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Here at Satchells, we work with private and institutional landlords, offering a wide range of properties, from studio flats to large, detached houses. Whether you are an experienced investor with a portfolio or a first time landlord letting out your former home, we can help you through each stage of the process and maximise both your rental income and peace of mind.
We offer a full letting service, including initial appraisal and marketing advice. During your appraisal, we will discuss achievable rent, target tenant profiles, any possible improvements to boost yield and current legal and compliance requirements (e.g. safety certificates and minimum standards for rented homes). To provide effective coverage and reach the maximum number of potential tenants, we advertise a list of available properties in all our prominently located offices.
Our aim is to provide a service based on each client individually, whether it is focus on finding tenants, or full property management. This means you can be as hands on or hands off as you want with our support.
Tenant Finding Only
This service is best suited to experienced landlords with the time and resources to deal with the issues that arise from letting a property. We handle the marketing, viewings, referencing and tenancy set up so that you start your let well, you then manage the day to day relationship with the tenant.
Issues for consideration when letting a property can include:
- Rent collection - putting the right processes in place from day one reduces risk & keeps cash flow predictable
- Periodic inspections - regular checks help you spot maintenance issues, protect the value of your asset & demonstrate that you are meeting your legal responsibilities
- Repairs - even modern properties require responsive maintenance, having reliable contractors & clear approval procedures is vital
- Emergency call out - boilers fail, pipes burst & locks break, often outside office hours, someone must be available to respond
- Lost keys - having a secure key holding & replacement process protects both the tenant & your property
- Insurance claims - accurate records, inventories & inspection reports, making dealing with insurers faster & easier
- Faulty appliances - white goods & other items supplied with the tenancy must be safe & maintained appropriately
The service of notices is critically important to preserve your rights and regain possession of the property at the appropriate time. If you live overseas, you must by law provide a UK address at which notices can be served. We can advise you on the correct forms, timescales and documentation needed to remain compliant under the changing legal framework.
Full Property Management
The responsibilities of a landlord can be daunting. The property needs to be well maintained, with problems resolved quickly and efficiently, and you must keep up with evolving safety standards and legislation. Full management is ideal if:
- You live out of the area or abroad
- You do not have the time to deal with day to day issues
- You simply want to keep your distance from the tenant & treat your property as a structured investment rather than a second job
Under our full management service we look after everything, including rent collection, maintenance, regular inspections, safety checks, tenancy renewals and handling deposit disputes. We have built up good working relationships with a variety of experienced contractors, offering a prompt service on preferential terms, so that issues are resolved efficiently and cost effectively.
If you are resident overseas, we can help set up a reference with HM Revenue & Customs under the ‘Non Resident Landlord Scheme’ to avoid paying tax on the full rent at the basic rate and ensure that your tax position is handled correctly.
Buy To Let
Working with our sales and financial departments, we can advise on the purchase of suitable properties to buy and arrange the mortgage for you. We can help you:
- Identify locations and property types with strong tenant demand
- Estimate likely rents and yields
- Understand upcoming regulatory changes that may affect returns
- Plan a long term strategy, whether you're looking for low income now or capital growth over time
Our Office Network
Over the years we have expanded and now have a few offices located in town centre locations along the A1, right into north London. This presence means we attract walk in enquiries and have detailed, local market knowledge. As soon as you instruct Satchells for a sale or letting, your property will become available across our multiple platforms, including advertisement in all our offices. This is to ensure maximum exposure and to give you the best chance of securing a tenant quickly, with minimal void periods.
Internet Advertising
Full details of your property will appear on our high profile website and web portals, including onthemarket.com and rightmove.co.uk, which are supported by national TV advertising. Maximising the number of people informed about your property improves the chances of a sale or letting and can often translate into better rents and a wider choice of applicants.
Here at Satchells, we use the latest techniques to ensure your property is given the best exposure. These include:
- Database upload - Details of your property will be matched to our extensive database of applicants looking within the area
- Flyer distribution - Details of your property will be hand delivered and posted to targeted locations
- E-mails and text messages - Notifications will be sent to relevant parties as soon as your property comes on the market
- Telephone calls - People buy from people, which is why we reinforce the circulation of property details with personal phone calls
- Local press - We maintain a presence in the local press & extend our property pages with lifts & special copy into regional and north London papers if appropriate
- Glossy publications - For enhanced advertising, we advertise in glossy magazines such as Hertfordshire Life & Bedfordshire County Life
- Social media - You can also find us on Facebook & Twitter, where we showcase new instructions & feature properties
Internet advertising creates the opportunity for people worldwide to view your property. We can enhance your online profile with floor plans and virtual tours, as well as monitoring how many people have viewed the details so that we can adjust marketing strategy if needed.
Property Particulars
We create high quality characteristics that are designed to impress and encourage viewings. These will be digitally produced in a variety of formats with photographs and floor plans. Clear layouts, professional photography and accurate descriptions help your property stand out and attract serious tenants.
Satchells - The Complete Package
Our years of experience and wide range of marketing ensures we reach the highest number of potential tenants. We can create a bespoke package to suit your requirements, whether you prefer tenant find only or full management.
When a letting is agreed, we will work with you to help try and resolve any problems that may arise and try to get tenants moved in within your desired time frame. From referencing and tenancy agreements to inventory preparation and check in, we aim to make the experience straightforward.
Please note: Market appraisals for pre-sales purposes are free of charge. Satchells reserves the right to charge clients for non-sales related appraisals, for example, for probate or asset valuations.
4 Key Questions Landlords Often Ask
How much rent can I realistically achieve for my property?
Rent depends on location, size, condition and demand. We carry out detailed appraisals using recent comparable lets, local market trends and demand levels from our applicant database. This helps you set a competitive, realistic rent that minimises voids while maximising income. We can also advise on small improvements (e.g., décor or upgraded appliances) that can justify a higher rent or attract better quality tenants.
How quickly can you find me a tenant?
Timeframes vary with the market, but strong demand for rental homes in many parts of the UK means well presented properties, priced correctly are often let within a few weeks. Our multi channel marketing – office network, portals, social media, database matching and local print – is designed to generate viewings quickly. We also pre qualify applicants to reduce the risk of applications falling through at a late stage.
What are my main legal responsibilities as a landlord?
Landlords must comply with a range of safety and standards legislation, including (but not limited to) having valid gas safety certificates, electrical safety checks, appropriate smoke and carbon monoxide alarms, right to rent checks, deposit protection, and meeting minimum housing and energy efficiency standards where applicable. Regulations are evolving, with measures such as the updated Decent Homes Standard and minimum energy efficiency proposals coming through government. We keep up to date with these changes and can guide you so that your property remains compliant.
Is using a managing agent worth the cost?
For many landlords, especially those short on time or based away from the property, a professional managing agent pays for itself. Effective management can help reduce void periods, keep on top of maintenance before issues become expensive, ensure legal compliance and handle difficult situations such as arrears or disputes. This helps protect your income stream and the long term value of your property while allowing you to be as hands off as you want.
Facts About Letting Properties
A well managed property is a long term investment
Based on the National Residential Landlords Association’s (1) analysis of the rented sector, it shows that despite regulatory changes, landlords who remain in the market can benefit from continuous tenant demand, rising in rent and increasing property values over time, as long as there is professional operations and high standard properties. Letting through a structured, compliant approach can be a key long term investment strategy.
Rental demand is deep and rent has been rising over time
The ONS Price Index of Private Rents (PIPR) (2) tracks the inflation of rent across new and existing tenancies, showing that rent has increased by 5.8% in England, supporting that letting is an income producing investment.
Tenants paying on time - reassuring for income reliability
The English Housing Survey reports (3) that renters generally are not in arrears, which is a positive indicator for landlords focused on a consistent income – especially with structured rent collection and management.