Landlord Services

We visit the property and value it against what is genuinely letting in your part of Norwich right now. The visit costs nothing and puts you under no obligation to instruct us.

• What comparable local properties have actually let for.
• An achievable rent, and how long it is likely to take to let.
• Advice on anything that could improve return, such as furnishing, cosmetic updates or compliance gaps.
• An honest view on the tenant type likely to be attracted by the property.

We put the property in front of tenants where they are genuinely searching. Presentation earns its keep here: a well-made listing lets faster, and usually for more.

• Portals: Rightmove, UniHomes and our own website.
• Photography: professional shots, floor plans and EPC rating where available.

We personally accompany every viewing, presenting your property professionally and answering prospective tenants' questions on the spot. We also feed back anything useful we are hearing, from objections to price signals.

Nobody views your property on their own with a set of keys. Where an applicant is new to us, we confirm who they are before the viewing is booked.

Nobody is put forward to you until they have been through the full set of checks. A tenant who should not have passed referencing will cost you far more than a few extra weeks empty.

• Credit check covering CCJs, bankruptcy and affordability.
• Employment reference, or accountant reference if self-employed.
• Previous landlord reference.
• Right to Rent identity verification, a statutory requirement.
• Guarantor checks where the main tenant does not meet affordability alone.

We draw up the tenancy agreement and serve every piece of prescribed information the law says a tenant must be given. Under the Renters’ Rights Act, all new tenancies are periodic from day one, and the rules around notices and grounds for possession have changed significantly.

Getting the prescribed information wrong can invalidate your ability to serve notice later. We handle this so you do not need to worry about it.

A deposit has to be registered with a government-approved scheme inside 30 days of you receiving it, with the prescribed information reaching the tenant in that same period.

• Deposit collected before tenancy start.
• Lodged with the Deposit Protection Service (DPS).
• Prescribed information issued to the tenant, and to a guarantor where there is one.
• Full documentation retained in case of an end-of-tenancy dispute.

Before anyone moves in we compile a full schedule of condition and inventory. Nothing carries more weight in a deposit dispute, so it is photographed throughout, dated, and signed off by both sides.

• Every room photographed and its condition written up.
• Everything included in the let, furniture and fittings, itemised.
• Meter readings taken at check-in for gas, electricity and water.
• Keys logged and signed for.

We coordinate the transfer of gas, electricity, water, council tax and broadband into the tenant's name, ensuring a clean handover and that no-one ends up paying for someone else's supply.

Rent comes in monthly in advance and goes straight out to you, with an itemised statement you can hand to your accountant at year end.

• Collected monthly by standing order or direct debit.
• Same-day transfer to your nominated account on cleared funds.
• Itemised statements showing rent received, fees deducted and net paid.
• Arrears chased promptly, with proper notice served where needed.

Routine inspections are carried out at agreed intervals and a written report with photographs provided, giving you complete visibility of your property's condition. We look for maintenance issues before they become expensive, and confirm the tenant is looking after the place.

Tenants must be given at least 24 hours' written notice before any inspection, and the visit must be at a reasonable time of day.

Our own in-house building and maintenance department handles day-to-day repairs and emergencies, backed by trusted local contractors for specialist work. You set a spending limit with us up front, and anything above it comes back to you for approval before a contractor starts.

• A 24/7 emergency line for genuine emergencies such as a gas leak, burst pipe or no heat in winter.
• Vetted local contractors, from plumbers and electricians to gas engineers and handymen.
• Larger jobs quoted before anyone picks up a tool.
• Already have trades you trust? We are happy to use them instead.

We stay in contact with your tenant for the life of the tenancy, review the rent when it is due, and serve a compliant increase notice where one is justified.

Under the Renters’ Rights Act, rent can only be increased once in any 12-month period and must be in line with local market rent. We will advise on what is defensible and serve the correct notice on your behalf.

At the end of a tenancy we conduct a thorough check-out inspection, compare the property against the original inventory, and manage any deposit deductions fairly and transparently.

• A photographed check-out report, set against the check-in record.
• Fair wear and tear applied, as landlords cannot charge for normal use.
• Deductions agreed with the tenant where possible, escalated to the scheme adjudicator if not.
• Deposit returned inside the statutory deadline.

Marketing starts long before the current tenancy runs out, so the property is not sitting empty and your income does not stop. The aim is always to have the next tenant ready to move in days after the last one leaves.

Tenants can now give two months' notice at any time under the Renters’ Rights Act, so being ready to re-market quickly is more important than ever.