Question 1

What are my legal obligations as a landlord?

Accepted Answer

As a landlord in England you must: provide a valid Energy Performance Certificate (EPC) rated E or above before letting; install working smoke alarms on every floor and carbon monoxide alarms in rooms with solid fuel appliances; protect your tenant's deposit in a government-approved scheme (such as TDS) within 30 days; carry out an annual gas safety check and provide the certificate to tenants; ensure all electrical installations are inspected every 5 years (EICR); and comply with Right to Rent checks. We handle all of this on your behalf under our Full Management service.

Question 2

How much can I charge for a deposit?

Accepted Answer

Under the Tenant Fees Act 2019, the maximum security deposit is 5 weeks' rent for annual rents under £50,000, or 6 weeks' rent for annual rents of £50,000 or more. You can also take a holding deposit of up to 1 week's rent to reserve a property while referencing is completed — this must be refunded or put towards the first month's rent unless the tenant withdraws or fails referencing.

Question 3

What is a Section 21 notice and can I still use it?

Accepted Answer

A Section 21 notice is a "no-fault" eviction notice that allows landlords to regain possession at the end of a fixed-term tenancy without giving a reason. As of 2024, the Renters (Reform) Bill is progressing through Parliament and proposes to abolish Section 21. We stay on top of all legislative changes and will advise you on the correct process at the time you need it.

Question 4

What is the difference between your Let Only, Rent Collection, and Full Management services?

Accepted Answer

What is the difference between your Let Only, Rent Collection, and Full Management services?

Question 5

How do you vet tenants?

Accepted Answer

Every applicant goes through a full multi-stage referencing process: credit history check (CCJs, defaults, bankruptcy), employment and income verification, previous landlord reference, Right to Rent identity check, and an affordability assessment (rent must be no more than 35% of gross monthly income). We only recommend tenants we'd be comfortable placing in our own properties.

Question 6

What happens if my tenant stops paying rent?

Accepted Answer

Under our Full Management service we chase arrears immediately — contacting the tenant, issuing formal notices, and escalating to legal action if necessary. We also offer access to Rent Guarantee Insurance, which covers up to 12 months of unpaid rent plus legal expenses and eviction costs. Ask us about adding this to your package.

Question 7

How often will you inspect my property?

Accepted Answer

We carry out an inspection at 6 weeks into the tenancy, then every 3–6 months thereafter. After every visit you receive a written report with photographs. We flag any issues and action them before they escalate — protecting your investment and your relationship with the tenant.

Question 8

Do I need landlord insurance?

Accepted Answer

Standard home insurance does not cover rental properties. You should have dedicated landlord insurance that covers buildings, loss of rent, liability, and legal expenses. We can point you towards reputable providers, though we do not sell insurance directly.

Question 9

What is an HMO and do I need a licence?

Accepted Answer

A House in Multiple Occupation (HMO) is a property rented to 3 or more tenants from 2 or more separate households who share facilities. If your property has 5 or more tenants from 2 or more households, you need a mandatory HMO licence from your local council. Some councils also operate additional or selective licensing schemes. We can advise you on whether your property requires a licence.

Question 10

How quickly can you find me a tenant?

Accepted Answer

Our average let time is 48 hours from listing to offer accepted, though this varies by property type, price, and time of year. We list on Rightmove and Zoopla, market to our pre-registered tenant database, and use social media to reach active renters across Greater Manchester.

Question 11

What fees do I have to pay as a tenant?

Accepted Answer

Under the Tenant Fees Act 2019, the only payments we can legally charge you are: a security deposit (max 5 weeks' rent), a holding deposit (max 1 week's rent, refundable), your first month's rent in advance, and charges for late rent (after 14 days, at 3% above Bank of England base rate) or lost keys. We do not charge admin fees, referencing fees, check-in fees, inventory fees, or renewal fees.

Question 12

How is my deposit protected?

Accepted Answer

Your deposit is registered with the Tenancy Deposit Scheme (TDS), a government-approved scheme, within 30 days of receipt. You will receive a deposit protection certificate and the prescribed information explaining your rights. If there is a dispute at the end of your tenancy, TDS provides free independent adjudication. Your deposit must be returned within 10 days of the tenancy ending, minus any agreed deductions.

Question 13

What do I need to pass referencing?

Accepted Answer

You'll need to provide: a valid photo ID (passport or driving licence), proof of current address (utility bill or bank statement dated within 3 months), 3 months' payslips or proof of income (self-employed applicants may need SA302 tax returns), and a reference from your previous landlord if applicable. Your rent should be no more than 35% of your gross monthly income. If you don't meet the income threshold, a guarantor may be accepted.

Question 14

What is a holding deposit and will I get it back?

Accepted Answer

A holding deposit (max 1 week's rent) reserves the property while referencing is completed. It is refunded — or put towards your first month's rent — unless you withdraw from the tenancy, provide false information during referencing, or fail to sign the tenancy agreement within the deadline. We will always be clear about the terms before you pay.

Question 15

What is an Assured Shorthold Tenancy (AST)?

Accepted Answer

An AST is the most common type of tenancy agreement in England. It gives you the right to live in the property for the agreed term (usually 6 or 12 months) and protects you from eviction without proper legal notice. After the fixed term, the tenancy usually continues on a rolling monthly basis unless either party gives notice.

Question 16

How do I report a maintenance issue?

Accepted Answer

Contact us by phone or email and we'll log the issue and arrange for one of our vetted contractors to attend. For emergencies (gas leaks, flooding, no heating in winter) call us immediately — we have out-of-hours cover. For non-urgent repairs we aim to have someone with you within 5 working days. You'll be kept updated throughout.

Question 17

Can I make changes to the property?

Accepted Answer

You must get written permission from us (on behalf of the landlord) before making any alterations — including painting walls, putting up shelves, or installing fixtures. Minor decorating may be permitted; structural changes rarely are. Any unauthorised changes may be deducted from your deposit at the end of the tenancy.

Question 18

What happens at the end of my tenancy?

Accepted Answer

We'll carry out a check-out inspection and compare the property's condition against the check-in inventory. Fair wear and tear is not chargeable. Any deductions must be itemised and evidenced in writing. If you disagree with a proposed deduction, TDS adjudication is available. Your deposit is returned within 10 days of the tenancy ending, assuming no disputes.

Question 19

Can I end my tenancy early?

Accepted Answer

During a fixed term you are liable for rent until the end of the term unless the landlord agrees to an early surrender. We can negotiate on your behalf — landlords will often agree if a suitable replacement tenant can be found quickly. Once you're on a rolling monthly tenancy, you simply give one month's written notice.

Question 20

Are pets allowed?

Accepted Answer

This depends on the individual landlord. Under the Renters (Reform) Bill, landlords will be required to consider pet requests and can only refuse with good reason. Currently, permission is at the landlord's discretion. If you have a pet, tell us upfront — we'll find properties where pets are considered and negotiate on your behalf.

Question 21

How much does it cost to sell my home?

Accepted Answer

Our fee starts from 1% of the sale price plus VAT, payable only on completion — no sale, no fee. You'll also need to budget for: a solicitor/conveyancer (typically £1,000–£2,000), an EPC if yours has expired (around £60–£120), and removal costs. There are no upfront costs with us — photography and marketing are included in our fee.

Question 22

Do I need an Energy Performance Certificate (EPC) to sell?

Accepted Answer

Yes. You must have a valid EPC (rated A–G) before your property can be marketed. EPCs are valid for 10 years. If yours has expired or you don't have one, we can arrange one through our network of accredited assessors — typically within 2–3 days.

Question 23

How long does it take to sell a property?

Accepted Answer

From valuation to listing typically takes 3–5 days. First viewings usually happen within the first week. The average time from listing to offer accepted in Greater Manchester is 2–6 weeks, depending on price and demand. From offer accepted to exchange of contracts is typically 8–12 weeks (subject to solicitors and any chain). Completion usually follows 1–4 weeks after exchange.

Question 24

What is the difference between exchange and completion?

Accepted Answer

What is the difference between exchange and completion?

Question 25

Do I need a solicitor to sell my home?

Accepted Answer

Yes — you'll need a solicitor or licensed conveyancer to handle the legal transfer of ownership. They'll deal with the title deeds, draft the contract, respond to the buyer's enquiries, and manage the transfer of funds. We can recommend trusted local firms in Manchester who we work with regularly.

Question 26

What is Anti-Money Laundering (AML) verification?

Accepted Answer

Estate agents are legally required to verify the identity of all sellers before marketing a property. We'll ask for a valid photo ID (passport or driving licence) and proof of address. This is a legal requirement under the Money Laundering Regulations 2017 — it's not personal, it applies to every seller.

Question 27

How do you value my property?

Accepted Answer

Our valuations are based on recent comparable sales in your specific area, current market demand, the condition and specification of your property, and our local knowledge of Greater Manchester. We don't just run an algorithm — a member of our team visits in person and gives you honest, evidence-based advice on pricing strategy. The valuation is completely free and carries no obligation.

Question 28

Should I accept the first offer I receive?

Accepted Answer

Not necessarily. We'll advise you on whether an offer reflects the market value, the buyer's position (cash buyer, mortgage in principle, chain-free), and whether there's likely to be more interest. We negotiate on your behalf to achieve the best possible price and terms — not just the highest headline figure.

Question 29

What is a property chain and how does it affect my sale?

Accepted Answer

A chain is a sequence of linked property transactions — your buyer may be selling their own home, and their buyer may be doing the same. If any link in the chain breaks (e.g. a buyer's mortgage falls through), it can delay or collapse your sale. We keep you informed of chain progress and work proactively with all parties to keep things moving.

Question 30

Do I have to disclose anything about my property?

Accepted Answer

Yes. Under the Consumer Protection from Unfair Trading Regulations 2008, you must disclose all material information that could affect a buyer's decision — including known structural issues, disputes with neighbours, planning applications nearby, flooding history, and any works carried out without building regulations approval. Failure to disclose can result in legal action after completion.

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