Whether you’re a seasoned investor with a large portfolio or letting out your first property, we know that every landlord and every home is different. That’s why our service is designed around you — flexible, transparent, and fully compliant with UK regulations.
Whether you want a fully managed service where we handle everything, or a simple tenant-find only option, Resida offers competitive fees with complete transparency.
Our goal is simple: to maximise your rental return while giving you complete peace of mind that your property and your tenants are in safe hands.
1.
Finding the right tenant is at the heart of successful property management. Before marketing your property, we’ll discuss your preferences and requirements, then match these against suitable applicants. Every prospective tenant must pass our referencing process before we proceed with a tenancy.
Private Tenants
We carry out comprehensive referencing, including employment and financial checks, to ensure they can meet their rental commitments. Rent is paid monthly in advance, usually by standing order, to provide a reliable and traceable payment method.
Universal Credit / Housing Benefit Tenants
We have years of experience supporting tenants who receive assistance with their rent. In most cases, we arrange for Universal Credit payments to be made directly to us, giving you greater peace of mind.
Housing Benefit is paid by the local authority, typically every four weeks in arrears. Processing can take up to 10–12 weeks, although payments are usually backdated. We liaise directly with the local council where necessary to minimise delays and keep you updated.
2.
When we assess your property, we provide a realistic rental valuation based on current market conditions. While most applicants accept our valuation, there may occasionally be negotiation.
For tenants claiming Universal Credit or Housing Benefit, the Local Housing Allowance (LHA) rate is set by the local authority and depends on the property size and the number of occupants. We will advise you of the applicable LHA rate before marketing your property.
3.
A tenancy deposit is taken for all tenancies to safeguard against unpaid rent, damage, or breach of tenancy terms. For private tenants, the deposit is typically equal to five weeks’ rent, in line with the Tenant Fees Act 2019.
All deposits are protected with the Deposit Protection Service (DPS), as required by law. Both landlord and tenant receive confirmation and prescribed information within 30 days of payment.
Reposit (Deposit Alternative)
As an alternative to a traditional deposit, tenants can opt for Reposit, a government-backed deposit replacement scheme. Instead of paying a five-week deposit upfront, tenants pay a smaller, non-refundable fee, making it easier for them to move in. You remain protected against damage and unpaid rent, and any disputes are handled through Reposit’s independent resolution service.
End of Tenancy
When the tenancy ends, the property is inspected and any proposed deductions must be supported with evidence (e.g. quotes or invoices). Where possible, deductions are agreed with the tenant before being submitted to the DPS or Reposit for formal resolution.
A tenancy begins on the date specified in the tenancy agreement. Before move-in, we compile a detailed inventory and schedule of condition, including furnishings, fixtures, and the overall state of the property. A copy is provided to both you and the tenant for approval.
As part of the check-in process, we also record meter readings and pass these to the relevant utility suppliers and the local council to update accounts. Please note that telephone and internet providers (e.g. BT, broadband suppliers) must be contacted directly by tenants if they wish to connect services.
5.
Most new tenancies begin with a six-month Assured Shorthold Tenancy (AST). After the initial fixed term, we review the tenancy and contact you to confirm whether you wish to renew or regain possession.
Options available:
- Renewal: The tenancy can be renewed for a further fixed period (commonly six or twelve months).
- Statutory Periodic Tenancy: If no new fixed term is signed, the tenancy automatically rolls into a monthly periodic agreement. The tenant may then give one month’s notice to leave, while landlords must provide two months’ notice (using a Section 21 notice, where legally valid).
- Possession: If you wish to regain possession, we arrange for the appropriate notice to be served (currently two months under Section 21, subject to legal requirements).
Please note: Serving notice does not guarantee that tenants will leave on the date specified. If they fail to vacate, possession can only be enforced through the courts. We will guide and support you through this process if required.
At the end of a tenancy, we meet the tenant at the property to carry out a final inspection and record meter readings. We also collect a forwarding address for our records.
Deposit Return
The deposit is returned once we are satisfied the property is in good condition and all rent has been paid. If issues arise:
- Tenants are first given the opportunity to resolve them.
- If not resolved, we may propose deductions from the deposit, supported by quotes or invoices.
- If an agreement cannot be reached, the matter is referred to the independent resolution service provided by the DPS or Reposit.
This ensures disputes are handled fairly, with evidence required from both sides.
7.
We carry out regular inspections of all managed properties. These visits ensure tenants are looking after the home, highlight any maintenance issues before they escalate, and help maintain a positive landlord–tenant relationship.
Inspection reports are provided to you after each visit, giving peace of mind that your property is being well maintained and providing valuable insight when deciding on tenancy renewals.
8.
Every property requires maintenance from time to time. When tenants report an issue, we will inform you promptly.
Emergency Repairs: If a serious problem arises (such as a burst pipe or major leak) and we cannot reach you, we are authorised under our agency agreement to approve urgent repairs up to the value of three times the monthly rent. This ensures your property remains compliant with the Landlord and Tenant Act 1985, which places a legal duty on landlords to carry out essential repairs in a timely manner.
Routine Repairs: Landlords are responsible for ensuring their property is safe, secure, and in good condition once tenanted. Attending to repairs quickly benefits both you and your tenants and helps avoid escalation of costs.
Failure to carry out repairs may result in tenants contacting Environmental Health, who have powers to enforce works and recover costs directly from landlords.
9.
Before a tenancy can begin, landlords must ensure their property meets all legal safety requirements. We will guide and support you through this process to make sure you remain compliant at all times.
Gas Safety
- All gas appliances and installations must be checked every 12 months by a Gas Safe registered engineer.
- A valid Gas Safety Certificate (CP12) must be issued and a copy provided to tenants.
- We can arrange this inspection on your behalf, or you can appoint your own engineer.
Electrical Safety (EICR)
- The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require an Electrical Installation Condition Report (EICR) to be carried out at least once every five years.
- Any urgent remedial work identified must be completed within the specified timeframe.
- A copy of the EICR must be given to tenants.
Energy Performance Certificate (EPC)
- An EPC is legally required before a property can be marketed.
- Properties must currently meet a minimum E rating (with proposals to increase this to C in the future).
- EPCs are valid for 10 years.
We can arrange Gas Safety Certificates, EICRs, and EPCs through our trusted local contractors to ensure your property is fully compliant before tenants move in.
In addition to fixed electrical installations covered by an EICR, landlords are responsible for ensuring that any appliances they supply are safe to use. This includes items such as cookers, washing machines, fridges, kettles, and microwaves.
- Appliances must be in good working order and ideally marked with the CE or UKCA safety symbol.
- We recommend keeping receipts, warranties, and inspection records for at least six years.
- While not a legal requirement, many landlords choose to carry out Portable Appliance Testing (PAT) at the start of a tenancy or periodically for additional peace of mind.
11.
By law, landlords must:
- Install at least one smoke alarm on each storey of the property used as living accommodation.
- Install a carbon monoxide alarm in any room with a solid fuel-burning appliance, and since 2022, also where there is a gas boiler or gas fire.
- Ensure alarms are tested and working on the first day of each tenancy.
We recommend fitting additional smoke alarms and, where appropriate, burglar alarms for added safety and security. Alarms should be tested regularly, and we will check these during property inspections.
12.
Any furniture or furnishings you leave in the property must comply with the Furniture and Furnishings (Fire Safety) Regulations 1988 (as amended). Upholstered items, such as sofas, chairs, and mattresses, must carry the original fire safety label.
If furniture does not comply, it must be removed before the tenancy begins and cannot be stored at the property.
13.
If your property is mortgaged, you must inform your lender before letting it out. Most lenders require their permission before a tenancy begins.
- Approval is usually granted if your mortgage account is up to date.
- Some lenders may request a copy of the tenancy agreement. We can provide this at your request.
- Lenders sometimes charge an administration fee for granting consent.
Failing to notify your lender could place you in breach of your mortgage conditions, so we always recommend confirming consent before marketing your property.
14.
As a landlord, you are legally responsible for maintaining buildings insurance on your property. Standard policies cover the structure and fixtures but do not usually cover carpets or tenant belongings.
Depending on how the property is let, you may also wish to consider:
- Contents insurance if you provide furniture or furnishings.
- Specialist landlord insurance which can cover risks such as malicious damage or loss of rent due to an insured event.
We recommend reviewing your policy carefully to make sure it provides adequate cover for your specific circumstances.
15.
Rental income is classed as taxable income and must be declared to HM Revenue & Customs (HMRC).
- Allowable expenses, such as repairs, insurance, and letting agent fees, can usually be offset against rental income.
- Mortgage interest relief is limited but may still apply in part, depending on your circumstances.
We strongly advise seeking professional advice from an accountant to ensure you are meeting your tax obligations and claiming all available allowances.
If you live outside the UK for more than six months in a tax year, HMRC classifies you as a Non-Resident Landlord under the Finance Act 1995.
- By law, letting agents must deduct basic rate tax from your rental income unless you hold approval from HMRC to receive rent without deduction.
- To apply, you must complete the NRL1 form (for individuals) or NRL2 form (for companies). Once approved, HMRC will issue an authorisation number allowing us to pay your rent in full, without withholding tax.
- If you do not obtain approval, we are required to deduct tax at source and submit it to HMRC each quarter.
We are happy to advise you on the process and assist with the paperwork if required.
17.
Our standard management service applies only while your property is tenanted. If you would like us to manage the property while it is vacant — for example, by carrying out inspections, arranging maintenance, or keeping it secure — we can provide this as an additional service.
Charges for empty property management vary depending on the level of support required, and we are happy to discuss a package to suit your needs.
18.
We require two full sets of keys for every property we manage.
For standard properties:
- One set is handed to the tenant at the start of the tenancy.
- The second set is securely held in our office for emergencies or management purposes.
For HMO properties:
- A separate set of keys is required for each individual room.
- An additional full set must also be provided for our office records.
For security, if you wish to collect keys from us, we will always require proof of identity before releasing them.