Single let management in York and Leeds
Single lets are where we started, and we are buying them again.
We built the portfolio on two and three bedroom houses in Armley, Seacroft and Halton Moor — run-down houses in need of work and commercial units converted into flats. Some we sold along the way, and we moved into HMOs, but single lets have never left the portfolio.
Compliance is the whole job now
A single let used to be the straightforward option. Buy it, let it, check in twice a year.
That has changed. The Renters' Rights Act ended fixed terms and abolished Section 21. Awaab's Law is expected to extend to the private rented sector, and when it does it will set statutory response times for damp and mould. Leeds brought 12,500 privately rented properties into selective licensing, most of them ordinary family houses whose owners had never needed a licence before.
None of that makes single lets a bad investment. We are still buying them. It does mean that the gap between a landlord who knows the rules and one who doesn't is now measured in civil penalties rather than inconvenience.
We manage our own single lets to the same standard we manage yours, in the same streets, under the same rules.
How we reference tenants
Every tenancy starts with a previous landlord reference, photo identification, a Right to Rent check and proof of income. On single lets we also run a credit search and affordability assessment through a third-party provider, and that is included in the tenant find fee rather than charged on top.
We do that as standard on single lets for a straightforward reason. With Section 21 abolished, a tenant who stops paying is now a considerably longer problem than they used to be, and the cost of checking properly is a fraction of the cost of getting it wrong.
What support do you need?
What does full management include?
We let the property, collect the rent, handle repairs and contractors, run inspections on a fixed cycle, and keep every certificate and renewal date tracked. You get a monthly statement and one point of contact.
What if I handle the maintenance myself?
We let the property, set up the tenancy, protect the deposit and collect the rent, chasing arrears on a fixed timetable. Repairs stay with you, and we pass on anything a tenant reports the same day.
Can you just find the tenant?
Advertising, viewings, referencing, Right to Rent checks, the tenancy agreement and deposit protection. Charged per room for shared houses, or per property for a single let.
Guaranteed rent
We agree a guaranteed monthly rent over a 3–7 year period. We manage it, sort the bills, repairs and utilities, and cover everything that needs doing. If there is a void, you still get your rent.
What does it cost?
Property management
Single lets and HMOs alike. Charged on rent collected.
Tenant find (rooms)
Per room, inclusive. No per-person referencing charge.
Tenant find (house)
Up to two adult tenants, inclusive.
No VAT — 10% costs you 10%
One thing worth knowing: Leeds' selective licensing scheme applies to ordinary single lets in designated areas, not just shared houses. If your property is in one of the six affected wards, you need a licence.
Bills-inclusive management is available on shared houses, not on single lets. See how it works on HMOs →