Fully Managed Letting
Fully Managed Letting
Fully managed
Fully managed lettings in Stockport and Manchester
Everything from the first viewing to the final deposit return, handled by someone who has stood in your property and met your tenants.
With so many new rules to keep up with, more and more landlords are switching to fully managed. It suits you if you’ve got one property or a whole portfolio, don’t live round the corner, have a job that won’t tolerate a plumbing emergency at eleven in the morning, or have been through one bad tenancy and would rather not do that again, thanks.
Buying rather than already letting? Ask about our investment advisory service. We’ll view properties for you and run rental projections built around the tenant you are targeting, before you commit.
What is included
In short: you get your evenings and weekends back, your tenants feel looked after, and your property is cared for as if it were ours. Here’s everything that makes that happen.
Before the tenancy
- A realistic rental valuation, with the reasoning behind the figure
- Advice on anything that would let the property faster or for more, and anything that would fail a compliance check
- Professional photography, floor plan and listing copy. Ask about our enhanced marketing packages
- Marketing on the major portals, our own website, and directly to our applicant list
- Accompanied viewings, including evenings and weekends
- Full tenant referencing: affordability, employment, previous landlord and credit checks
- Right to Rent checks, carried out and documented as the law requires
- A compliant tenancy agreement, prescribed information, and a full photographed inventory, charged as set out in our fee schedule
- Where a tenant chooses Zero Deposit™, landlords are guaranteed six weeks’ security
- Optional rent guarantee insurance through Let Alliance, covering missed rent and legal costs – Visit our Landlords page for further information.
During the tenancy
- Rent collection, arrears chasing and a monthly statement
- Deposit registered in a government-approved scheme within 30 days
- An agreed expenditure limit, set with you at the start and changeable at any time. Repairs below it are dealt with straight away, so a tenant is not waiting days for a tap washer to be signed off. Anything above it comes to you with a quote first. £250 is only our suggested starting point
- Every contractor signs our Contractor Promise. Vetted, insured, qualified and local, and committed in writing on workmanship, timescales, conduct in somebody’s home, and leaving it as they found it
- 24-hour contact for genuine emergencies
- A check three months after move-in, then a comprehensive photographic inspection once a year, with a written report (£90 including VAT, as set out in our fee schedule)
- A 90-day health check with your tenants by phone and email, so problems surface while they are still cheap, and everything they tell us is documented
- The monthly landlord call
- All compliance tracked and renewed ahead of expiry: gas safety, EICR, EPC, smoke and carbon monoxide alarms, and licensing where it applies
Rent reviews handled properly, with the correct notice and a supporting valuation - TLP Assured client accounting. As a TLP Assured agency, all client funds are independently held and managed by The Letting Partnership, an independent client accounting specialist, providing the highest level of assurance that landlord and tenant money is held securely and transparently. You can verify our status at www.TLPComply.com/agent
At the end of the tenancy
- Notice served correctly and on time, on the right legal ground
- Check-out inspection against the original inventory
- Deposit negotiation and return, with evidence, and dispute handling if it comes to that
- Remarketing started before the property is empty, wherever notice allows
Compliance is the part that has changed
Passive management is no longer viable. Under the Renters’ Rights Act, Section 21 no-fault evictions ended on 1 May 2026 and tenancies became rolling. North West landlords must register on the national landlord database by 14 August 2027, every rented home must reach EPC C by October 2030, and a landlord ombudsman, Awaab’s Law timescales for damp and mould, and the Decent Homes Standard are all on the way.
In plain English: how your tenant is treated now has a direct line to your legal and financial risk. We look after tenants because it’s the right thing to do, and because it’s the best way to protect your investment. Happily, both are true.
What is not included
No nasty surprises, so here’s what’s extra. These are billed separately or arranged by you, and we’ll always tell you the cost before anything is booked.
- The certificates themselves: gas safety, EICR, EPC
- The photographed inventory and check-out report, and a full annual photographic inspection (£90 including VAT), all charged as set out in our fee schedule
- Works above your agreed expenditure limit, quoted and approved by you first. For any single job over £500, we ask for 50% of the estimated cost up front before the work is booked
- Management of major works, at 12% including VAT, where a project needs specifying, tendering and supervising
- Legal proceedings, court fees and rent guarantee insurance, which we can arrange
- Licensing application fees, where a selective or HMO licence applies
What it costs
12% of the rent including VAT (minimum £80 a month including VAT), plus a letting fee of £540 including VAT at the start of each tenancy. Every other possible charge is listed on our fees page. Nothing pops up for the first time on a statement.
FAQs
Fully managed lettings: FAQs
Is a fully managed letting agent worth 12%?
For most landlords with a full-time job, a property more than half an hour away or no system for compliance dates, yes. One void month, one missed gas certificate or one badly served notice usually costs more than a year of management fees.
If you are local, experienced and enjoy the work, letting only may be better value, and we will tell you so – Visit our Let Only page for more information.
How do rent increases work now, and do you handle them?
Yes. Rent can now rise only once a year, not in the first 12 months, using a Form 4A with at least two months’ notice. We check what comparable homes are letting for, recommend a figure the tenant is unlikely to challenge at tribunal, and serve the notice correctly.
A fair increase that keeps a good tenant almost always beats a bigger one that triggers a move and a void.
What happens when my tenant gives notice?
Tenants now give two months’ notice. As soon as it arrives, we tell you, agree any work needed, and start marketing so the next tenancy can begin within days of the last one ending. We book the check-out, compare it against the inventory and handle the deposit return.
Can I use my own tradespeople?
Of course. Plenty of landlords have a plumber or electrician they trust, and there are two ways to use them:
- They join our contractor panel. They sign our Contractor Promise and share their qualifications and insurance, and from then on we book them, manage the job and pay them from your rent, just like any of our trades. Hands off for you.
- You book them directly. We’ll put them in touch with your tenant to arrange access, and you manage the job, payment and sign-off with them yourself, including making sure they’re qualified and insured, especially for gas and electrical work.
Either way works. Most landlords find the panel option easiest, because everything stays in one place and shows up on your monthly statement.
When will I get my rent, and how will I know what’s been spent?
Rent is paid to you each month with a clear statement showing what came in, any costs, and our fee. It arrives by bank transfer, normally within 15 days of us collecting it from your tenant. As a TLP Assured agency, all client funds are independently held and managed by The Letting Partnership, so your money is held securely and transparently.
Can I switch to you mid-tenancy from another agent?
Yes. Check your current agent’s notice period, then we do the legwork: we write to them, collect the file, keys and certificates, transfer the deposit registration and introduce ourselves to your tenant. For the tenant, nothing changes except who picks up the phone.
I have a boiler or home care plan with British Gas. Can I keep it?
Yes, keep it. Just pass us the policy details, and we’ll liaise with British Gas or your provider directly whenever something needs fixing, and arrange access with your tenant, so you don’t have to.
Book a free rental valuation
We’ll come round, give you a figure with the reasoning behind it, and tell you what we’d do differently. No fee, no obligation.
Call 0161 410 2401
hello@durrellandjoe.co.uk