For landlords
Your property, looked after like it matters.
Around 240 homes, one office, and a patch small enough that a contractor can be there the same day. If you want an agent who treats management as an afterthought to sales, we are not it — we do not sell houses at all.
- Fully managed
- 12% + VAT
- Set-up fee
- None
- Renewal fee
- None
- Notice to leave us
- 30 days, no exit fee
- Rent arrears, 2025
- 1.4% of the portfolio
Why us
We would rather lose the instruction than the tenant.
The most expensive thing that happens to a rental property is a void, and the second most expensive is the wrong tenant. Both are avoidable, and both are avoided by being honest about the rent at the start rather than optimistic.
So when we value your property, you get the comparable evidence, not just a number. If another agent has quoted you more, bring us their figure and we will tell you plainly whether we think it will let — including when the answer is that it will.
- No fee until the property is let
- No mark-up on contractor invoices, ever
- Rent paid to you within three working days of clearing
- Statements you can hand straight to an accountant
Fees
Three ways to work with us.
Whichever you pick, there is no set-up fee, no renewal fee, no inventory fee and no charge for serving notice. You give us 30 days if you want to leave.
Let only
You manage the tenancy yourself. We find and reference the tenant and set it up properly.
- Rental valuation and marketing
- Professional photography and floorplan
- Accompanied viewings
- Referencing and Right to Rent checks
- Tenancy agreement and prescribed information
- Deposit registered with the TDS
- Rent collection and arrears chasing
- Repairs and contractor management
- Inspections
Fully managed
Everything. You hear from us when there is something you actually need to decide.
- Everything in Let only
- Rent collected and paid on within 3 working days
- One named property manager
- 24/7 repair reporting for your tenant
- Inspections at 6 months, then annually, with photographs
- All compliance tracked and renewed on time
- Deposit negotiated and returned at the end
Rent collection
We handle the money and the paperwork. You keep the maintenance.
- Everything in Let only
- Rent collected and paid on within 3 working days
- Arrears chased from day one
- Annual rent review with evidence
- Statements and year-end summary for your accountant
- Repairs and contractor management
- Property inspections
Rent and legal protection is available on managed and rent collection tenancies at £29 a month, covering rent from day 31 of arrears and legal costs up to £50,000. It is optional and we do not push it — on a well-referenced tenant it is often money you keep.
Compliance
Nine things that can cost you a tenancy.
Most of the landlords who come to us are not cutting corners — they have simply lost track of a renewal date. On a managed property, every one of these sits in our diary rather than yours.
| Requirement | What the law expects | Managed service |
|---|---|---|
| Gas Safety Record | Annually, by a Gas Safe engineer. Copy to the tenant within 28 days and before they move in. | We book it |
| Electrical safety (EICR) | Every five years, and at the start of a new tenancy. Any C1 or C2 remedial work within 28 days. | We book it |
| Energy Performance Certificate | Valid ten years. Band E or better, unless you hold a registered exemption. | We book it |
| Smoke and carbon monoxide alarms | A smoke alarm on every storey and a CO alarm in any room with a fixed combustion appliance. Tested on move-in day. | We test and log |
| Deposit protection | Registered with the TDS within 30 days, with prescribed information served on the tenant. | We handle it |
| Right to Rent | Checked before the tenancy starts, with follow-ups diarised where a permission expires. | We handle it |
| How to Rent guide | The current edition, served at the start of the tenancy. Serve the wrong version and a Section 21 fails. | We serve it |
| Legionella risk assessment | A written assessment of the water system, reviewed when the property changes. | We arrange it |
| Licensing | Selective and HMO licensing where the local authority requires it. Cheshire East and Cheshire West differ. | We check it |
This is a summary, not legal advice, and the rules move — the Renters' Rights Act changed several of them. If you are unsure where you stand on a property you already let, call us and we will go through it with you whether or not you instruct us.
How it runs
From first visit to standing order.
Typically eleven days from instruction to let agreed, and about three weeks to a tenant with keys. Longer if the property needs work, and we will say so at step two.
Valuation
We visit, look at the property properly, and send a written rental assessment with the comparable evidence behind the figure. Usually within two working days.
Preparation
A short list of what needs doing before marketing, priced. Sometimes that is nothing. Sometimes it is £400 of decorating that adds £75 a month.
Marketing
Photography, floorplan and EPC arranged within 48 hours of instruction. Live on Rightmove, Zoopla and OnTheMarket, plus our own list.
Viewings
Accompanied, six days a week, by someone who has been inside. We pre-qualify on income and credit before anyone books.
Referencing
Affordability, employment, previous landlord and credit, through Goodlord. You see the report and make the call.
Move-in
Inventory and schedule of condition with photographs, meter readings, alarms tested, keys logged. Deposit protected within 30 days.
Then the long bit
Rent monitored daily, arrears chased from day one, inspections at six months and annually, certificates renewed before they lapse.
Rental valuation
What is it actually worth?
We will come out, take a proper look, and send you a written rental assessment with the comparables it is based on — what has let nearby, at what rent, and how long it took. No charge, no obligation, and no follow-up campaign if you decide against it.
- Written assessment within two working days of the visit
- Comparable evidence included, not just a figure
- A costed list of anything worth doing first
- An honest view on demand for your property type this season
Prefer to talk it through first? Call 01565 555 0142.