Frequently asked questions

All your questions answered in one place

Guests & Management

  • Our guests are typically professionals, contractors, and families visiting for work or leisure. We avoid high-risk groups such as party-goers by setting strict booking criteria and minimum age requirements. Most of our stays are mid-term (1–4 weeks), which attracts quieter and more reliable guests.

  • We use a combination of platform-based verification (Airbnb, Booking.com, etc.), third-party ID checks, and our own screening process. Guests must provide valid ID, a payment card in their name, and agree to our house rules before booking is confirmed.

  • We operate a zero-tolerance policy. Our booking platforms, terms, and signage make it clear that parties, loud gatherings, and antisocial behaviour are strictly prohibited. We can use noise-monitoring technology (which detects decibel levels, not conversations) and respond immediately to any breach, which can result in the guest being removed without refund.

  • All guests pay a security deposit or are covered under the platform’s damage protection scheme (such as Airbnb’s AirCover). If damage occurs, we arrange repairs immediately at no cost to you. Our insurance also includes public liability and contents cover for extra protection.

  • Yes — we have a professional cleaning team who clean the property after each stay, including fresh linens, towels, and restocking essentials. This keeps the property in top condition and prevents wear and tear from building up.

  • We take every measure possible to ensure neighbours are not disturbed. In the rare case a complaint is made then we will be the sole point of contact, not you. We respond quickly to resolve issues, whether it’s noise, parking, or waste disposal, and keep a log of all communication for transparency.

Property Condition & Compliance

  • Any changes are cosmetic only and aimed at making the property more appealing to guests — for example, adding décor, upgrading bedding, or improving lighting. We don’t make structural changes without your written consent.

  • If the property is unfurnished, we will fully furnish it at our own cost to a high standard suitable for serviced accommodation. This includes all household items, decor, and equipment needed for guests.

  • If needed, we’ll repaint or refresh the decor at the start of the agreement to ensure it photographs well and appeals to guests. This is at our own expense unless otherwise agreed.

  • We take full responsibility for ensuring the property meets all legal safety requirements during the agreement — including gas safety checks, electrical testing, smoke alarms, and carbon monoxide detectors. If you already have these in place, we’ll maintain and renew them as needed.

  • Outside of London, most properties can operate as serviced accommodation without additional planning permission, unless it’s an HMO or in a specially designated control area. We check council regulations for every property to ensure compliance before proceeding

Business structure

  • We agree a fixed rental amount with you for a set period, typically 2–5 years. We then professionally manage the property as short-term serviced accommodation, handling all bookings, guest communication, cleaning, and maintenance. You receive your rent every month, on time, regardless of whether the property is occupied.

  • No — we are not a traditional letting agency. We operate on a guaranteed rent basis, where we effectively become your tenant under a company-let agreement. We take full responsibility for the property’s upkeep and pay you directly each month, without charging you management or tenant-find fees.

  • No — we do not operate under a standard tenancy where we sublet without permission. We use a clear and legally binding company-let or management agreement that explicitly allows us to use the property for serviced accommodation. Everything is transparent and agreed in writing before we start

  • In Leeds, Manchester, Liverpool (and most UK cities outside certain areas like London), you don’t usually need specific planning permission for serviced accommodation unless the property is a House in Multiple Occupation (HMO) or you plan to change its use class. We always check local council rules before operating, and we ensure compliance with any licensing or safety requirements.

  • The agreements we use are designed to protect both parties. If anything were to happen to our business, you would regain full control of your property immediately, with no penalties or delays. You also retain your legal ownership at all times, and your property would revert to your full management.

Contracting

  • We use a company-let agreement specifically designed for serviced accommodation. This is not a standard Assured Shorthold Tenancy (AST) because we are a business, not an individual tenant. The agreement clearly outlines our responsibilities, your guaranteed rent, and permissions to operate the property as serviced accommodation.

  • Our standard agreements run for 2–5 years. This gives you stability, removes void periods, and guarantees a fixed income for the entire term. We can agree a length that suits your circumstances.

  • Yes — we always include a mutual break clause. This means either party can end the agreement early with notice, usually 3–6 months. It protects you if your situation changes and gives us flexibility if the property becomes unviable for serviced accommodation

  • Yes — you can sell your property at any time. We can either continue the agreement with the new owner or end it before completion, depending on your preference and the buyer’s intentions.

  • That’s where the break clause helps. You simply give the agreed notice period, and we hand the property back in excellent condition, fully cleaned and maintained. We don’t lock landlords into situations that don’t work for them.

Financials

  • We agree a fixed monthly rent at the start of the contract. This amount is guaranteed for the entire term, regardless of occupancy or market fluctuations. We pay rent on the same date every month by bank transfer. We can agree a date that suits your cashflow, such as the 1st or last day of the month.

  • Virtually none — we cover all utilities, council tax, Wi-Fi, and routine maintenance. Your only responsibility is to maintain your existing landlord insurance and mortgage payments (if applicable).

  • No — we handle and pay for all cleaning between guests, minor maintenance, and small repairs. Larger structural repairs remain your responsibility, as they would with any tenancy.

  • You still receive your full rent — we take on the occupancy risk, not you.

Insurance

  • Yes — we have specialist serviced accommodation insurance that covers public liability, contents, accidental damage by guests, and loss of income. This is specifically designed for short-term lets.

  • Yes — if you have a buy-to-let mortgage, you’ll need to inform your lender that the property will be used for serviced accommodation under a company-let agreement. Many landlords already have this written into their terms, but we can help guide you on how to check.

  • Yes — you should maintain your existing landlord buildings insurance as normal. Our policy complements yours by covering the operational risks of short-term letting.

  • We recover the cost from the guest via their security deposit or the booking platform’s damage protection (e.g., Airbnb AirCover). If needed, our insurance covers accidental and malicious damage, so you’re never out of pocket.

  • Our public liability insurance covers injuries or accidents that occur during a guest’s stay, protecting both you and us from financial claims.

  • We arrange and pay for all operational insurance related to guest stays. You only need to keep your buildings/landlord insurance in place.

Further questions? Don’t hesitate to get in touch.

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