actually took to knocking on her door yesterday trying to extract our clients phone number. How low can you go ? - How shameful is that ? What is going on ? How desperate ? How absurd ?

Anyway, Luke from Kings, consider yourself named and shamed, if you have got so much time on your hands and need a few bob you can always come over and clean the love machine for me!!!!!!!!!!!!!!!

You might be wondering who these two guys are pictured on the 10th tee at East herts Golf Club - the one on the left is Andre Agassi who flew from America to guest at the charity golf day and the one on the right is a prominent Hertford Estate Agent !

Hats off to the boys at Bleriot who pulled off another fantastic days golf at East Herts Golf Club on friday - it was superbly organised as usual with excellent money raised from local businesses for local causes.

Those boys at Steven Oates tried their best to put us off with their sponsorship sign calling us batty boys and dressing in gay outfits but we persevered regardless and finished a creditable 4th out of 24 teams.

It was a shame that the Oatsey boys did not switch off their mobiles during the speeches and the raffle but luckily it did not seem to put off the comedian.

Well done Pierre, cheque in the post for the Man United shirt that Colin din’t want !! 

A couple of weeks ago I was at a Churchillian Lunch Club meeting in London with some of the local guys - Pictured above is my good friend Billy Moule but can you tell me which historic building he is standing outside ?

A bottle of champers on the way if you know- e mail your answer to richard@anthonydavies24.co.uk

Competition Rules : Competition not open to the Moule Brothers, full name of building and address required.