Available with Service Plan 1, 2 & 3:

Valuation visit

One of our experienced valuers will visit free of charge to assess your property and offer their professional opinion on the rental value. The valuation visit also offers a great opportunity for you to find out more about the letting process and how Reades can protect you from the many potential pitfalls.

Professional advice

Our valuers have years of experience in valuing and successfully letting properties.

Having familiarised themselves with your property, they will offer their best advice to help you let it quickly and achieve the highest possible market rent.

Elements marketing (included)

This comprehensive marketing package is available at no extra cost and includes:

• High quality staff photography
• Detailed floorplans
• Enticing write-up
• Printable details
• Global online presence on reades.uk, rightmove.co.uk & onthemarket.com
• Local branch advertising
• To let board
• Unique QR code across all marketing
• Social media exposure across Facebook, Twitter, Pinterest and Instagram

Marketing bolt-ons (optional)

For a more bespoke approach, you can add one or more marketing bolt-ons, including:

• (P) Professional photography
• (P) 4-page brochure (PDF and print)¹
• (P) Social BOOST²
• 360° Virtual Viewings¹
• Elevated photography (mast)
• Aerial photography (drone)
• Aerial video (drone)
• 12-page brochure (PDF only)
• 12-page brochure (printed)³

For more details and pricing information, please speak to a member of the team.

(P) Included as part of the Premium marketing package

¹Only available in conjunction with professional photography

²Social BOOST offers the targeted marketing of your property advert to a tailored demographic, increasing its reach many times that of a non-boosted post. Social BOOST will likely generate a greater number of enquiries, helping your property to sell even more quickly and achieve the highest possible price.

³Only available in conjunction with 12-page electronic brochure

Premium marketing (optional)

Available for just £240, our Premium marketing package includes the three most popular marketing bolt-ons:

• Professional photography
• 4-page brochure (PDF and print)
• Social BOOST (first 4 weeks)

The Premium marketing package represents a saving of £115 compared to buying the three marketing bolt-ons individually.

What you see is what you pay, our fees include the VAT.

Arrange EPC

Your property will require an Energy Performance Certificate (EPC) to meet with current legislation and we can arrange this for just £95.

What you see is what you pay, our fees include the VAT.

Applicant matching

We maintain a database of hundreds of qualified tenants and will match your property to suitable candidates even before it appears online.

Arrange viewings

You can provide us with your availability to conduct the viewings and we will arrange an appointment to suit.

Alternatively, we can contact you before arranging the viewing, so we can discuss the tenant's availability with you and arrange a mutually convenient date and time for you and the tenant.

Unless you tell us otherwise, we will always offer at least 24 hours' notice of a viewing taking place.

Accompanied viewings are only available with Service Plan 3.

Handle all enquiries

Our lines are open 24 hours a day, 365 days a year and we never miss an opportunity to take an enquiry about your property. Whether we speak to tenants on the phone, in person, or correspond electronically, all enquiries will be handled promptly on your behalf.

Qualify Tenant's position

To help ensure the best match, we ask all the referencing questions up-front, such as who is looking to live in the property, if they are planning on having kids or pets living with them, if they smoke, whether they are currently in work, if their annual income meets our rent to income ratio, whether they are aware of any issues on their credit file, if they are legally allowed to rent in the UK (under the UK Government's Right to Rent Scheme rules) and if they have any special requirements.

This certainly doesn't stand in the way of us letting properties, quite the opposite in fact. Spending the time to properly understand prospective tenants' circumstances helps us successfully match people to the right property, letting your property more quickly and minimising your exposure to risk.

Regular marketing reviews

Our team will be in touch on a weekly basis to offer marketing updates, discuss recent viewings and feedback, and offer an insight into how the lettings market is performing in your area.

Advice on marketing strategy

The rental market can be very dynamic and our team is best-placed to formulate a sound strategy to help quickly let your property and achieve the best possible market rent.

Comprehensive referencing

Once we have a suitable applicant, we will contact you to provide a detailed overview, so you can make an informed decision as to whether you want us to agree a let, in principle, subject to referencing and contract.

As soon as we have your go ahead, we undertake formal reference checks, including contacting their previous landlord or agent to see if their rent has been paid, if they have conducted their tenancy responsibly and looked after the property. We will also check with their employer to establish whether they are indeed employed, if their employment is likely to change during the initial fixed term of the tenancy, and carry out a credit check with Experian, the UK's leading credit reference agency.

Once referencing has completed successfully, you will receive an email from our system containing a link to a simple four-stage browser process:

Stage 1 - An introduction to explain the next three stages

Stage 2 - Review the results of the referencing

Stage 3 - Give your go ahead for the tenancy to proceed

Stage 4 - Opt in or out of buying a rent guarantee and legal cover policy Plan 2 & 3 only)

The above process can be undertaken from anywhere in the world using any internet-capable device.

Compliance check

Compliance is paramount with lettings. Undertaking Right to Rent Checks is a legal requirement and failure to do so means risking a fine or even imprisonment. We have this covered for you and we also issue the Help to Rent Guide if your property is located in England.

Arrange a rent guarantor if needed

If there is an issue with the reference check, it may still be possible to proceed with a tenancy by putting in place a Guarantor.

The Guarantor must be referenced just like the tenant, as the tenant's obligations will fall to the Guarantor in the event of a breach, such as failure to pay the rent or the property suffering damage over and above the value of the deposit.

Draft tenancy agreements

We draft each tenancy agreement individually, according to the unique requirements for each tenancy.

Our agreements are checked by a specialist independent company, to ensure they comply with the latest legislation.

Collect first month's rent

We collect the rent from your tenant and transfer it to your account as soon as the tenancy has started, minus our fee.

Collect security deposit

We collect a security deposit from your tenant and with Plan 1, we pay it to you as soon as the tenancy starts, along with the balance of the rent.

You must register the tenant's deposit within a Government-backed scheme, as required by law, and we will offer any help and guidance you may need to ensure you fully comply with legislation.

With Plans 2 & 3, we register the tenant's deposit on our account instead so no action is required by you and you can rest assured that you are fully compliant.

Provide copies of all documents

You will receive an electronic copy of the signed tenancy agreement and a hard copy at no extra cost, if requested.

Available with Service Plan 2 & 3:

Optional rent guarantee policy

After successfully passing our three-stage vetting process, it is highly unlikely your tenant will default on paying their rent.

However, if your tenant falls on hard times, perhaps due to illness, relationship breakdown or loss of employment and they should stop paying their rent, you will no longer receive payment either.

We will offer the best advice to both you and your tenant to help get things back on track, but if they fall into arrears it may be necessary to ask them to leave.

As part of our managed service, we will handle the eviction process on your behalf and it can take up to six months to evict a tenant through the courts. If you have high mortgage repayments or you rely heavily on receiving the rental income every month (e.g. to cover the cost of care), it may be wise to protect it with a rent guarantee policy.

Starting from around £100 for a 6-month policy, it covers up to 6 months' lost rent (up to £2,000 per month), up to three further months at half rent once we get your property back and all your legal expenses are covered too, with a total level of cover up to £50,000.

If you want to go belt and braces, this policy really does offer excellent value for money.

Setup utility accounts

With recent changes to billing policy for water companies, a failure to notify and receive confirmation from the water company means the landlord remains liable for the bill.

To ensure this doesn't happen, we will let the water company know the tenants' names, when the tenancy started and provide meter readings where necessary, and we will do the same for the gas, electric, water and Council Tax companies too.

Register deposit with Gov't scheme

Since we are dealing with rent collection on your behalf, it makes more sense for us to register the tenant's deposit on our account with the Government-backed scheme.

We will ensure this is done promptly, following the start of the tenancy, and you will therefore be fully compliant with tenancy deposit legislation.

Electronic collection of rents

Tenants make ongoing rent payments directly to Reades on the same day each month and you will receive payment to your account within 4 working days of receipt of cleared funds thereafter.

Recover missed payments

If your tenants should fail to pay their rent on time, our recovery process will help to quickly get things back on track.

We recently enrolled in Experian's Rental Exchange Initiative too, which means that a tenants' rent payment history will now feature on their credit file, helping them to secure credit in the future and making it even more in their interest to pay in full and on-time.

Detailed monthly statement

Sent via email, your monthly statement details the income received, any expenditure (including the fee paid to Reades) and how much has been paid to your account.

If there is a contractor expense (such as a landlord gas safety test) on your statement, we compile the original contractor's invoice into your account statement, so you have everything you need in one multi-page document.

With Plan 3, statements are available to download from your online account.

Legal aspects

Tenancy amendments

If a couple move in and want to go their separate ways, we will re-reference the one who wants to stay, to check they meet the criteria on their own.

Likewise, if your tenant wants to ask a new partner or friend to move in with them and you agree to allow this, we will reference the new tenant before adding them to the agreement.

Rent reviews

Conducted annually during an existing tenancy and always prior to renewing a tenancy or reletting a property, the rent review involves a comprehensive market assessment and considers other factors too, such as the condition of the property and the length of the proposed tenancy extension.

We will put forward our recommendation and take your instruction on how you want to proceed.

Tenancy renewals

Having contacted your tenants to establish their requirements, we will carry out a rent review and then contact you to seek your instruction on how you would like us to proceed, before negotiating the terms of the renewal on your behalf.

Serve notices

Different types of notices are required depending on the reason for the notice or when, during the tenancy, it is being served. We make sure the right notice is served and that it is executed correctly, so you can recover possession of your property.

Available with Service Plan 3 only:

Act as appointed licensed agent

Since November 2015, it has been a legal requirement to register with Rent Smart Wales, if you are the landlord of a property in Wales, and similar legislation is likely to be rolled out in England in due course.

If you plan on being involved in any regulated activities, there is an additional requirement for you to become licensed with Rent Smart Wales too.

You can avoid having to be licensed and therefore not have to undergo the training, sit the exams and buy your license, by simply appointing Reades as your licensed agent instead.

After registering, simply nominate Reades as your appointed licenced agent by using our license number - LR-20024-43582.

IMPORTANT: an active Plan 3 subscription is required for Reades to act as your appointed licensed agent with Rent Smart Wales.

Access to online account

Accessible 24/7 from any internet-capable device, your online account offers a live window into the Reades system, allowing you to track marketing stats, see viewings as they're booked and review viewing feedback.

You can also see important tenancy information, including dates for renewals, inspections, insurance and scheduled testing, review electronic copies of documents and maintenance issues, access accounts information and download your account statement, wherever you are.

Conduct accompanied viewings

Whether you're too busy or just prefer not to conduct your own viewings, one of our trained Negotiators will be happy to conduct them on your behalf and they're available 8am till 8pm, 7 days.

The viewing also offers us a great opportunity to meet prospective tenants and might be the only time we meet them in person, before they come in to collect their keys and tenancy documents.

Instant feedback

Accessible via your online account, you will receive proper, four-point feedback, including what the viewers liked about your property, what they perhaps didn't like so much, their opinion on the market value and what we plan to do next on your behalf.

If you prefer to receive a call to discuss the feedback, we will be happy to oblige.

Inventory & accompanied check-in

A strong inventory and schedule of condition is vital to safeguard both the landlord and tenant.

Once your property is ready for handover to the tenants, one of our independent Property Assessors will attend to make a full assessment, inside and out.

The Property Assessors walk through every area of your property, checking every item, describing how they look, establishing whether they're intact, documenting their condition and determining their serviceability.

Whether it's the décor, flooring, windows, appliances, taps, toilets, lawns, borders, driveways or outbuildings, everything is assessed using the same efficient cataloguing process, with written descriptions and geotagged photographs.

An accompanied check-in is also carried out, allowing incoming tenants to check off every item with the Property Assessor, before signing off the report and receiving their own digital copy.

24/7 telephone helpline

Available all day, every day (yes, even on Christmas Day and New Year's Day!), you and your tenants can call any time of day or night and you will always be greeted by the delightful team at our Central Reception.

With years of experience in diagnosing maintenance issues, our out of hours team manage to resolve the vast majority over the phone, without the need to instruct an expensive emergency contractor.

Emergency calls received between the hours of 8am and 8pm will be handled same-day and any received outside of those hours will receive a call back the following day.

Interim bill handling

There will inevitably be a few days' downtime between tenancies whilst we assess the condition of the property following the previous tenancy, arrange quotations for works where required, prepare the property ready for the new tenancy and document its condition prior to handover.

Any bills for gas, electric, water or Council Tax arising during this time will be deducted from your next rental payment and appear on your statement of account, along with a copy of the invoice.

Arrange testing and servicing

As a landlord, you have a legal duty of care towards your tenants and anyone else entering the property.

To ensure this obligation is fulfilled, we will arrange scheduled testing, at the appropriate frequency, on the gas, oil or solid fuel appliances, for the fixed wiring and any electrical appliances you supply as part of the tenancy.

Carry out periodic inspections

Periodic Inspections are a vital part of the management process and will also help to fulfil your legal duty of care.

Conducted three months after the start of the tenancy and six monthly thereafter, our Property Assessors use a tablet-based app to capture photos of every area as they walk through your property, checking off items such as décor, flooring and windows as they go.

They also assess the condition of visible sockets and switch faces and check for ad-hoc wiring changes, therefore fulfilling the requirement for an interim inspection under the Electrical Regulations.

We upload a copy of the report to your online account (even if there are no issues to report), so you can have the peace of mind that your property is in good order and you are receiving the service as described.

Any issues identify are clearly described, along with close-up and distant photos, so you can make an informed decision as to how you want us to proceed, wherever you are in the world.

Arrange maintenance and repairs

We maintain a list of "Trusted Trades" - contractors who have successfully passed our strict due diligence process - and since we don't add a penny on top of contractors' charges, you will pay the same through Reades as you would if you chose to instruct the contractor directly.

You can choose to have us call you prior to arranging works, or just go ahead and arrange works right away (normally up to an agreed expenditure limit). We can deal with any aspect of property maintenance and all works are fully guaranteed if you use our Trusted Trades.

Pre check-out inspection

Around four weeks prior to the end of the tenancy, one of our Property Managers will attend to conduct a walk-through with your outgoing tenants. They provide your tenants with a hard copy of the original Inventory and Schedule of Condition, offer advice on how to prepare the property, help them to understand their obligations under the tenancy agreement and point out things we commonly have to charge for.

Conduct final inspection

Using a copy of the original Reades Inventory and Schedule of Condition, one of Property Assessors will conduct an accompanied check-out with the outgoing tenant. They assess the condition of your property inside and out and if there are any differences, they offer their professional opinion on how costs should be apportioned before asking the tenants to sign their report.

Evidence deposit deductions

Any proposal for a deposit chargeback must be fully evidenced, with before and after geotagged photographs, an assessment of responsibility and wear and tear, an apportionment of costs and copies of contractor's quotations or invoices.

Oversee dispute process

The check-in, inspection and check-out process operated by Reades is by far the fairest in the industry and we are very proud to say that over 99% of tenancies managed by Reades end without dispute.

Deal with overseas tax

If you are living overseas for more than 6 months a year, Her Majesty's Revenue & Customs (HMRC) requires you to appoint a person or company in the UK, to collect rents on your behalf.

If you register with the HMRC Non-Resident Landlord Scheme (NRLS), your registered collector of rents can pay 100% of what they collected directly to your UK bank account. They are, however, obliged to submit a quarterly return on your behalf and failure to do so could result in them being liable for your tax (even if you are not liable to pay any).

If you choose not to register with NRLS, your nominated collector of rents must deduct 20% of the monies they collect and pay this to HMRC. They are still obliged to submit a quarterly return too and they risk the same penalty for failure.

This is serious stuff and Reades will only deal with an overseas landlord if they subscribe to Service Plan 3.