Professional Property Letting Service

Covering Dorset, Devon, Somerset, Wiltshire & Hampshire

Houses to Let in Gillingham, Dorset

Where to Start

We tend to find that demand for unfurnished accommodation is far higher than the demand for furnished, there is less potential for dispute and there is little or no difference in the rent you will achieve.  You will have to consider the cost of removal and storage if the property is already furnished.  Unfurnished properties generally include carpets, curtains or blinds (curtain poles or tracks are essential), light fittings and kitchen appliances that should be in good working order.  If you do choose to let your property furnished you will need to be aware of the Fire and Furnishing Safety Regulations Act 1988.  Please see our safety regulations section.

If your property is well presented it may not only achieve a higher rent, but tenants are more likely to respect it.  It is important to ensure that the property is professionally cleaned including carpets and windows, newly decorated and that the gardens are well-tended.

Attracting Tenants

We fully understand that excellent presentation and maximum exposure of our client’s properties play key roles in securing suitable tenants.  We offer effective marketing with full, detailed brochures, available on our website, Rightmove, Zoopla (incorporating Primelocation) amongst others, as well as window displays in our local offices and regular features in the local press.  Prospective tenants who are registered on our extensive database will be contacted by phone or email.  We advertise proactively and will continue to do so until a suitable tenant has been secured.

When a tenant has been found, we carry out strict referencing procedures using specialist independent referencing companies in most cases.  This detailed process gives us an understanding of the tenant’s personal and financial circumstances.

Setting up the Tenancy

It is essential to have a comprehensive tenancy agreement and detailed inventory/schedule of condition prior to each tenancy.  Symonds and Sampson use a tenancy agreement which is regularly updated in line with new case law and new legislation.  It has been carefully designed to protect your rights to possession, to help control the tenant’s activities, to ensure that you have redress if your property is not looked after carefully and to comply with standard mortgage lender requirements.

It is highly recommended that an independent inventory/schedule of condition is carried out prior to the commencement of the tenancy and we will arrange this on your behalf.   At the end of a managed tenancy the property is re-inspected against the inventory and a check-out report is drawn up.

We protect all our client’s deposits by registering their tenant’s deposits in the custodial scheme, The Deposit Protection Service, having found it to be the most efficient and cost effective way.

Houses to Let in Weymouth

Service Level Options (and Fees)

Symonds and Sampson offer four levels of service to accommodate the differing needs of our clients:

Letting Service: 96% (inc VAT) of the first month's rent

This service is suitable for landlords who wish to remain involved in the day-to-day activities, such as rent collection, arrears and general maintenance. It includes:

  • Advising the likely rental income
  • Advertising and marketing the property
  • Conducting viewings with prospective tenants
  • Applying for appropriate references
  • Negotiating the terms of the tenancy between landlord and tenant, ensuring an appropriate tenancy agreement is prepared and signed by the tenant and, or on behalf of, the landlord
  • Collecting the first months’ rent and security deposit (the deposit must be held within an approved scheme)
  • Instructing the preparation of an independent inventory and schedule of condition prior to the commencement of the tenancy
  • Registering the deposit with the Deposit Protection Service


Our fees are taken at the start of the tenancy.

Letting and Rent Collection Service: 12% (inc VAT) of the monthly rent

The Letting and Rent Collection Service adds the following to the Letting Service:

  • Collecting the monthly instalments of rent and forwarding net rents to the landlord less any fees or expenses incurred.
  • Chasing arrears, should they arise.


This service is suitable for landlords who are happy to remain involved in day to day activities but who require the service of someone to collect the rent. Our fees are paid as a percentage of rent collected rather than a single up-front payment.

Full Management Service: 15% (inc VAT) of the monthly rent

The Lettings & Management Service includes:

  • Advising the likely rental income
  • Advertising and marketing the property
  • Conducting viewings with prospective tenants
  • Applying for appropriate references
  • Arranging an Energy Performance Certificate (where required)
  • Negotiating the terms of the tenancy between landlord and tenant, ensuring an appropriate tenancy agreement is prepared and signed by or on behalf of the landlord and tenant
  • Instructing the preparation of the independent inventory and schedule of conditions prior to start of the tenancy
  • Taking a deposit from the tenant to be held by us under the rules of The Deposit Protection Service until the end of the tenancy when the property and contents will be checked for damage, above what is considered to be fair wear and tear
  • Collecting the monthly instalments of rent and forwarding net rents to the landlord less any fees or expenses due or incurred
  • Chasing arrears, should they arise
  • Preparation and submission of monthly statements
  • Arranging a Gas Safety Certificate to be carried out annually during the tenancy
  • Carrying out interim visits to check on the general condition of the property
  • Co-ordination of repair or maintenance including arranging for tradesmen to attend the property and obtaining estimates where necessary, supervising works and settling accounts from rents received
  • Renewing the Agreement, where necessary, at the end of the Term
  • Making payments on behalf of the Landlord from rents received for costs in managing the property


Our fees are paid as a percentage of the rent collected.

Management Plus Service: 18% (inc VAT) of the monthly rent

This service offers our full management service as above but with a rent guarantee and legal protection. This is subject to our Management Plus terms and conditions which are available on request.

Additional Charges (Irrespective Of Level of Service unless otherwise stated)

Setup Fee: (applies only to Full Management and Management Plus Service Letting Service) £120 (Inc. VAT)

  • Agree the Market Rent and find a tenant in accordance with the landlord guidelines
  • Provide guidance on compliance with statutory provisions and letting consents
  • Market the property and advertise on relevant portals
  • Erect board outside property in accordance with Town and Planning Act 1990
  • Advise on non-resident tax status and HMRC (if relevant)


Tenancy Agreement Fee: £108 (Inc. VAT)

  • Preparation and arranging for signature of the counterpart tenancy agreement for initial and renewal of fixed term tenancy agreements
  • Review rent (if appropriate) in accordance with current prevailing market condition and advise the landlord
  • Issuing a Section 13 Notice and negotiating with the tenant


Schedule of Condition Fee (Unfurnished Properties):   Min. £90 (Inc. VAT) Max. £120 (Inc. VAT)

  • Preparation of a Schedule of Condition for an unfurnished property dependent on the size of the property.


Schedule of Condition Fee (Furnished properties):   £30 (Inc. VAT) per page

Check-out Report Fee:  Min. £60 (Inc. VAT) Max. £120 (Inc. VAT)

  • Agree with tenant check out date and time appointment
  • Negotiate with landlord and tenant any disbursement of the security deposit
  • Return deposit as agreed with landlord and tenant to relevant parties
  • Remit any disputed amount to the DPS for final adjudication
  • Unprotect deposit
  • Instruct contractors, obtain quotes; organise repairs/replacement/cost of any broken or missing items.


Hourly Rate £96 (Inc. VAT)

  • Court Appearances
  • Insurance Claims
  • Any other service outside of our services included above and subject to prior written agreement.


Empty Property Visits: £36 (Inc. VAT) per visit and 45p (Inc.VAT) per mile after the first 5 miles from the nearest office to cover travelling expenses.

Sales Agency Commission:  1.8% (Inc. VAT) of the sale price

  • Introducing a party to the Landlord who subsequently proceeds to purchase the let property
  • Pay to the Agent commission on completion of the sale
  • Please refer to our Sales Deaprtment Agency Agreement


Landlords Workshops

We frequently hold workshops for Landlords throughout the region. This allows existing and new landlords to attend with any questions about new legislation, case law and any other matters they may have on an informal basis. 

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