Historically, landlords and animals don’t have the best relationship.

The fear of damage, infestations and related costs sometimes seem too much hassle than they’re worth.

But, people love their pets!

So, landlords who ban them run the risk of putting off many potential tenants. It can feel like a catch-22!

To try and help, here’s a landlord’s guide to renting with pets.

Pros of Being a Pet Friendly Landlord

When you think of animals and rental properties, you might only conjure up negative images.

But, there are some pros!

Unconvinced?

Here’s a closer look:

Expands Your Options

By allowing pets in your property, you open the door to a far greater number of potential tenants.

To some landlords, this makes clear business sense!

Longevity

Tenants with pets know it’s not easy to find a landlord accommodating to their situation. This means they’re likely to stick around and settle in your house.

Encouraging a long term tenancy has many perks. From no rental void periods to the lack of hassle of constantly changing contracts, there are advantages to allowing tenants to lay their roots in your property!

But, this does come with its own compromises. Pets are one of these!

Higher Rent

It’s fair to up the rent of any property that accommodates pets. We recommend adding a small amount that will help to account for wear and tear later on.

Don’t forget, you can’t claim back any money from the security deposit for fair wear and tear.

Increasing the rent on a property from £600 to £650 per month, for example, is a reasonable decision. It’s not a drastic inflation that will put tenants off. But, it can help to cover any additional work needed when the property is vacated.

Higher Deposit

A pet brings a greater risk of damage to your property, especially, if it’s furnished.

We recommend adding a fair amount onto the deposit to cover any additional costs that could be caused by the animal. Your top priority should always be to protect your investment! Peace of mind should never be underrated.

Some landlords choose to do things separately, and ask for a pet deposit. This is in addition to the standard security deposit. It’s up to you!

Helps Build a Positive Relationship

The best tenancies are happy tenancies! Establishing a good relationship between landlord and tenant is key to this.

As renting a pet friendly house is so rare, you seem like a reasonable and positive landlord for allowing it. While there are no promises, this may give your tenant more respect for you.

Plus, since most tenants will be aware that landlords like you are rare, they’re more likely to respect your home in hopes of staying there.

Attracts Responsible Tenants

Tenants with pets are generally more settled in their lives. This is due to the responsibility that comes with owning an animal.

The more stable and responsible the tenant is, the more likely they are to respect your property. This is a general rule, of course, as we can’t speak for everyone.

Reduced Void Periods

A pet friendly property is likely to let out quicker than one which isn’t.

With the abundance of tenants with pets out there and lack of rental properties who allow them, demand will be high.

This means facing the prospect of a void period is far less of a concern!

Cons of Being a Pet Friendly Landlord

Of course, with the positives come some inevitable consequences.

Some of these you might already be aware of, but, let’s dig a little deeper.

Risk of Damage

Pets are renowned for causing damage to properties.

From chewing through furniture to lack of house training, there can be a number of potential causes of damage by pets.

Of course, you can claim this back through the deposit. However, for some landlords, it’s not worth the risk.

Pet Smells

Pets are notoriously smelly – even when they’re cared for properly. These smells can be difficult to shift.

The tenants often don’t notice it themselves, which makes it more frustrating.

This can also cause financial complications! Other than cleaning costs, pets can give the property a dirty feel which can lead to difficulty bringing in new tenants.

Animal Hair

Animal hair is difficult to remove from upholstery and carpets.

If you’re in the unfortunate situation of letting to a tenant who isn’t too fond of cleaning, this can be an arduous or costly process for you.

Extra Cleaning

A property which houses a pet requires an extremely thorough clean once it’s been vacated. This isn’t only costly, but time consuming too.

Allergies

There’s the potential that future tenants may have a pet allergy!

Alternatively, if you, as the landlord, have an allergy, this can cause complications when you inspect your property.

Aggressive Behaviour

If you let to an unsavoury tenant with an aggressive pet, you’re likely to face some serious difficulties.

This could be the welfare of your neighbours, the difficulty of communicating with your tenant, threatening behaviour or even being unable to inspect the property.

Of course, these are worst-case scenarios. But, it’s important to consider every possibility.

Slippery Slope

Some landlords feel that if they allow one pet into their property, tenants will take advantage of this.

Is there a danger of your investment becoming overrun with pets?

Problems With Neighbours

Will the neighbours be as accepting of the new houseguests as you?

Pets cause noise, wonder into nearby gardens or cause general annoyance.

If your tenants aren’t receptive to complaints, you’ll receive the brunt of the anger. Are you prepared for this?

Pest Infestations

How can you be sure that the pets you accept into your property won’t have fleas?

Infestations can cause lasting problems that can be costly to repair.

 

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What Animals Will You Accept?

Now you know the pros and cons, have you decided to go ahead with allowing pets into your property?

If the answer is yes, you need to work out what you will accept.

Obviously, there’s a big difference between a dog and a fish tank. Also, just how many pets will you accept – only one, or multiple?

It’s important to be clear on this very early on.

Let’s examine what you might be up against…

Renting With a Dog

Renting a house with a dog is a big deal. For most landlords, these are the animals they’re most wary of.

Here are just some of the problems they can cause:

  • Noise, such as barking, causing complaints from the neighbours
  • Damage, such as chewing up furniture (particularly puppies!)
  • Bringing in fleas

You’ll need to be very clear on the rules you lay down before the tenant and their four-legged friend move in. For example, explain clearly that the animal isn’t to be left alone in the house for prolonged periods of time.

If your property is a flat, you might want to think carefully about with tenants keeping a dog is appropriate. They need lots of time outside, so access to a garden is often necessary.

Also, more often than not, the older the dog – the better! They’re more likely to be well trained, quieter and well behaved.

Assistance Dogs

Whether you want to accept pets into your home or not, assistance dogs must be allowed. This is due to anti-discriminatory laws against disabled tenants.

In these circumstances, the choice of renting with pets is out of your hands.

Birds and Rental Properties

Birds might seem harmless on the surface. However, if kept in cages inside, this could lead to mess.

Also, think of noise. One bird might be manageable, but dozens of them could cause your neighbours serious disturbances.

Renting with Cats

Cats are one of Britain’s most popular pets!

Luckily for landlords, cats are relatively trouble-free. Many of them spend most of their time outside!

However, this doesn’t mean there’s nothing to think about. For example, will you allow a litter tray in your property? If not, be clear on this before tenants move in.

Also, there are problems concerning cat fur. Some breeds of cat shed more than others! If you say you allow cats in your rental property, will this be breed-dependent?

Small Popular Pets

Particularly if you rent to a family with children, small furry animals might be a request.

These animals could include:

  • Rabbits
  • Gerbils
  • Guinea pigs
  • Hamsters
  • Pet rats

You might consider laying down rules that they must remain in cages outside, or live in rooms without carpet. Of course, the choice is entirely up to you!

Can You Let to Pet Owners?

Before you get carried away, though, you need to work out if it’s possible. Can you allow pets into your rental property?

Leasehold Properties

If your property is leasehold, you might find it tricky to rent with pets. As many leases ban pets, you’ll need to change yours.

But, this can be easier said than done.

For example, if you own a flat in a large block, other leaseholders will need to be consulted. The more property owners, the trickier this will be.

Tips for Landlords Letting to Pet Owners

Allowing pets in rentals is a big consideration.

So, if you’re going ahead with it, here are some tips to help you along the way:

Meet the Pet

It might sound strange, but meeting the pet before agreeing to let to its tenants is essential.

You’ll be able to get a feel for its temperament, noise levels, how it reacts to new people and whether it’s house trained.

Of course, you can only get so much from one meeting. But, if the pet is badly behaved, that’s all you need!

If you feel it’s necessary, ask to meet the pet more than once.

Think of this as a bit like a ‘tenancy screening’, but for an animal!

Get a Previous Landlord Reference

Asking for a pet reference may sound a bit extreme. But, when it comes to looking after your property, nothing is too far!

If the potential tenant has let with their pet before, ask for contact details for their previous landlord. Find out information such as:

  • How well behaved the pet was
  • Whether any damage to their property was caused
  • Was the tenant responsible?
  • Did the neighbours complain?
  • Were there any problems relating to the pet at all throughout the tenancy?

Set Up Open Communication from the Start

All tenancies require good communication from both parties.

However, when it comes to pets, this is even more important. It’s vital to speak with the potential tenant about their pet at the very beginning.

After that, clearly explain what it is you expect and lay down the rules. Make sure these are included in the tenancy agreement.

Consider Property and Pet

Your property and the pet itself… Are they compatible?

Cats and dogs might not enjoy living in a top floor flat, for example, as outdoor access is key.

Accept pets within reason. Think about the space and neighbours – not every pet will be able to live in your property!

If you’ve decided to rent with pets, your property’s inventory will be more important than ever. You’ll want to ensure there’s no room for miscommunication. No Letting Go can help you look after your investment. Find out more about our services here.

If you fancy turning your hand to property investment but unsure where to start, we’ve got it covered. We’ve taken a look at the best place to invest in property in the UK. To work this out, we’ve looked at the average rental yield all UK cities and ranked them accordingly. We’ve worked this out by looking at the average property value and average annual rent in each city. Where does your city rank?

Ranked from bottom to top by average rental yield percentage, here are the results…

68. St Albans – 2.76%

Average property price: £581,041
Average rent: £1,336 pcm

67. Truro – 2.85%

Average property price: £320,611
Average rent: £761 pcm

66. Worcester – 2.87%

Average property price: £260,039
Average rent: £623 pcm

65. Chelmsford – 3.04%

Average property price: £387,413
Average rent: £982 pcm

64. Salisbury – 3.08%

Average property price: £341,338
Average rent: £876 pcm

63. St Asaph – 3.1%

Average property price: £225,104
Average rent: £581 pcm

62. Hereford – 3.14%

Average property price: £249,947
Average rent: £655 pcm

61. Ripon – 3.2%

Average property price: £290,495
Average rent: £774 pcm

60. Lichfield – 3.2%

Average property price: £291,353
Average rent: £777 pcm

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59. Wells – 3.31%

Average property price: £308,536
Average rent: £850 pcm

58. Cambridge – 3.34%

Average property price: £455,104
Average rent: £1,268 pcm

57. Winchester – 3.36%

Average property price: £548,755
Average rent: £1,537 pcm

56. Chichester – 3.4%

Average property price: £428,867
Average rent: £1,214 pcm

55. Wolverhampton – 3.44%

Average property price: £188,146
Average rent: £539 pcm

54. Bath – 3.44%

Average property price: £444,257
Average rent: £1,274 pcm

53. Gloucester – 3.47%

Average property price: £230,997
Average rent: £668 pcm

52. Chester – 3.5%

Average property price: £254,681
Average rent: £742 pcm

51. Perth – 3.5%

Average property price: £202,679
Average rent: £591 pcm

50. Exeter – 3.52%

Average property price: £293,069
Average rent: £860 pcm

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49. York – 3.55%

Average property price: £282,874
Average rent: £837 pcm

48. St David’s – 3.56%

Average property price: £234,104
Average rent: £695 pcm

47. Peterborough – 3.7%

Average property price: £217,668
Average rent: £672 pcm

46. Carlisle – 3.73%

Average property price: £157,070
Average rent: £488 pcm

45. Ely – 3.8%

Average property price: £295,045
Average rent: £935 pcm

44. Norwich – 3.9%

Average property price: £265,871
Average rent: £864 pcm

43. Leicester – 4.01%

Average property price: £216,421
Average rent: £724 pcm

42. Bristol – 4.03%

Average property price: £314,629
Average rent: £1,057 pcm

41. Canterbury – 4.07%

Average property price: £335,782
Average rent: £1,138 pcm

40. Lincoln – 4.07%

Average property price: £192,423
Average rent: £653 pcm

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39. Wakefield – 4.08%

Average property price: £177,810
Average rent: £605 pcm

38. Derby – 4.12%

Average property price: £194,951
Average rent: £669 pcm

37. Lancaster – 4.25%

Average property price: £191,729
Average rent: £679 pcm

36. Dundee – 4.28%

Average rental price: £156,781
Average rent: £559 pcm

35. Southampton – 4.36%

Average rental price: £289,546
Average rent: £1,053 pcm

34. Hull – 4.43%

Average rental price: £133,306
Average rent: £492 pcm

33. Newry – 4.44%

Average rental price: £146,353
Average rent: £542 pcm

32. Oxford – 4.46%

Average property price: £503,570
Average rent: £1,870 pcm

31. Stoke-on-Trent – 4.53%

Average property price: £143,358
Average rent: £541 pcm

30. Bradford – 4.53%

Average property price: £129,444
Average rent: £489 pcm

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29. Aberdeen – 4.58%

Average property price: £197,352
Average rent: £753 pcm

28. Preston – 4.6%

Average property price: £179,405
Average rent: £687 pcm

27. Inverness – 4.68%

Average property price: £177,736
Average rent: £693 pcm

26. Newport – 4.71%

Average property price: £165,970
Average rent: £651 pcm

25. Stirling – 4.78%

Average property price: £194,439
Average rent: £775 pcm

24. Brighton & Hove – 4.79%

Average property price: £385,220
Average rent: £1,537 pcm

23. London – 4.8%

Average property price: £672,390
Average rent: £2,692 pcm

22. Newcastle – 4.81%

Average property price: £203,524
Average rent: £816 pcm

21. Sheffield – 4.91%

Average property price: £187,360
Average rent: £767 pcm

20. Sunderland – 5.02%

Average property price: £139,518
Average rent: £584 pcm

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19. Derry – 5.12%

Average property price: £110,884
Average rent: £473 pcm

18. Glasgow – 5.21%

Average property price: £175,623
Average rent: £762 pcm

17. Lisburn – 5.36%

Average property price: £143,435
Average rent: £641 pcm

16. Plymouth – 5.47%

Average property price: £200,655
Average rent: £914 pcm

15. Cardiff – 5.6%

Average property price: £233,833
Average rent: £1,092 pcm

14. Belfast – 5.72%

Average property price: £153,310
Average rent: £731 pcm

13. Swansea – 5.74%

Average property price: £167,147
Average rent: £799 pcm

12. Liverpool – 5.78%

Average property price: £164,838
Average rent: £794 pcm

11. Portsmouth – 5.81%

Average property price: £227,041
Average rent: £1,100 pcm

10. Edinburgh – 5.89%

Coming in at 10th place is Scotland’s capital Edinburgh. The city is a highly desirable place to live and is a huge cultural hub north of the border. Having said this, property prices are relatively low while rent remains high. This means, Edinburgh is a great place for any landlord to build a portfolio.
Average property price: £268,989
Average rent: £1,320 pcm

9. Nottingham – 5.97%

With a popular university paired with high standard of living, property investment in Nottingham could be a money maker. With a 5.97% average rental yield, this is a serious consideration for anyone looking to make money.
Average property price: £188,609
Average rent: £939 pcm

8. Birmingham – 6.27%

Proclaimed to be the second city in the UK, Birmingham was guaranteed to feature high in this list. The property prices are in line with much of the midlands while rent is high. The popular university also prevents an opportunity for those considering student lets.
Average property price: £188,235
Average rent: £984 pcm

7. Armagh – 6.42%

The Northern Irish city is claimed to be the fifth-least-populous city in the UK. Maybe that goes some way to explaining the low property prices. Rent, at least, is in line with the surrounding area.
Average property price: £105,815
Average rent: £566 pcm

6. Manchester – 6.5%

Though Birmingham takes the title of Britain’s second city, Manchester seems to be stealing the attention. It’s a highly favourable place to live, especially among the younger generations who seek a buzzy metropolitan area. This has led to rent remaining high while property prices sit in line with much of the north of England.
Average property price: £175,872
Average rent: £952 pcm

5. Coventry – 6.64%

Coventry storms ahead into 5th position in our list. As the ninth largest city in the UK, it’s no surprise it features high. The city is the only Midlands spot to break the £1,000 average rent mark.
Average property price: £195,255
Average rent: £1,080 pcm

4. Durham – 6.71%

At the business end of the list we find north-eastern city of Durham. The location is renowned for its beauty and highly respected university. There are plenty of reasons why people are attracted to the city, an alluring potential for investment.
Average property price: £159,146
Average rent: £890 pcm

3. Leeds – 6.89%

Another city that people are naturally driven to. Leeds is metropolitan city renowned for its shopping, nightlife and culture. If you consider the high rent prices and relatively low property prices, you may find yourself building a portfolio here.
Average property price: £204,644
Average rent: £1,175 pcm

2. Salford – 7.53%

If you’re looking to invest in Manchester, you may do better by looking to neighbouring Salford. The city offers similar average rent but with a reduction in average property prices, a win-win!
Average property price: £156,118
Average rent: £979 pcm

1. Bangor – 9.42%

The best place to invest in property in the UK is Bangor – an exceptional opportunity for anyone considering property investment. The house prices are aligned with the local area and pretty low. The average rent is considerably higher, exceeding £1,300 pcm.
Average property price: £169,148
Average rent: £1,328 pcm

All figures accurate on date of publish.

If you’re considering becoming a landlord, don’t get caught up in messy deposit disputes. We can help. Find out how No Letting Go’s inventory services can remove the hassle from the situation.

When starting out as a landlord, it can be difficult to keep track of all your legal obligations. We thought we’d offer a little helping hand. We’re shedding some light on landlord responsibilities and your health & safety obligations. Don’t cut corners here, it’s important to get this right.

Gas Safety

As a landlord, you need to take gas safety seriously. Make sure all gas equipment is installed and maintained by a Gas Safe registered engineer. Every appliance also needs an annual gas safety check by a registered engineer. By law, you must get a Gas Safety Certificate every twelve months. You need to provide a copy of this to new and existing tenants within 28 days of the check.

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Electrical Safety

Any electrical system or appliance in your property must be safe to use. By law, you are responsible for the general electrical system as well as the safety of appliances you provide, e.g. cookers, kettles, toasters, washing machines etc. Ensure all appliances are tested by an electrician and display the PAT (portable appliance test) sticker clearly on the plug.

Fire Safety

This is another crucially important area of responsibility for landlords. You must follow fire safety regulations. You must provide smoke alarms on each storey of your house, this can be either mains or battery operated.

You also have to provide a carbon monoxide alarm in any room with a solid fuel burning appliance (e.g. coal fire or wood stove). There is no legislation requiring you to fit a carbon monoxide alarm in a room with a gas burning appliance (e.g. boiler or gas fire). Despite this lack of regulation, many landlords and agents are choosing to supply CO alarms in these rooms for peace of mind.

An overlooked part of legislation is that all landlords must ensure the alarms are in working order on the start date of each new tenancy. This is the case even if a new tenant doesn’t move in till after that time. You must provide evidence that an alarm is in working condition from the start date, an ideal way of doing this is via a thorough inventory check-in procedure.

You must ensure tenants have access to adequate escape routes at all time, this includes preventing obstructions. If you supply a furnished property, you must ensure that all furniture is fire safe.

If you’re letting a large house in multiple occupation (HMO), you’re required to provide adequate alarms and fire extinguishers.

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The Responsibility of Repairs

This can be a sticky topic. As a landlord, you’re responsible for the majority of repairs. Here’s a list of repairs you must carry out:

  • The property’s structure and exterior
  • Basins, sinks, baths and other sanitary fittings (this includes pipes and drains)
  • Heating and hot water
  • Gas appliances, pipes, flues and ventilation
  • Electrical wiring
  • Common areas like staircases (this will usually be mentioned in the tenancy agreement)

The Housing Health and Safety Rating System

HHRS stands for the Housing Health and Safety Rating System. This is a risk-based evaluation which local authorities use to deem whether a property presents health and safety hazards. If your property is deemed unsafe, your local council can take action. This is something you seriously want to avoid.

How Does the HHRS Work?

Hazards are separated in categories depending on how serious they are. This system also considers the extra risk to the young and elderly.

Category 1 Hazards

Hazards which are the most dangerous and pose the most potential threat to health or safety are labelled as category 1. If your property displays any examples of a category 1 hazard, the local council is obliged to take action. Here are a few examples of category 1 hazards:

  • Leaking roof
  • Mould on the walls or ceilings
  • Rats, pest or vermin infestations
  • Broken steps at the top of a flight of stairs
  • Exposed wiring or overloaded electrical sockets
  • A dangerous or broken boiler
  • Excessively cold bedrooms
  • Poor security (as a result of lock problems or badly fitting doors, etc.)

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Sometimes it can be difficult to prove your property is in a safe condition before your tenants move in. By using No Letting Go’s inventory services, our full check-in service will be able to record exactly what condition your property is in. This not only removes the potential for deposit disputes but also assists with proving items like fire alarms meet regulations. Find out more about our inventory services for landlords here.

As a landlord, choosing a letting agent can be tough. It’s a decision which needs careful consideration. In recent years, the rise in popularity of online letting agents has presented an alternative option for your portfolio. But which are best? We’ve done the research so you don’t have to. Here’s our guide to the best online letting agents.

What Are Online Letting Agents?

Online letting agents work in a similar way to traditional agencies but don’t have a physical high street presence. From advertising the property to photography and reference checking, most online agencies will deliver all the services required by landlords. They’re often cheaper and don’t come with as many fees (though these do vary from agency to agency).

So, what are the best online letting agents?

Note: All prices mentioned below are for the top/premium/fully managed packages, lower cost alternatives for hands-on landlords are also offered by all agencies featured.

In alphabetical order…

EasyProperty

From the team behind EasyJet, EasyProperty offers professional letting agency services for reasonable prices. Their Complete package includes everything you’ll need, from professional advert creation to the tenancy agreement.
Price: £299 (Complete Package) + costs for additional services.

Gordon’s

Although primarily an online estate agency, Gordon’s also covers lettings too. The team accompany viewings and negotiate on your behalf. They advertise through the major online platforms and will also produce a full media pack for your property.
Price: Dependent on rent.

House Network

House Network are an experienced online letting agent which puts quality tenants at the forefront of what they do. They do all the legwork for you and their local experts are on hand to make the process as easy and stress-free as possible.
Price: £475 (Premium Landlord Package).

I Am the Agent

Efficient, cost-effective and straightforward, I Am The Agent offers flexibility and simplicity to landlords. Their service allows you to choose what you’d like to receive as part of their package.
Price: £249 (The Whole Shebang Package) + costs for additional service.

LettingaProperty.com

LettingaProperty.com offers all the services of a high street agency but cheaper and with a self-proclaimed ‘higher service level’. In their Platinum package, the agency offers a guarantee that rent is paid on time every month (even if the tenant doesn’t). Home emergency cover with zero excess is also included in this package.
Price: £99 set up fee & £89 per month from collected rent (Platinum Package) + costs for additional services.

Lettingsupermarket.com

Lettingsupermarket.com offers the personal service of a high street agent with the discounted rate of an online platform. With a range of services and a minimum savings of 60% over high street options, this is an attractive option for landlords.
Price: Available upon application.

Make Ur Move

Make Ur Move offers a variety of lettings services, ‘from DIY to VIP’. You can easily upgrade your package at any time, to complement the level of service you require as a landlord.
Price: Dependent on inclusions/exclusions.

Mirus

Mirus utilises the skills and expertise of their consultants to offer an ‘unrivalled professional experience’. With a real emphasis on instilling trust and confidence in landlords, this service is driven forward by a highly experienced team.
Price: £99+VAT (Mirus Two).

My Online Estate Agent

My Online Estate Agent claim to work exactly like the best high street lettings agent but charge a fraction of the price. The site claims to achieve an average of 21 enquiries from interested tenants per property.
Price: £199 (Essentials Plus) + costs for additional services.

No Agent

No Agent is a platform designed by landlords for landlords. They describe themselves as ‘the 21st Century upgrade to landlording you’ve been waiting for’. They offer full property management for a fixed fee, ideal for those seeking a low maintenance rental process.
Price: £45 per month in London, £35 per month everywhere else + costs for additional services.

OpenRent

OpenRent is an online agency designed for optimum efficiency while maintaining quality and security. With transparent and easy-to-understand packages, this is a platform designed to take the stress from a notoriously painful process.
Price: £49 (Advertising & Rent Now Package) + costs for additional services.

Pad

Pad is the UK’s first fully mobile lettings agent. Their tenants verify, offer, sign and pay with the click of a button. They claim to be the lowest cost lettings service and will make you the highest return. They pride themselves on their tech and logistics which gives them an edge on the competition. They currently operate in London, listing properties for 1 – 12 month assured tenancies.
Price: £399 (AST Viewing Package), £199 per room (HMO Viewing Package).

Portico Direct

Portico Direct is an online letting agent that enables landlords to advertise directly on Rightmove and Zoopla without using a traditional estate agent. Their newly developed service is available throughout the UK, and listing on the major portals costs from just £1.

Price: £1 to list the property on Rightmove and Zoopla. Optional extras are £20 for a tenancy agreement, £20 for referencing, £20 for deposit registration.

Purple Bricks

Whether you want to manage your portfolio hands-on or leave the fuss to the agency, Purple Bricks can help. Arguably one of the largest names in the industry right now, this is an online letting agency that’s tried and tested by landlords up and down the country.
Price: Contact for a free no-obligation valuation.

Rentround

Rentround compare letting agent fees & ratings in your area and reduce rental costs for your property. We compare insurance, energy bills, mortgages… and now letting agents.

Rentify

Rentify offers an intriguing offer to landlords. They remove any possibility of voids, arrears or repair costs. The agency will inspect your property and make a rent offer. Once this is agreed, they guarantee rent payment for three years. You leave the rest up to them. This system offers complete security and alleviation of hassle.
Price: On consultation.

Rentlord

Rentlord is an online platform designed for helping self-managing landlords. This allows landlords to manage their portfolio entirely online. This makes the admin and legal work of landlords much easier and stress-free.
Price: £14.99 per month (Premium Plan).

Rent My Home

Rent My Home looks to create a speedy and effective letting process for landlords. They put a large emphasis on transparency, creating a clear and honest package for landlords.
Price: Dependant on package inclusions.

The Online Letting Agents

The Online Letting Agents claim to work differently to other online letting agents. Before sending a lead to a landlord, they get further information from the viewer to ensure that they will be a suitable prospective tenant, saving the landlord time and effort. They also regularly review online advertisements to ensure its always performing its best. Currently, The Online Letting Agents are the highest rated online letting agent on Trustpilot in the categories of property, property leasing agent, property rental agent and estate agent categories.
Price: Tenant find from £89, Property management from £30 per month (set up fee applies)

Upad

The UK’s largest online letting agent. Upad allows landlords to pick and choose the services they want included in the package. When you work with Upad, your property will be advertised to over 10 million potential tenants through sites like Rightmove, Zoopla and prime Location.
Price: £399 (Complete Package).

Urban.co.uk

Described by The Sunday Times as ‘one of the top online agents’ and a winner at the Landlord & Letting Awards 2016/2017, Urban.co.uk comes highly recommended. The agency are proud of their reputation and consistently receive high praise from their customers.
Price: £399+VAT & £79 per month (Full Management Package).

Visum

Operating since 2004, Visum is the UK’s oldest online letting and estate agent. With a track record of working with over 30,000 properties, Visum pride themselves on their rich experience in the industry. The site has been conceived by genuine landlords and estate agents who are able to offer expert help with the process.
Price: £79 (Plus Advertising 3 Month Package) + costs for additional services.

Being a landlord can be tough and stressful. Don’t let deposit disputes add yet another burden to your job. With No Letting Go inventory services, we will safeguard your investment with a meticulously prepared, unbiased inventory at both check-in and check-out stages of the tenancy. Find out more about how our inventory services can help you.

Here at No Letting Go, we’re always looking to expand and strengthen our national coverage. This is why we’re excited to announce the opening of four new franchisee offices. Let us introduce you to the new members of our team.

Sam Wilkinson Open a No Letting Go Office in Preston

With a strong background in property sales, Sam Wilkinson has previously worked with an established estate agency. Originally from Kent, Sam relocated to the North West a number of years ago due to family work commitments.

With her property experience, Sam saw an opportunity for setting up her own inventory business. On her hunt for the perfect inventory software to support her business, she found us. “I came across No Letting Go while looking into their Kaptur software, I was so impressed with their business processes that I decided to join the company”. We couldn’t be happier to have Sam on board in the North West.

John Farrell Open a No Letting Go Office in Uxbridge

John Farrell, from Ealing, enjoyed a long and fruitful career in teaching. John developed a strong interest in property investment. Already a hands-on landlord, he began his search for business opportunities in the property market. This is where he encountered No Letting Go.

“The rental market is such a strong market, I really wanted to find a business opportunity that serviced this industry. No Letting Go has a proven track record as a national brand. It was an easy decision for me to build a business with the No Letting Go team.”

Claire and Martin Parfitt Open a No Letting Go Office in Southampton

Claire and Martin Parfitt, current owners of the Portsmouth office have expanded into neighbouring Southampton. Claire has worked as an inventory professional with large agents and No Letting Go for the last 13 years.

Martin has recently moved from his position as a Facilities Manager to aide Claire in establishing the business. “We are really excited about our expansion plans into Southampton, there are many excellent letting agents in the area in addition to a high level of student lets”.

Tammy and Peter Edwards Open a No Letting Go Office in Peterborough

This month, Tammy and Peter Edwards will be opening an office in Peterborough. After searching for a service business opportunity in the property sector, the couple opted to work with No Letting Go. Extensive research into property inventory businesses led them to us.

“We were really impressed with No Letting Go’s technology, marketing and the Head Office team have been very supportive too. We are really looking forward to working with Lettings Agents and Landlords in the Peterborough area”.

If you’re looking for a lucrative, independent and flexible career in the booming UK property sector, we want to hear from you. Find out how to become a No Letting Go franchisee here.

Stop, breathe and don’t panic. If you can’t afford rent, it can feel like your whole world is about to come crashing down. Don’t stress, you’re not going to be living on the streets. There are plenty of genuine reasons why you could be short this month. How you handle this situation has a huge impact on your future in your current rental. Here’s what you need to know and how to resolve the issue.

Manage Your Budget

If you’re likely to be short of money, the first thing to do is to look at your budget. What money have you got coming in and what money do you have to pay out? Is there any possibility of offering a partial payment to your landlord?

Rent is far more important than a new haircut or the expensive steak dinner you’re planning. If there are any opportunities to cut down your expenditure, do it. Unfortunately, this can be more difficult than it sounds. Sometimes tough sacrifices have to be made. It’s important to ensure you have enough money to actually survive. Food and everyday essentials come first.

If you’ve drawn up a full budget and you definitely can’t afford to pay your rent, it’s time to talk to your landlord.

Communication is Key

The worst thing you can do is ignore the issue. It’s always unpleasant to explain to someone that you can’t make a payment. Forget your pride and be honest. Explain the situation.

When explaining to your landlord that you can’t afford rent, there is some vital information they need to know:

  • Why can’t you pay the rent?
  • When can the landlord expect their money?
  • How can you work together to resolve the issue?

Remember, landlords are people too. They will understand if you’ve fallen on hard times, it’s better to be open and honest. Depending on the landlord, their reaction will vary. Don’t stress, they can’t immediately evict you. There is a formal process in place for this type of issue.

What Happens Next?

Depending on how your conversation with the landlord went, there may be a simple resolution already in place. No matter what happens, expect to receive a formal demand letter from the landlord. This letter will request payment from you and make it clear that legal action is a possibility. Don’t panic, this is normal. This is a formal procedure the landlord is putting in place in case you continually fail to make payment.

Guarantor Letters

If you still haven’t paid 14 days after the rent is due, the landlord can send a letter to your guarantor (if you have one). Again, communication with your guarantor is vital. You may be able to seek help from a close friend or loved one. Don’t let your guarantor be surprised by your rent arrears.

Section 8 Notice

If you’ve gone a month without paying and a second payment is due, you officially have two months of rent arrears. This means the landlord (under the Housing Act 1988) can apply to reclaim their property. They can serve a Section 8 Notice which is a formal notification that the landlord wishes to take you to court if you don’t pay the arrears within the next 14 days.

Losing Your Deposit

This may seem obvious but if you have rent arrears, the landlord can legally keep your deposit. This may not recover all the owed rent but it could be helpful if you’re entirely unable to make payment.

A Word of Advice

We know that finances can be a huge burden at times. Unpredictable situations can turn your life upside down. Debt is a hugely challenging issue for many people. Don’t struggle on your own. There are plenty of debt charities like StepChange out there who can help put you back on course. If you’re struggling to talk to your landlord about arrears, they can help.

Being open and honest with your landlord about your financial issues can make you feel a lot better about the situation. You may even be able to avoid those sleepless nights. Remember, landlords don’t want the hassle of taking you to court or evicting you. Try to come to an amicable resolution that keeps all parties happy.

No Letting Go’s Inventory Services

Have you struggled with landlords over deposit disputes? Don’t have the same issue in the future. No Letting Go’s inventory services can help. We offer a full, professional and impartial check-in and check-out procedure to ensure a hassle-free inventory process. Find out more about how we can help you.

It’s the three words landlords despise: wear and tear. But what does it actually mean? Is wear and tear an excuse for carelessness or can it be measured? Where does wear and tear end and damage begin?

We understand exactly how confusing the issue can be. We also understand how it can reflect upon a landlord or tenant. That’s why we’re bringing you our guide to fair wear and tear to offer some answers and solutions.

 

What is Wear and Tear?

This question is certainly a tricky one. The truth is, wear and tear differs from situation to situation and there are many grey areas.

Having said this, common sense must always be placed at the forefront. If you fit fresh white carpet in a bedroom, you can’t expect it to remain fresh and white a year later. If that same carpet is burnt and stained with red wine marks, it can be considered damaged.

There are a few key points that affect the definition of fair wear and tear:

  • Length of tenancy – the longer the tenancy, the more wear and tear you’ll see.
  • Number of occupants – the more occupants in a property, the more likely there’ll be wear and tear.
  • Age of occupants – when there’s children in a property, there’s a higher chance of wear and tear.
  • Quality of the property – if you’ve got a newly refurbished property, there should be little wear and tear.  Having said this, wear and tear in new properties is far more apparent.

 

Negligence and Recklessness

If something requires repairing or replacing, intensive cleaning or the care of a specialist, it’s most likely been damaged. Holes in walls, burn marks and broken furniture are all examples of damage. It’s worth asking whether the issue has come about due to negligent or reckless behaviour.

 

How to Prevent Wear and Tear?

One of the best ways to deal with this problem is to prevent it from happening in the first place. If you want to maintain the original condition of the rental property, there are a few handy tips to keep any issues to an absolute minimum:

 

Decorate Appropriately

Don’t create a showroom house which looks perfect but will never be used. Furnish your rental appropriately for the property you have. This means opting for the durable fixtures and fittings which will stand the test of time. Buying cheap is tempting as a landlord but you’ll forever be replacing items.

 

Keep the Property Clean and Well Maintained

It sounds so simple but this really does go a long way. You set the acceptable standard for your tenant. If the property is immaculate when they move in, they’ll want to keep it that way, minimising cleaning costs at the end of the tenancy. Regular property maintenance will also help to avoid any nasty surprises at the end of the tenancy.

 

Be a Good Landlord

Again, this is pretty much as basic as it comes. If you keep the tenant happy and show your professionalism, especially in the event of a dispute, they’re more likely to treat the property with respect. Be prompt in addressing repairs and maintenance issues.

Make yourself easily available. If you show that you care, they will too.

 

Look for Long Term Tenants

This can be a little tricky but it’s worth it in the long run. Look for tenants that will actually stay at your property for an extended period of time. These long-term tenants are more likely to take pride and ownership of your property.

 

Regular Inspections

There are some very clear rules on how you must approach a landlord inspection – you can’t just turn up and take a look around.

Schedule in a quarterly inspection and make note of any wear and tear or damage before it gets too far. Address the issue there and then if needed. Inspections are a great way of quelling problems before they get too far.

 

Set Your Expectations

There’s no harm in outlining your expectations in the tenancy agreement from the very beginning. Explain to your tenant that the property will require regular cleaning and maintenance to ensure it stays in a good condition. Wear and tear in your property is just as important as any other property-related issue (such as unpaid rent) and should be treated as such.

One way to set your expectations is to provide tenants with a pre-check out service that gives them a better picture of the tasks they need to complete before giving back the keys. This can minimise wear and tear, prevent disputes and result in a smoother transition period.

 

What Constitutes Wear & Tear?

Here are a few issues you may encounter which should be labelled as general wear and tear:

  • Small marks/stains on carpets
  • Small scuffs/marks on walls
  • Naturally worn down carpets
  • Loose hinges/handles on doors
  • Faded/cracked paint
  • Frayed fabric
  • Small tears/cracks on furniture
  • Faded curtains
  • Dirty windows
  • Loose/tight tap handles

 

Examples of Damage

Like the above list, here are a few examples of what can be considered damage:

  • Broken locks
  • Broken doors
  • Tears, large stains or burns on carpet
  • Large scratches on wooden floors
  • Burnt/split kitchen worktops
  • Holes in walls
  • Poorly painted surfaces
  • Torn curtains
  • Broken windows
  • Broken toilet seat

 

An Inventory Check In & Check Out

One of the biggest issues surrounding wear and tear is the tenancy deposit disputes that occur when a landlord and tenant disagrees.

With No Letting Go’s inventory services, you’ll receive the peace of mind which comes with an impartial, fully documented check in and check out procedure. Our service is reliable and consistent producing reports which stand up to scrutiny during any dispute.

A thorough inventory report will provide evidence of the property and its contents at the start of the tenancy and at the end to help landlords and agents cover the cost of any damage made on the premises by the tenant.

Discover our property inventory services today.

 

They’re the stuff of nightmares, sleepless nights, endless worrying and a bucket load of stress. No landlord wants to be caught up in a rental void period. Unfortunately, they’re pretty common and easy to fall into. This can be really damaging to landlords with a smaller portfolio. Thankfully, there are a few simple tips you can implement to avoid them altogether. Here are our 8 tips for preventing void periods. If you know of any more that could help other landlords, get in touch on Twitter.

1. Properly Maintain Your Property

So, let’s get this one out the way early. There could be an underlying reason why no one wants to rent your property. Ensure everything’s tidy, clean and in a liveable condition. Bathrooms and kitchens are key selling points of your property – do they need any work? Would a quick renovation boost your chances of attracting new tenants? The appearance of your property matters.

2. Advertise Everywhere (and Early)

It’s surprising to some but landlords do require marketing skills. Especially if you’re privately renting, you need to be able to market your property. Advertise your property everywhere you can, from local newspapers to online sites. If you want to stay away from void periods as much as possible, it’s important to advertise your property as early as you can. Don’t wait till the house/flat has been vacated.

3. Charge Reasonable Rent

Don’t inflate the rent you’re charging for the sake of it. Do your research and find out the average rent for the area. Then question how your property compares to the area’s average. Above all, charge a fair rent. You may be tempted to undercut the area’s average rent to ensure your property is seen as more attractive. Be warned, this could change the type of tenant you let to. Consider a deal including amenities if you want to make your listing more appealing.

4. Pick Good Tenants

This is a tricky one but will save you a lot of hassle in the long run. If you can let to good tenants you’ll reduce the risk of sudden changes in circumstance. Unfortunately even the best tenants can have unpredictable lives and there’s no simple way to get around this. Also, it’s very tricky to tell which tenants are genuinely ‘good’. Screening checks don’t tell the full story. The best tenants are steady and secure in their careers and lives.

5. Be Open Minded

It’s always important to have an open mind with potential tenants. Whether they’re looking to redecorate parts of the property or live with a pet, you may not like it but it’s worth considering. A tenant with a pet is likely to be more stable. Whereas a tenant who wants to redecorate will likely see themselves in the property for an extended period of time.

6. Why Not Try a HMO?

If you rent in an area popular with students or young professionals, it may be worth considering turning your let into a house in multiple occupation. You’ll need to adhere to specific licence rules about health and safety but it’s nothing a reasonable landlord couldn’t keep up with. This way, when one tenant moves out, you’re still making money from the other occupants.

7. Upgrade Your Furniture

Back to what we said earlier about how appearance is everything. If you’re offering a furnished property, it may be worth making a few extra purchases. Upgrading furniture will give your property a new lease of life. It could be the difference between attracting new tenants or not.

8. Be Approachable and Professional

Whether you like it or not, as a landlord you could be the reason between a tenant taking your property or not. If you turn up to a house viewing late, wearing sandals and shorts you’ll look unprofessional. Dress well, be prompt, appear approachable and ensure the tenant knows you’re professional.

When you start renting, don’t neglect the importance of a full and accurate inventory. Remove the possibility of disputes with No Letting Go’s inventory services.

With so much of today’s property hunt taking place online, there’s a real opportunity for scammers to capitalise on unsuspecting tenants. Thankfully, users remain vigilant and sham lettings are well documented. If you’re on the property hunt, here are the common rental scams to avoid.

Gumtree Landlord Scam

This trap is aimed at those living overseas who seek accommodation in the UK. A landlord will publish an ad on Gumtree featuring accredited NLA (National Landlords Association) logos. They will discuss the property in question with the individual and request payment before they move to the UK. Upon arrival to the country, the landlord is nowhere to be seen.

This is a popular scam in the lettings sector. It can be entirely dismantled by asking to see the property first. If you’re looking to rent a room or flat, you have the right to view it before paying any kind of deposit. If you’d like to find out whether a landlord is a member of the National Landlords Association, you can do so here.

The Fake Property

This is a dangerous one which is really tough to notice at times. This scam involves the landlord going a step further than just advertising a property. The scammer will have access to an empty property which they’ll show you around. Unfortunately, the building isn’t actually theirs to rent out. By the time you come to move in, the property’s already occupied.

It can be really difficult to actually recognise this until it’s happened. It’s always important to be suspicious if the landlord is pressing for you to pay a security deposit/first month’s rent immediately.

Unsatisfactory References

Now this is a clever scam, which again is pretty difficult to spot. A tenant will go through the motions of renting a property and everything will appear legitimate. Coming to the reference check stage, the prospective tenant will sign a contract which says that if the references aren’t acceptable the deposit will be returned minus a fee for reference checks. This sounds reasonable – besides, you’ve got good references so don’t mind signing. Unfortunately, they’ll be deemed as unsatisfactory by the landlord. When you receive the deposit back, it’s a fraction of what you initially paid. If you’ve been bitten by this, it’s illegal and you have a right to be frustrated. Seek assistance immediately.

Going After the Guarantor

This is a particularly nasty one. The landlord will claim there’s no need for a security deposit. It sounds like a perfect situation – you just need to have a guarantor. When the tenancy comes to an end, the guarantor will be hit with a wave of unnecessary charges for repairs. This scam highlights the importance of inventory services.

Illegal Charges

Dodgy landlords are big fans of adding illegal charges to the tenancy agreement. Be wary of anything you sign your name to. If the charge is in your tenancy agreement and you sign it, you’re agreeing to pay. If you’re unsure whether a charge is necessary, do your research before signing. If a landlord tries to charge you for something which isn’t in the tenancy agreement, you don’t need to pay.

It’s Not All Dodgy Landlords

It’s a two sided coin – tenants can scam landlords too. One of the most common includes a tenant who asks to pay a deposit via Western Union or some other similar service. They pay too much ‘by mistake’ and ask the landlord to send the extra funds back. By this time, the landlord’s made the payment and the original payment has bounced. This leaves the landlord out of pocket and red faced. If you find yourself caught up in this, don’t pay any additional funds back until the initial payment clears/bounces.

What to Look Out For

It’s important to be vigilant when it comes to lettings scams. Here are a few warning signs to look out for:

  • Free listings – scammers love sites like Gumtree which allow free listings. Always be extra wary of rentals advertised on these websites.
  • Multiple ads for the same property – these can sometimes have slightly different descriptions or pictures.
  • Poorly worded ads – does it read like it was written by someone who isn’t fluent in English?
  • Unnecessary description of landlord – often scams will make the landlord sound respectable and fair. If this feels a little unnecessary, consider why this information is being communicated to you.
  • Lettings agency with little online presence – sometimes scammers will create their own lettings agency to appear legitimate. Google the company and see what’s online about them.
  • Very low price – it’s the age old saying; if it looks too good to be true, it probably is.
  • Pushy landlord – if the landlord is pushing you to pay money immediately, there’s likely to be an issue.
  • Pictures – are the pictures different to the property? Do the pictures look fake or unnatural?
  • They ask for money up front – Never pay anything before a viewing!

Unfortunately, scam landlords give the profession a bad name. The truth is, scammers are few and far between though tenants are not always aware of this. This is why it’s even more important to get your inventories right. By turning to No Letting Go for our inventory services, you remove any possibility of deposit disputes and also reassure tenants of your legitimacy. Find out more about our services here.

If you’re a landlord in a university town or city, you’ve probably seen the potential in student rentals. There are plenty of advantages in renting to students. Having said this, there are some pretty awful issues you could encounter too. Are students really as bad as people make out? Is your investment safe with them? If you’re sat asking yourself ‘should I rent to students?’ we’ve got a little advice and guidance to help you find the right answer.

The Strange World of Students

Students can seem like an entirely different species. Thankfully, they’re actually pretty simple. For most, this will be their first time living in private accommodation. They’ll need a little hand holding but this tends to come from the parents. They’re often told to ask specific questions, they’ll be informed of what to say and they’ll pour plenty of time over their contract. They may take longer in the initial signing process but remain supportive and up-front – they just want to make sure you’re not a cowboy.

Usually students aren’t too fussy – they’ve heard the horror stories and are happy to find your property clean and warm. If you can offer a tidy and furnished house with warm running water, they’ll be content. However, there are some health and safety requirements that can’t be ignored!

Be warned though, not all students are the same. There are some very obvious cues worth noting. First of all, if you’re renting to a group of eight boys, all of which are on the university’s rugby team – expect lots of parties. Use your common sense with this one. You may well want to rent to a group like this, just know what to expect.

Party, Party, Party!

Right, let’s get this out in the open now. It’s very likely your student tenants will throw a party or at least invite friends over for a night of intoxicated fun. We highly recommend banning parties in the tenancy agreement – this is there more as a deterrent than something to enforce. The sooner you accept that parties will take place, the easier it will be letting to students.

Advantages of Renting to Students

There are some serious advantages that come with being a student landlord, here are some of the more notable points:

  • Demand – If you own a property in the heart of a town/city’s student area, there will always be a demand for housing irrelevant of any ongoing economic difficulties.
  • Duration – Students tend to rent for 12 month periods. No long term contract obligations.
  • Predictability – The student rental market is one of the most predictable, always handy for landlords hoping to rest easy at night.
  • Imperfections – The beauty of renting to students is that your property doesn’t need to be perfect.
  • Furnishings – There’s no point investing in expensive furnishings. Head to Ikea and buy cheap.
  • High yields – There’s often more students living in a house than there would be in a regular tenancy.
  • Intelligence – Students by nature are intelligent (there are exceptions). This means any issues tend to be resolved relatively simply with open communication.

Disadvantages of Renting to Students

All sounding too good to be true? That’s because it is, there are some very clear drawbacks in renting to students:

  • Furnishings – All students expect a fully furnished property which entails the upkeep and maintenance of white goods.
  • Wear and tear – All student properties are more prone to wear and tear. Expect phone calls out of the blue about a broken sofa or bed.
  • Repaint – We know plenty of student landlords that have to pay for a fresh lick of paint on the walls every year.
  • Wannabee lawyer – Some students can get a bee in their bonnet about the contract. They’ll become adamant you’re trying to mess them over. The wannabee lawyer can be a particularly frustrating student to let to.
  • Private halls – Private accommodation for second and third year students is on the rise. Usually students prefer the experience of living in a house with friends but private halls are a real threat that’s worth your attention.
  • Maintenance bills – Maintenance bills are usually more expensive than those in a regular tenancy.
  • Screening – You can’t reference or credit check students, this can be worrying.
  • Finance – Students are notoriously poor with money. Their finances can come from student loans, grants, part-time jobs and parents. This instability can be a little frightening to landlords.
  • Summer holiday – Depending on the tenancy agreement, you could experience void periods during the summer holiday.

Student Rental Action Points

So you’ve decided to take the dive and let to students? Here are a few action points to set you on your way:

  • Go to a shop like Ikea or Argos to buy your furniture. Don’t spend much money on this at all, you want something cheap and cheerful.
  • Get students to provide a guarantor, this will usually be their parents. Do this and you’ll get your money even if the student can’t pay up.
  • Become a university approved landlord. There’s often a few checks needed but this is worth doing to market your student let.
  • Hold your student’s hands. Remember, they’ve probably not done this before – help them. Reassure them throughout the process. Go a step further and include a welcome pack for when they move in. In this, you can feature a few rules and even instruct them on how to use the boiler, heating, washing machine, etc.
  • Consider the possibility of dropouts. It’s worth including a clause in the tenancy agreement which states it’s the tenants’ responsibility to find a replacement housemate if one drops out.
  • Licence your property as a HMO (house in multiple occupation). Local councils have differing regulations for this but it cannot be ignored.

Student lets are prone to sudden and dramatic damage. The inventory process is imperative with this type of let. Remove the stress and any potential disagreements with No Letting Go’s inventory services. Find out more about how we can help protect your property investment here.