Your property queries answered

Buying through the letter-box

I have been searching for a property for over a year, but to no avail. There is a road with a number of houses, one of which I would love to own and which I think meets my requirements: however, none of them has come on the market to date. Would it be totally unorthodox to approach the owners of these properties by letter-box, inquiring whether they would be interested in selling? If one were to respond positively, how should one address price, since I am uncertain of the value of these houses?

It is a bit unorthodox to put a note through the door but not entirely unheard of. This column has heard from two readers who successfully bought apartments having put notes in the letterboxes. Admittedly in both cases they were already tenants in their particular blocks, and they were large apartment blocks with a high turnover so it was inevitable that an apartment would come on the market sooner rather than later. (We haven't heard of a house bought this way - but we'd welcome any reader's personal experience on this or any other property matter.) You could put a friendly note through the letter-box - after all you don't really have anything to lose. But before you do, you should find out a rough price for the road just to make sure that it is in your price range, otherwise you'll definitely be wasting your time. A local estate agent, particularly one who has sold or is selling on a nearby road, will be able to give you a reasonably accurate idea of what you would be expected to pay. You should also mention to the agent your interest in buying on the road as it is not entirely unusual for houses to come on the market and sell quietly through agents without any "for sale" sign going up. If you do get a positive response to your note both you and the seller should get separate valuations - usually from estate agents- before you will be able to come to agree on a price.

What should I put in a lease?

I will shortly be renting out a small house in Dublin. I will be living nearby and feel I can manage the whole thing myself. But what should I put in the lease, apart from the rent, deposit and the period of the rental.

Basically a lease sets out the terms and conditions of the arrangement and has to be agreeable to and signed by both sides. You should detail any restrictions you have on the number of people living in the house, who is responsible for specific bills. e.g., refuse collection, cable TV, etcetera. Can your tenants decorate with or without your permission? Put a note of that in your lease. Your lease should be accompanied by an inventory of furniture, appliances, utensils and crockery and so on and should note that breakages will be deducted from the deposit. Take readings on gas and electricity meters, and get your tenant's name on all utilities - telephone, gas and electricity.

Slipping in the care of the garden is a favourite with landlords but can be troublesome. This column heard from a tenant this summer who signed a lease last November that included the upkeep and tending of the garden. The garden went wild during the spring and summer, leading to bitter rows with the landlord. So be reasonable - your lease shoulds protect your interests but also to cultivate a good relationship with your tenants.

• Send your queries to Property Questions, The Irish Times, 10-16 D'Olier Street, Dublin 2 or e-mail propertyquestions@irish-times.ie.

Unfortunately, it is not possible to respond to all questions. The above is a representative sample of queries received. This column is a readers' service and is not intended to replace professional advice. No individual correspondence will be entered into.