What we can offer you.

Comprehensive | Professional | Affordable

Here at Williams & Wood Lettings we believe in offering an exceptionally high level of service to each and every one of our landlords.
By instructing us to let out and/or manage your property on your behalf, you can rest assured that your property is in the hands of a professional team with years of experience in the lettings and property management sector.

Bespoke Lettings & Management Packages – Overview

A quick look at a handful of the services that we offer.
You can browse more details under each service below or get in touch, we’re happy to explain and advise.

• Tenant find
• Full management
• Landlord safety certificates
• Property maintenance
• Tenant vetting
• Tenancy contracts
• Inventory reports


Bespoke Lettings & Management Packages – Breakdown

Tenant find

Our tenant find service is perfect for an experienced landlord.
We will:

  • Value the property and advise you on the market rental value.
  • Advertise the property for rent, online and locally.
  • Show prospective tenant(s) around the property.
  • Vet prospective tenant(s), carry out background checks & “right to rent” government checks.
  • Run an affordability check on any prospective tenant(s)
  • Assist the tenant(s) with any queries along the way
  • Enure that the tenant(s) have moved in successfully.

Once the tenants have moved in you will be in full control of the tenancy and in direct contact with the tenants.


Full management

Our most popular, complete piece of mind full management service removes all stress.
Your property will receive the care and attention it deserves from our team.
This is the full hands off package, you will get everything from the “tenant find & rent collection” service but on top of that:

  • We will become the tenant(s) first port of call for any queries or problems
  • Our team will deal with all regular inspections of the property
  • We deal with any maintenance problems
  • Automatically schedule and perform required safety certificates on due date
  • Any contract renewals.

See the further information section at the bottom of the page for full details.


Landlord safety certificates
There are many legal obligations that a landlord must abide by.
We can work with you and carry out the following checks and provide certificates proving the safety of your property and ensuring that it abides with all government legislation.

Even if you are not using Williams & Wood Lettings for any management packages we can still carry out these checks for you.

  • Gas safety
  • Price:
    – £60 for boiler & 1 gas appliance
    – £10 for each additional gas appliance

  • Energy Performance Certificates (EPCs)
  • Price: £60

  • Fire safety
  • Price: Free advice included in full management package

  • Electrical safety
  • Price: £120

  • Government deposit protection scheme
  • Price: Free, included in full management package

  • Government “How to rent” guide
  • Price: Free, included in full management package


Property maintenance
Price: Free quotes provided
Your tenant(s) will contact us directly with any property maintenance queries, routine or emergency.
If we are called out to attend a maintenance problem we will send one of our qualified tradesmen to your property to assess the situation, our aim is a first time fix, if additional work is required we will quote the job and provide you with a detailed rundown before we proceed.
If we are called out to attend an emergency situation we will make the property safe before contacting yourself as a landlord advising on the work that will be required and the associated cost before we continue.
Backed by a team of qualified tradesmen we can deal with any property problem.
We have an internal job logging system where all maintenance problems are stored and landlords are informed throughout the process.

Even if you are not using Williams & Wood Lettings for any management packages we can still carry out maintenance on your property.


Tenant vetting
Very similar to our “Tenant find” service however works well if you have found your own potential tenant(s) but want to check that they are legally allowed to rent in the UK and perform additional background checks.
We will check all of this for you, it is then up to you to show them around the property, assist with them moving in and deal with future communications.


Tenancy contracts
If you are under our full management package we will draft up a tenancy contract for your tenant(s) as part of our package and deal with the whole process.

If you are finding your own tenant(s) or are using our tenant find service we can still help you by creating a tenancy contract suited to your property and needs.


Inventory reports
If you are under our full management package we will create a full inventory report which includes property condition and any furniture or belongings inside the property, we also take time stamped photographs of the entire property as part of our package and deal with the whole process.

If you are finding your own tenant(s) or are using our tenant find service we can still help you by creating an inventory report suited to your property and needs.


Further Information on what is included


Picon---Valuation.png     Property Valuation

We will visit your property where will will do a full internal and external assessment. Following our visit we will send you written confirmation of our recommended rental value and our fees if you wish to use us to let your property.


Picon---Photography.png     Property photographs

Pictures speak a thousand words. It’s simple first impressions count and a set of great pictures improve the chances of letting drastically. We take the best.


Picon---Room-measurements.png     Room measurements

We measure every room in your property and where applicable we will also provide floor plans.


Picon---Marketing.png     High profile marketing

You could have the best property to let in Manchester but it’s no good if nobody knows about it! Williams & Wood ensure your property gets the correct exposure.


Picon---Viewings.png     Accompanied viewings

All viewings are carried out on an individual basis and accompanied by a member of our knowledgeable team. Our representative will arrive at the property ahead of the viewing to ensure the lights are on and the property is presentable. Of course, we will be armed with all the information we need to sell your property to the prospective tenants.


    Legal Compliance

Upon instructing Williams & Wood we will advise you on all aspects of Legal Compliance in relation to residential lettings. This will include all safety requirements.


    Insurance Advice

We can advise you on your obligations as a landlord in respect of both Buildings Insurance and Contents Insurance. We will also provide details or affiliated companies who we have tried & tested and would recommend. It is your responsibility to arrange insurance.


    Comprehensive Tenant Referencing

Every tenant will be professionally vetted. The referencing process includes checks on the applicants credit history, previous addresses, bank accounts, immigration status, employment status, current accommodation and next of kin details.


     Tenancy Documentation

Once the applicant(s) have passed referencing we will draw up a comprehensive tenancy agreement. The agreements are generally for an initial fixed term of 6 or 12 months depending on your requirements. We store all tenant documents securely.


Picon---Inventory.png     Digital & Photographic Inventory

Prior to the commencement of the tenancy we will visit the property to compile a comprehensive report.
Photographs are also taken of the whole property in high resolution as additional evidence.


    Move in & Handover

On the day of the move in the tenant(s) will sign the tenancy paperwork, pay the first months rent and deposit balance before collecting the keys.


     Tenancy Deposit Registration

Williams & Wood Lettings will register the tenancy deposit with the Deposit Protection Service (DPS) within 30 days. The funds will be held by the DPS for the duration of the tenancy and a deduction applied for after the tenancy if required.


     Rent collection

The rent will be collected from the tenant via standing order. Once receipted we will process and forward to the landlord within 2 working days of receipt. A statement will also be sent to you showing the rent collected and any invoices deducted.


Picon---Utilities.png     Transfer of utility accounts

Once the move in is completed our agents will process the transfer of the utility accounts into the tenant(s) names. This process is completed via Tenant Shop typically 24 hours after the move in. Utility changeovers include gas, electricity, water and council tax.


    Property review

Every 12 months a member of our team will carry out a full audit of your property in respect of local rental values. This includes obtaining comparable data for the area from online sources and advising on rent increases where necessary.


Picon---Tenancy-renewals.png     Tenancy Renewals

Prior to the end of the fixed term tenancy agreement we will contact the tenant(s) to see if they wish to renew their tenancy agreement. Once we have spoken with the tenants we will discuss with the landlord(s) as required.


    Property Maintenance
We have experienced and qualified staff in every trade and can deal with all maintenance problems.


    Property inspection reports

Periodically a member of our team will visit the property to carry out a thorough and detailed inspection.


    Tenant End Of Contract and Dispute Resolution

Once the tenant(s) has vacated the property at the end of the tenancy we will visit and carry out the end of tenancy inspection. This involves checking the inventory and noting any unreasonable wear/tear if present or cleaning issues. We also take closing meter readings for gas/electricity and water (where possible).