Professional Property Rental Service in Dorset, Devon, Somerset, Wiltshire and Hampshire



Set Up Fee:  £125 (inc. VAT) per applicant and £75 (inc. VAT) per Guarantor if required.

  • Referencing (identity, immigration and visa confirmation, financial credit checks, obtaining references from current or previous employers/landlords and any other relevant information to assess affordability)
  • Contract negotiation (amending and agreeing terms)
  • Arranging the tenancy and agreement
  • Processing the application


Early Termination Fee - £396 (inc. VAT) (with Landlord’s prior consent) plus landlords start-up costs of agreement fee of £108 (inc VAT) and Schedule of Condition Fee (unfurnished properties) Min. £90 (inc. VAT) Max. £120 (inc. VAT)

  • Agree the Market Rent and find a tenant in accordance with the landlord guidelines
  • Market the property and advertise on relevant portals
  • Erect board outside property in accordance with Town and Planning Act 1990 Tenancy
  • Preparation and arranging for signature of the counterpart tenancy agreement to replace the existing Tenant Agreement
  • Preparation of a Schedule of Condition for an unfurnished property dependent on the size of the property and to update the existing Schedule of Condition


Unpaid Rent/Returned Payments: Interest at 3% above Bank Of England Base Rate from date due.

Rent Chase Levy after 7 days:  £10 per letter (inc. VAT)

  • Notifying all parties
  • Preparing and sending paperwork

Any of the above fees which are outstanding at the end of the tenancy will be deducted from your Security Deposit.


Finding a property to rent

When looking for the ideal property to rent you may want to consider the following:

  • Your budget, how much would you like to pay per month?  Remember to budget for utilities and council tax
  • How long do you need to rent the property for? Will it be long term or a short term stop gap?  When do you need to move in?
  • The local area - consider how close you are to schools, amenities, community, family and friends
  • Is the garden suitable and who will be responsible for the maintenance of the garden?
  • Does the size of the property suit your requirements?  If you are looking for an unfurnished property will your furniture fit?
  • Does the property have broadband, good mobile phone reception for your network, cable/satellite dish, adequate sockets, telephone and TV aerial points?
  • There may be restrictions such as pets, children, smoking, DSS etc.
  • Energy Efficiency: Landlords are now required to provide an Energy Performance Certificate (EPC) (excluding listed buildings). It contains information about a property’s energy use and typical energy costs and recommendations about how to reduce energy use and save money.  An EPC gives a property an energy efficiency rating from A (most efficient) to G (least efficient)

Securing a Property

The best properties tend to go quickly. Be prepared to provide the following information:

  • Photo identification (such as a driving license or passport)
  • Evidence of your current address (such as a utility bill)
  • Deposit funds
  • Funds for administration fee
  • Reservation fee
  • Be ready to sign a tenancy application form
  • If you need a guarantor, get this set up in good time
  • Referencing: criteria may include the following:  We will contact any Landlord you have had within the last 3 years.  Confirmation of earnings.  A credit check – this will allow them to see if you have a good history of paying your bills.  Your bank details – including bank name, account number and sort-code.  Details of your employment – your employer, job title, payroll number, salary, previous employer, etc.
  • Deposit: Once the full deposit is paid, the property is then secured.  The deposit will be held by the Deposit Protection Service (DPS).  The deposit is held against any non-payment of rent or damages to the property over and above fair wear and tear.  No deductions can be taken from the deposit without either the agreement of the Landlord and Tenant, a decision by the Alternative Resolution Service, or court order.  At the commencement of the tenancy, the deposit money will be registered under the scheme and sent to DPS.  The Landlord and letting agent will retain reasonable costs if you pull out of the tenancy. Please see our reservation fee agreement
  • Tenancy Agreement:  A tenancy agreement is a contract between you and the landlord, setting out the terms and conditions of the tenancy and the rights and obligations the landlord and the tenant have to each other and the property
  • Insurance: It is the job of the Landlord to insure the bricks and mortar of the property, but your Landlord won’t insure your personal belongings

Moving In

Your keys will be available for you to collect either at our local branch, or at your check-in appointment with the Agent, Landlord or Inventory Clerk.

Meter readings will be taken at the property at the commencement of your tenancy and we will as letting agents notify all utility providers.  If you want to change these providers, please inform us ASAP.  This does not include TV licence, telephone or broadband which are your responsibility.

Schedule of Condition and Inventory

The Schedule of Condition and Inventory is the document which is used to accurately record the condition and contents of the property at the time of moving in.  It will be used again when checking the property at the end of the tenancy.  When you move into a property, you should either annotate the schedule of condition with any comments you feel necessary to record at that time, or write a comments sheet with your observations.  The document must be checked carefully to minimise the risk of any disputes at the end of the tenancy.

Renewing Your Tenancy

If you decide to stay at the property and it is possible for you to do so, we will negotiate the terms of the extension with both you and the landlord.

Moving Out

  • The Landlord may wish to terminate the tenancy, in which case we will serve the appropriate notice on their behalf
  • If you wish to terminate the tenancy at the end of the fixed term, you will need to serve one calendar months’ notice to end on the same expiry day in the month
  • Remember to leave the property in good condition when you leave to ensure you get your full deposit returned. Refer to your copy of the Schedule of Condition and Inventory to check that the property is up to standard
  • The property will need to have a thorough clean, including carpets, windows, walls and any furniture that may be included in the tenancy
  • The garden will need to be tidied and grass cut
  • All personal belongings will need to be removed and keys returned to the agent, landlord or inventory clerk

During The Tenancy

  1. Your Responsibilities
  2. Your obligations are fully set out in your tenancy agreement but will usually include:
  3. Pay the rent
  4. Keep the property clean and tidy
  5. Not to change the fabric of the property without permission
  6. Abide by the Tenancy Agreement – i.e. no pets, extra occupants  etc.
  7. To behave in a tenant-like manner – i.e. no nuisance, noise, disruptive behaviour etc.

If you would like any contacts for cleaners or gardeners who can assist you during your tenancy, we would be pleased to assist you.

If you are aware of a matter requiring urgent attention, contact us at the earliest opportunity and we will arrange for contractors to attend.  You have a responsibility as a tenant to report any problems promptly to avoid the increase in any cost of repair.  

Legionella is a disease that can be caught by inhaling small droplets of water from stale or stagnant water that has been allowed to grow.  It is rare in a dwelling that is lived in permanently but it is important for you to manage the risks during your tenancy.

  • Advise the letting agent or landlord if the hot water system is not working, making sure that the stored water is above 60 Celsius. Please note that this does not apply to combination boilers
  • Ensure showerheads are regularly cleaned and disinfected
  • When arriving home from a holiday to flush through the system. This would include running of showers, taps and WCs. Particular attention should also be made to hot tubs and Jacuzzi baths

Damp and Mould
Some homes can become damp which can cause mould to grow on walls, furniture and rot window frames.  Most damp is caused by condensation, although some is caused by leaking pipes, rain seeping in or rising damp.

Condensation occurs mainly during cold weather. It does not leave a tidemark like other causes of damp often do.  Proper steps need to be taken to deal with condensation but there are some measures you can take right away:

  • Wipe down the windows and sills every morning

Produce less moisture:

  • Cover pans of boiling water while cooking
  • Put washing outside to dry, or put in the bathroom with the door closed and the window open or extractor fan on. Do not dry clothes on radiators


  • Keep some windows ajar, all the time if possible or particularly when someone is in the room. More ventilation is needed when cooking, washing up, bathing and drying clothes
  • Heat the property a little more.  In cold weather, the best way to avoid condensation is to keep low background heating on all day
  • Dehumidifiers will help dry out damp in newly built houses

Manage Mould

  • Treat the mould already in the property. If the basic problem is dealt with, mould should not reappear.
  • To kill and remove the mould, wipe down with a fungicidal wash
  • Shampoo carpets. Brushing or vacuum cleaning can disturb mould and increase the risk of respiratory problems

It is the Landlord’s responsibility to ensure that the letting agent is informed of any asbestos fixtures or fittings within the property or outbuildings included in the tenancy agreement, however it is the tenant’s responsibility to inform the agent if the asbestos has been disturbed.

Routine Property Visits
Your landlord will want to schedule regular visits to the property to ensure it is being kept in good order.  These visits may be carried out by the agent or Landlord.  The first inspection will normally be carried out 4-6 weeks after you move in and every four months periodically thereafter.  The visits are an important way of ensuring your happiness and comfort at the property and also ensuring any points of concern that might affect the return of your deposit at the end of the tenancy can be raised and addressed at the earliest opportunity.


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