Section 83 of the Consumer Rights Act 2015 requires a letting agent to display a list of its fees on its website, with the amount of each fee including tax. We think that is a low bar, so this page clears it and keeps going: what each service level does, what it costs, what happens when something goes wrong, and what we charge for that too.
Percentages are of rent actually collected, charged monthly in arrears, and include VAT at 20%. Nothing is charged up front and nothing is charged on a void.
£1,140
or one month's rent, whichever is greater · inc. VAT
9.6%of rent
inc. VAT · no minimum, no void charge
13.2%of rent
inc. VAT · 15.6% for licensed HMOs
Complete and exhaustive. If a charge does not appear here, we are not able to make it. Figures inclusive of VAT at 20%, effective 1 April 2026.
| Charge | When it applies | Let only | Managed |
|---|---|---|---|
| Tenancy agreement and Right to Rent checks | Once per tenancy | £234.00 | Included |
| Inventory and schedule of condition | By number of rooms | £150.00–£282.00 | £150.00–£282.00 |
| Check-out and dilapidations report | End of tenancy | £186.00 | Included |
| Deposit registration and prescribed information | Once per tenancy | £48.00 | Included |
| Deposit dispute prepared and submitted | Per dispute | £240.00 | Included |
| Annual rent review and re-let | Yearly, if instructed | £108.00 | Included |
| Section 8 notice prepared and served | Per notice | £330.00 | £330.00 |
| Court or tribunal attendance | Per half day | £456.00 | £456.00 |
| Gas safety record arranged | Annually | £30.00 + cost | Cost only |
| EICR arranged | Every five years | £30.00 + cost | Cost only |
| EPC arranged | Every ten years | £114.00 | £114.00 |
| HMO licence application | Per application, plus council fee | £390.00 | £390.00 |
| Non-resident landlord returns to HMRC | Quarterly | £96.00 | £96.00 |
| Arranging works over £1,500 | Per project | 10% of invoice | 10% of invoice |
| Additional property visit | Per visit, if requested | £72.00 | £72.00 |
| Duplicate statements, references, tenancy copies | Any time | No charge | No charge |
| Withdrawing before a tenancy starts | Any time | No charge | No charge |
| Leaving us | Two months' notice, any time | No charge | No charge |
What a tenant may be charged. Under the Tenant Fees Act 2019 we cannot charge a tenant for viewing, referencing, administration, renewal or an inventory. A holding deposit is capped at one week's rent and the tenancy deposit at five weeks' rent, or six weeks where the annual rent is £50,000 or more. Permitted payments are rent, utilities, council tax, a TV licence, and genuine default charges such as a replacement key or interest on rent more than fourteen days late.
This is the reason fully managed exists. Gas is annual, electrical and the HMO licence are five-yearly, the EPC is ten-yearly, and they all fall due on different dates for every property you own. The penalty for missing one falls on the landlord, not the agent.
Gas safety record CP12
PeriodAnnual
RuleBefore move-in, then within 28 days of each check
We track it
Electrical report EICR
Period5 years
RuleRemedial work within 28 days of a C1 or C2
We track it
Energy certificate EPC · MEES
Period10 years
RuleBand E minimum now; band C expected for new tenancies from 2028
We track it
HMO licence mandatory at 5+ occupiers
Period5 years
RulePlus Article 4 planning consent anywhere in Bath
We track it
Deposit protection TDS
PeriodPer tenancy
RuleRegistered and prescribed information served within 30 days
We track it
Charged per unit per annum out of the service charge, not by you personally. Won by proposal rather than by valuation, because every block is different. We manage in accordance with the RICS Service Charge Residential Management Code, 4th edition.
| Block size | What is included | Per unit p.a. |
|---|---|---|
| Up to 12 units | Budget, demands, accounts, insurance, one site visit a quarter | from £216.00 |
| 13–40 units | As above, plus contractor tendering and a reserve fund plan | from £186.00 |
| Over 40 units | As above, plus on-site staff management and AGM secretariat | from £162.00 |
| Section 20 consultation | Both stages, notices and observations handled | £840.00 per project |
| Company secretarial for an RMC or RTM | Filings, register, AGM notices | £444.00 p.a. |
| Building Safety Act duties | Higher-risk buildings only, by quotation | By proposal |
An annual budget agreed with the directors before the year starts, demands issued on time with the statutory summary of rights, and year-end accounts to a certified accountant.
Run properly, both stages, on anything over £250 a leaseholder. Get it wrong and the recovery is capped at £250 a flat however much the roof cost — which is the single most expensive mistake in this trade.
Held in a designated client account, forecast against a rolling survey of the building's plant and fabric, so a roof in 2034 is not a bill in 2034.
Tendered on at least three quotes, with the tender report going to the directors before anything is instructed. We take no commission from any contractor.
Fire risk assessments and their actions tracked to completion. For higher-risk buildings, accountable person duties under the Building Safety Act 2022, by separate proposal.
You are a company director and personally on the hook. We keep the filings, call the AGM, minute it, and tell you plainly when a decision needs to be yours rather than ours.
The Act commenced on 1 May 2026 and it changed the shape of every tenancy in the country overnight. These are the six questions we have actually been asked most since.
Most landlords who move to us do it after adding up a year of charges rather than after comparing headline percentages. We will do that arithmetic with you, and tell you honestly if you are already on a better deal.
