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46 Marmion Avenue, London E4 — the letting board

Twelve months of letting, and what falls due in each

JAN & BAKHT LTD holds and lets its own and leased interests, and buys and sells those interests on its own account. There is no agency work here and no third-party instruction: the company is the landlord, and this site is the work of being one.

Write to landlords@janandbakht.life and say which month you are in.

The board: twelve cells, twelve things that fall due

Pick a cell; the page moves to the month that explains it.

The notation the board is kept in, drawn from a worked example so the marks can be explained. It records nothing let.
  • let
  • void
  • renewal window

JanuaryThe year is written down before any of it is lived

An empty room with a window and bare floorboards, printed in two colours

A two-colour print made for this page. It is a picture of a room, not a record of one: nothing shown is let, held or offered.

Due: end dates, notice dates, certificate anniversaries, inspection weeks.

January is a desk month. Every term end date on the board has a notice date some weeks in front of it, and both go down before the year moves. Each certificate anniversary is entered twice: the day it expires, and six weeks before.

FebruaryThe first round, read in one fixed order

An inspection is a slow walk with a notebook. Every room is read in the same order, so two visits can be laid side by side.

Ceiling
The ring a slow leak leaves, and whether its edge has moved.
Walls
Cracking, blown plaster, the cold corner where condensation settles.
Windows
Catches, trickle vents open or shut, water standing on the frame.
Floor
Boards lifting, coverings at the thresholds, anything hollow underfoot.
Appliances
Boiler pressure, flue run, the date on the service label.
Outside
Gutter line, downpipe, the gully by the back door.

Due: visit by arrangement, condition note, photographs, meter readings.

MarchDeposit papers read back against the agreement

A deposit sits in a scheme, not in the company.

March reads the papers back: the scheme certificate, the prescribed information, the names on the agreement, the address they were served to. Where a name has changed they are served again, and the earlier version stays underneath.

Due: scheme certificate, prescribed information, names, address.

April and OctoberCounting backwards from an end date

A notice is a date problem before it is a letter. The window opens at twice the notice period, leaving room to settle terms before the last serving day; April and October do that counting in bulk.

Tenancy-year planner

Guide only. The notice period is set by the tenancy and by law, not by this page.

Start plus the term, less one day, is the end date. Less the notice weeks is the last serving day; less twice, the day the window opens. Whole days, both ends counted.

Due: notices for end dates two seasons out; renewal terms settled.

MayInterests bought, held and put up for sale

freehold lease tenancy
Three depths of one address, each read before the one inside it is agreed.

On an acquisition the title is read first: tenure, title number, and what a lease says about alterations, subletting and service charge. Then searches, the survey, and the dates for exchange and completion. The stages are set out on the own-property page.

Due: title read, searches ordered, lease terms checked, completion dates set.

JuneChangeover week, with a deadline on both sides of it

The check-out report is written against the schedule of condition, not against memory. Meters are read the same day. Keys are counted in against the number issued.

The make-good list is then split: what must be done before the next tenant takes the keys, and what can wait. The whole cycle is on the letting page.

Due: check-out report, readings, keys counted in, make-good list.

JulyThe gap, and the days counted inside it

An empty property is counted in days. The gap closes when the keys hand over, not when the agreement is signed.

  1. Advert facts checked against the property — rooms, floor, heating, what is included.
  2. Viewings grouped into one or two afternoons.
  3. References taken up and read, not filed on arrival.
  4. Right-to-rent check made before an agreement is drawn.
  5. Agreement drawn and signed by every tenant named.
  6. Keys hand over, and only here does the gap close.

Void-period counter

Day counts only. Up to four periods; leave the rest empty.

Let periods

Twelve months from the day named, less one day. Each period is trimmed to it and counted with both ends in; overlaps count once. What is left is void.

Due: advert facts checked, viewings grouped, references and right-to-rent checks.

AugustTwo years end in the same month

The second round of the letting year

August carries the second inspection round, done as February's was, so the two notes can be read against each other and a slow change seen.

The company's own year, dated from the register

JAN & BAKHT LTD was incorporated on 31st August 2026, which fixes where the accounting year falls and when the papers have to be in order for it.

Due: second inspection round; the company's own year ends.

SeptemberCertificate anniversaries fall in a month, not a year

Twelve segments, one inked: a record is filed by the month it runs out in.

A certificate has a date on it, and the date is the point of it. A gas safety record runs twelve months and is renewed on its anniversary, a copy to the tenant and a copy on the file. An electrical installation condition report runs longer, so September reads each one for the year it falls in. Alarms are tested, one to a storey. Each certificate and its month are listed on the certificates page.

Due: gas safety record renewed; electrical report read; alarms tested.

NovemberWhat November is for, drawn twice

Running: the trough carries the water to the downpipe, and the downpipe puts it out beyond the wall.
Blocked: leaves dam the trough, the water goes over the front lip, and by February that is a damp wall inside.

November is preventive, and the pair above is the argument for it. The heating is run up so a dead boiler is found now and not in January. The stopcock and the fuse board are written into the tenant's note. Reports are logged as the repairs page describes.

Due: heating run up, gutters cleared, stopcock and fuse board located.

DecemberThe file closed, indexed and shelved

December closes the year rather than starting anything in it. An open job in the repair log is closed with a date, or carried forward with a reason beside it. Certificates are filed by property and by expiry month, which makes next January's diary possible.

Then the index is written: one line to an interest — tenure, term end date, and the month each certificate falls due. What stays on the file afterwards is set out separately.

Due: repair log closed or carried forward, certificates filed by expiry month.