Experienced Estate Agents
Our Landlords Guide
Protecting your investment whilst getting the best return! Whether you’re a first time landlord or have plenty experience and properties under your belt, each letting journey can be different.
We deal with a number of landlords looking to join the investment market, landlords with a single property or handful of properties to companies with large portfolios.
Here’s a step by step guide in how we deal with your investment.
1. Valuation
Our Lettings Valuer at the time of the valuation will give you a price based on demand, recently let and available property located within a short distance to your investment. Research and data available to us will back this.
2. Preparation
When you use Stones Property to market your home we will take photos and measurements, as well as create a floor plan at a time suitable to you within office operating hours anytime during the 6 days a week we are open.
3. Documents
Before we advertise your property and once the tenant moves in you, the landlord, must ensure you have all the right certifications in place.
Since 2007 by law we are unable to advertise your property unless there is a valid EPC – Energy Performance Certificate, which is valid for 10 years. You must organise for a new EPC when changes have been made to the property, such as heating or insulation for example. This of course should have a better impact on your rating.
The minimum EPC rating to rent a property is band E. Certain changes must be made if your property falls beneath this.
If your property has gas, then a gas safety certificate will need to be done just before moving. It’s always best not leaving things to the last minute, so we recommend this is done during the time of advertising.
Electrical certificates are now mandatory as of 2020 and on all renewal of tenancies as of 2021. Typically an electrical certificate is valid between 3 or 5 years based on the engineer’s judgement.
4. Advertise
Thereafter we will be upload the property onto our high tech software. This software will feed all the information onto our website, Rightmove, Zoopla, Prime Location and other nationwide portals.
5. Enquiries
Our Lettings Negotiators will qualify all enquiries, obtain personal information and if satisfied, will book in a viewing into your property.
6. Confirmation
All viewings are accompanied by a member of staff during office hours, with confirmation requested every morning in order to limit cancellations on the day of the viewing.
7. Appointments
Our team will show your property around answering any questions the prospective tenants may have according to government guidelines.
8. Feedback
We will follow up on all viewings in the morning with viewing feedback and pass it on to the landlords once received.
9. Offers
Our estate agents will negotiate offers on your behalf. Once you accept an offer, we look to seek documentation and IDs for full referencing.
10. Service
We offer 3 different types of services for landlords:
Introduction Only
Once we find you a suitable tenant, we ask them to commit by paying a monetary deposit (equivalent to 1 weeks rent) and a list of documents ready for referencing. We complete a credit check on the tenants. Once this is complete we come to a decision based on credit score, income, employment and tenant history.
Thereafter once all the due diligence is complete, on the day of move in we will inform the local authority and all utility suppliers of meter reads and tenants details.
Rent Collection
Our most popular package includes everything within the Introduction Only package, as well as collecting the rent on your behalf and sending this over to your desired account.
We have different methods available to tenants for rent payments including credit and debit card payments.
Fully Managed
Our highest level package includes everything from Introduction Only and Rent Collection services. This includes no call out charges from our engineers, property inspections, dealing with 3rd parties including insurance companies, accountants and surveyors.
11. Collection of Documents
Our estate agents will look to obtain all certificates and related paperwork to your property. We keep these documents on file and distribute copies to your tenants. At Stones, we also have to provide by law the ‘How to Rent Guide’ for the tenants. This changes year by year and so we will ensure they read the most recent guide.
12. Move In
Once the tenants and package has been chosen, agreements signed, move in happens!
Tenants can to contact us via phone, email or business WhatsApp should they have any questions or property related issues.
Our Services & Fee
All fees are inclusive of VAT unless stated otherwise
| Service | Managed | Rent Collect | Let Only |
|---|---|---|---|
| Published % Fees (All Plus VAT) |
12% Inclusive of VAT (16% + VAT) Guaranteed Premier: 15% Inclusive of VAT (16% + VAT) |
10% Inclusive of VAT (11% + VAT) | 8% Inclusive of VAT (10% + VAT)** |
| Renewal and Rent Review fee ongoing* |
12% Inclusive of VAT (16% + VAT) Premier: 15% Inclusive of VAT (16% + VAT) |
13.2% Inclusive of VAT (11% + VAT) | 9.6% Inclusive of VAT (8% + VAT) then 7.2% Inclusive of VAT (6% + VAT) |
| Premier Services |
4.2% Inclusive of VAT (3.5% + VAT) Premier: 6.2% Inclusive of VAT (3.5% + VAT) |
4.2% Inclusive of VAT (3.5% + VAT) | Not Available |
| Discount For Sole Agency | 1.2% Inclusive of VAT (1% + VAT) - Full Term | 1.2% Inclusive of VAT (1% + VAT) - Year one only | 1.2% Inclusive of VAT (1% + VAT) - Year one |
| Multi LL Discount (2 or more properties with us) | 1.2% Inclusive of VAT (1% + VAT) - Full Term | 1.2% Inclusive of VAT (1% + VAT) - Year one only | 1.2% Inclusive of VAT (1% + VAT) - Year one |
Set Up & Move In Fees
Fees below are inclusive of VAT unless stated
| Service | Managed | Rent Collect | Let Only |
|---|---|---|---|
| Complete And Fill Out Pre Tenancy Check | Included | Included | LL or £150 Inclusive of VAT (£125 + VAT) |
| Complete HFHH Check | Included | Included | LL or £150 Inclusive of VAT (£125 + VAT) |
| Help and Advise Through The Referring Process, Dedicated Move In Team Guiding You Through The Pre Move In Process, Preparing Our Legally Drafted Tenancy Agreement (AST) |
£480 Inclusive of VAT (£400 + VAT) £530 inclusive of VAT |
£480 Inclusive of VAT (£400 + VAT) | £480 Inclusive of VAT (£400 + VAT) |
| Preparing Tenancy Addendums | Included | £50 Inclusive of VAT (£41.67 + VAT) | Not Available |
| Tenant Reference Fee (Up To Two References) And Right To Rent checks |
£180 Inclusive of VAT (£150 + VAT) £230 (£150 + VAT) |
£180 Inclusive of VAT (£150 + VAT) | £180 Inclusive of VAT (£150 + VAT) |
| Additional Tenant Reference Fee/Guarantor Reference Fee |
£90 Inclusive of VAT (£75 + VAT) £140 (£75 + VAT) |
£90 Inclusive of VAT (£75 + VAT) | £90 Inclusive of VAT (£75 + VAT) |
| Anti-Money Laundering, PEPs & Sanctions Charge | Not applicable, organised under the Compliance Charge | Not applicable, organised under the Compliance Charge | £24 Inclusive of VAT (£20 +VAT) |
| Compiling of Inventory |
Guide price up to £500 Inclusive of VAT (£416.67
+ VAT) £550 (£416.67 + VAT) |
Guide price up to £500 Inclusive of VAT (£416.67 + VAT) | Guide price up to £500 Inclusive of VAT (£416.67 + VAT) |
| Check In and Check Out |
Guide price up to £500 Inclusive of VAT (£416.67
+ VAT) £550 (£416.67 + VAT) |
Guide price up to £500 Inclusive of VAT (£416.67 + VAT) | Guide price up to £500 Inclusive of VAT (£416.67 + VAT) |
| Deposit Transfer Fee With TDS | Included | Included | £240 Inclusive of VAT (£200 + VAT) |
| Licence Handling Service (Our Fee) Where Required |
£495 Inclusive of VAT (£412.50 + VAT) £545 (£412.50 + VAT) |
£495 Inclusive of VAT (£412.50 + VAT) | £495 Inclusive of VAT (£412.50 + VAT) |
| Collect and Process Initial Funds | Included | Included | Included |
Required Safety Certificates & Checks
Fees below are inclusive of VAT unless stated
| Service | Managed | Rent Collect | Let Only |
|---|---|---|---|
| Gas Safety Certificate (GSR) (Annual)*** | Up to £120 Inclusive of VAT (£100 + VAT) | Up to £120 Inclusive of VAT (£100 + VAT) | Up to £120 Inclusive of VAT (£100 + VAT) |
| Energy Performance Certificate (EPC) (Every 10 Years)*** | Up to £120 Inclusive of VAT (£100 + VAT) | Up to £120 Inclusive of VAT (£100 + VAT) | Up to £120 Inclusive of VAT (£100 + VAT) |
| Electrical Installation Condition Report (EICR)*** | Guide price up to £228 Inclusive of VAT (£190 + VAT) | Guide price up to £228 Inclusive of VAT (£190 + VAT) | Guide price up to £228 Inclusive of VAT (£190 + VAT) |
During And End Of Tenancy Fees
Fees below are inclusive of VAT unless stated
| Service | Managed | Rent Collect | Let Only |
|---|---|---|---|
| Collection and Processing of Funds | Included | Included | Not Available |
| Outgoings ITEMISED | Included if aware | Not Available | Not Available |
| Repairs and Replacements (Arrange and Manage) | Included | Not Available | Not Available |
| Compliance Service Charge | £15.95 pcm Inclusive of VAT (£13.29 + VAT) | £15.95 pcm Inclusive of VAT (£13.29 + VAT) | Not Available |
| Tenancy Renewal Documents | £200 Inclusive of VAT (£166.67 + VAT) | £200 Inclusive of VAT (£166.67 + VAT) | £200 Inclusive of VAT (£166.67 + VAT) |
| Change of Sharer/Occupier Including Reference Process | £480 Inclusive of VAT (£400 + VAT) | £480 Inclusive of VAT (£400 + VAT) | £480 Inclusive of VAT (£400 + VAT) |
| Serving Section 21 Notice | Included | Included | £120 Inclusive of VAT (£100 + VAT) |
| Serving Section 8 Notice | Included | Included | £120 Inclusive of VAT (£100 + VAT) |
| Serving Section 13 Notice | Included | Included | £120 Inclusive of VAT (£100 + VAT) |
| Serving Deed Of Surrender | Included | Included | Not Available |
| Handling the Tenants Deposit At The End Of the tenancy, negotiating dilapidations in accordance with TDS scheme | Included | £500 | Not Available |
| Collating and submitting evidence to any Tenancy Deposit provider including TDS scheme | Included | Included | £200 Inclusive of VAT (£166.67 +VAT) |
| Annual Statement of Income and Expenditure | £99 Inclusive of VAT (£82.50 + VAT) | £99 Inclusive of VAT (£82.50 + VAT) | Not Available |
| Quarterly Non Resident Landlord Returns to HMRC (Charged Per Quarter) | £41 | £41 | Not Available |
| Additional Annual HMRC Landlord Reporting | £41 Inclusive of VAT (£34.17 +VAT) | £41 Inclusive of VAT (£34.17 +VAT) | Not Available |
| Duplicate Statements Per Statement (Emailed) | £20 Inclusive of VAT (£16.67 +VAT) | £20 Inclusive of VAT (£16.67 +VAT) | Not Available |
| Property Inspection And Report | £99 Inclusive of VAT (£82.50 + VAT) | Not Available | Not Available |
| Court Attendance (Per Half Day) | £350 Inclusive of VAT (£291.67 + VAT) | £350 Inclusive of VAT (£291.67 + VAT) | £500 Inclusive of VAT (£416.67 + VAT) |
| Meet Contractors At Property Charge (Per Half Hour) | £45 Inclusive of VAT (£37.50 + VAT) | £45 Inclusive of VAT (£37.50 + VAT) | Not Available |
Additional Safety Checks and Services
Fees below are inclusive of VAT unless stated
| Service | Managed | Rent Collect | Let Only |
|---|---|---|---|
| Vacant Management Service Outgoings**** | £25 pcm / £75 pcm | Not available | Not available |
| Project Management of Property refurbishment/Insurance claim | 10% + VAT / 12% + VAT | 10% + VAT | 10% + VAT # |
| Vacant Property Inspection (Visual Only) | £99 / £149 | Not available | Not available |
| Chaps and International Payments | £30 / £80 | £30 | Not available |
| Services outside of Service (per hour) | £90ph / £140ph | £90ph | Not available |
Advised Safety Checks and Services
Fees below are inclusive of VAT unless stated
| Service | Managed | Rent Collect | Let Only |
|---|---|---|---|
| Portable Appliance Testing (PAT) Itemised | Up to £140 Inclusive of VAT (£116.67 + VAT) | Up to £140 Inclusive of VAT (£116.67 + VAT) | Up to £140 Inclusive of VAT (£116.67 + VAT) |
| Legionella Risk Assessment | £125 Inclusive of VAT (£104.17 + VAT) | £125 Inclusive of VAT (£104.17 + VAT) | £125 Inclusive of VAT (£104.17 + VAT) |
| Smoke Alarm Fitting (One) | £145 Inclusive of VAT (£120.83 + VAT) | £145 Inclusive of VAT (£120.83 + VAT) | £145 Inclusive of VAT (£120.83 + VAT) |
| Smoke Alarm Fitting additional | £35 Inclusive of VAT (£29.17 + VAT) | £35 Inclusive of VAT (£29.17 + VAT) | £35 Inclusive of VAT (£29.17 + VAT) |
| CO Alarm Fitting (One) | £115 Inclusive of VAT (£95.83 + VAT) | £115 Inclusive of VAT (£95.83 + VAT) | £115 Inclusive of VAT (£95.83 + VAT) |
| CO Alarm Fitting Additional | £35 Inclusive of VAT (£29.17 + VAT) | £35 Inclusive of VAT (£29.17 + VAT) | £35 Inclusive of VAT (£29.17 + VAT) |
| Home Safety Kit | £195 Inclusive of VAT (£162.50 + VAT) | £195 Inclusive of VAT (£162.50 + VAT) | £195 Inclusive of VAT (£162.50 + VAT) |
| Pre Tenancy Clean | Guide price to a maximum of £576 Inclusive of VAT (£480 + VAT), prices will vary based on number of bedrooms | Guide price to a maximum of £576 Inclusive of VAT (£480 + VAT), prices will vary based on number of bedrooms | Guide price to a maximum of £576 Inclusive of VAT (£480 + VAT), prices will vary based on number of bedrooms |
Managed Short Term Lettings
Initial term of less than six months
| Fee Type | Rate |
|---|---|
| Fees for period of initial tenancy agreement | 31.2% Inclusive of VAT (26% + VAT) |
| Renewals or Rent Review | 31.2% Inclusive of VAT (26% + VAT) |
| All Other Fees | As per our Managed Service |
* For the remaining life of tenancy
** Min 12 months fee
*** Not including remedials or work required to fix
**** Carried out only if we hold funds on your behalf and charged if we are required to do any management including paying bills
# All items may be requested although we cannot guarantee capacity to carry out for our let only clients. All items must be paid for in advance and incur an additional £20 admin charge per works order
62
Years of experience from our leadership team
200+
Properties to buy or rent
65+
Properties added every month
5000+
On average, new buyers and tenants annually
WHAT CAN WE DO FOR YOU
Services Stones offer
Stones provide a comprehensive range of services to meet all your property needs. Our dedicated team of professionals is committed to delivering exceptional service and ensuring your experience with us is seamless and successful.
Find out how much your home is worth
Curious about the value of your property? At Stones, we offer a free and no-obligation property valuation service. Our experienced valuers will assess your property’s market value based on factors such as its location, size, condition, and recent sales in the area.