Commercial property to let - frequently asked questions
"Three Rivers District Council own a number of shops located in South Oxhey, Croxley Green and Bedmond. From time to time these become vacant, and the Council is then able to offer them for rental. The valuation and estate staff is always pleased to help prospective interested parties with questions they may have relating to the terms and conditions which will apply to such a proposed letting. Over many years, we have found that these questions are very often of a similar nature. We have therefore put together a list of "frequently asked questions" with answers, and these can be accessed from this web site. Good luck with your application!"
Q: What kind of properties do we offer?
A: We have a range of shops which varies on a monthly basis. Check the website for the latest availability under business or alternatively contact the Valuation Surveyor: 01923 776611.
Q: How can I view a property?
A: We ask that you view the property on your own from the outside to see if the location and environment would be suitable for your business. If the property is of interest following your external viewing, please contact the Valuation Surveyor: 01923 776611.
Q: Will I have to pay a premium or any money up-front to lease a property?
A: We do not charge a premium.
Q: How is the rent paid?
A: The rent is normally payable by Bank Standing Order, quarterly in advance, on the following dates 25 December, 25 March, 24 June, and 29 September. Please note in order to assist small businesses during the current economic conditions, arrangements can be made to pay the rent monthly if required.
Q: Please explain what A1, A2, A3, A4, A5 mean?
A: These are classes of planning use under the Town & Country Planning (Use Classes) Order 1987, and where listed against a property on the website, are the lawful planning uses that may be carried out at that property.
The classes are as follows:
- A1: a retail shop
- A2: professional and financial services (e.g. estate agency, bank)
- A3: restaurant or café
- A4: drinking establishments (e.g. pub or bar)
- A5: hot food takeaway
Q: How do I change the use?
A: In limited circumstances it may be possible to change the use of the property. The Council (as landlord and owner) must agree to the change of use. You may also have to make an application for planning permission to change the use. In considering whether the proposed use is suitable for the property, the Council will apply good estate management principles, including consideration of the impact of the use on existing competing premises.
Q: What are the main lease terms?
For the majority of the properties, the Council offers a commercial lease on standard terms and conditions, which can include the following:
Term: For a minimum of 3-5 years or longer by agreement.
Security of Tenure: The leasemay be contracted out of the Landlord and Tenant Act 1954.Please ring the Valuation Surveyor 01923 776611 for further information.
Review: Rent reviews at the end of each 5th year.
Repairs: The tenant to be responsible for all repairs, decorations and maintenance of services, to the interior and exterior of the premises.
Alienation: The lease may be assigned with the Council’s prior written consent. No subletting is permitted.
Insurance: The Council insures the building against damage by various risks with the premium recoverable from the tenant.
Business Rates: The tenant to pay the business rates in respect of the property.
Utilities: The tenant will be responsible for the payment of all utility bills and for maintaining the services in accordance with current regulations.
Fees: The tenant will be responsible for surveyors and legal fees in connection with the letting process and preparation of the lease.
Rent Deposit: A rent deposit is not required