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Landlords

Bristol’s online letting experts provide secure returns to landlords and good properties to tenants, for the benefit of all.

Our expertise includes shared houses, family homes, and individual rooms in HMOs, ensuring we cater for every need.

We work with your peace of mind at heart, and we go the extra mile to make this your best renting experience. We treat everyone fairly and respectfully, ensuring satisfaction throughout the letting journey.

Satisfaction

The best tenants are not what we find on paper, but the relationship we build with them.

Loyalty

We build long-term, lasting relationships with tenants and landlords. Once everyone is happily settled, why would they want to go anywhere else?
See Testimonials...

Security

Tenants get a safe roof over their heads, which also means security of income for landlords. We don't want anyone to leave, and me make sure tenants feel safe, supported, and heard throughout the tenancy.

Transparency

You can follow everything from your property dashboard and you can access your accounts, the tenancy documents, the maintenance track record, and the key dates for inspections and safety certificates online 24/7.

Our Services

Lettings Consultancy We provide the following:

+Optimizing Property Space - 4% of the profits generated
This specialised service helps landlords increase their revenue by up to 50% whilst reducing rent per tenant by up to 25%.

Our expert knowledge of HMO regulation takes into consideration the property size and amenities and optimizes the available space for residential use following the requirements of fire regulations and licensing standards.

This service is especially suited for landlords who manage their property themselves, giving them the expertise and insights they need to improve their bottom line, adopt the latest regulatory changes and make informed decisions with their property.

Get the most out of the property licence, boost your revenue, and give your tenants a better deal by allowing sharers to use spare rooms and/or available reception rooms, as explained in our article Opening Up Space in Bristol.
+HMO Bills: Clause of Fair Usage & Price increase - £245
If you have an HMO with bills included, we can help!

No more worries about tenants overusing utilities or energy prices going up and leaving you out of balance. Our HMO addendum to your tenancy agreements comes with a clause of Fair Usage for utilities and a clause of Price Variation and in both cases, you can claim an increase of rent for both reasons, at any point in the tenancy.

We calculate the baseline charges per tenant with historical data and the price per energy unit at the point of signing the tenancy contract so that any significant change in usage or price (generally 25% up or down) can trigger an extra rent charge –or refund. The clause and initial calculations to include the price ranges in the contract cost £245 if required, and you can easily monitor the usage and price variation thereafter. If you want us to monitor the bills and calculate the variation in prices and/or consumption, it costs another £245 per assessment.

Let Only from £395

+Setup fee - £395
This includes tenancy setup on our systems and preparation of the Assured Shorthold Tenancy Agreement for e-signatures as well as other Tenancy & Legal Documents required by law (see below for more details). This charge applies every time we take your property on our books or each time we issue a tenancy agreement.
+Tenant find & Viewings - £140 (Optional)
This includes database search and/or property listing to find the right tenants, screening and viewings. Before showing your property around, we carry out the pre-screening of all applicants, and when we meet at the property, we make sure they will be a good fit before starting the referencing process. So far, we have never refused an applicant from the moment we decided to start the referencing process on them.
+Tenant Referencing - £95 per applicant
We ask 3 years of address and the last landlord's reference; We request the employer's references (or accountant or relevant client if applicable); We carry out an affordability test and make sure the tenants' income is appropriate to sustain the rent; We request a full credit check and CCJ record, and we check Right-to-Rent. A guarantor is added to backup the tenancy when required. This charge applies every time we need to check the tenants on a tenancy, including their Right-to-Rent status.
+Assured Shorthold Tenancy Agreement
Production of the Assured Shorthold Tenancy Agreement between the tenant(s) and the landlord.

Our Assured Tenancy Agreements are state-of-the-art documents that were published by the government to balance the interests of tenants and landlords. In summary, they offer the following advantages:
- Written in plain English
- Include the latest legislation
- Stored on our portal servers for safe-keeping
- Use digital e-signature
See our electronic AST: View AST Document >>
+Inventory - £160 (Optional)
This includes a schedule of condition of the property showing the details of the fixtures and fittings, the decoration, the furniture -when applicable-, the interior and exterior of the property, and the garden and patio when present. It comprises a general description of the property and extensive photographic evidence for access to all parties. Costs £160 for up to 2-bed properties and £190 above that.
+Tenancy & Legal Documents
All documents relating to the tenancy are compiled in the landlord's name and provided at the onset of the tenancy, including references and safety certificates. We also issue all legal documents to the tenants as required by the How-to-Rent guidance from the government.
+Standing Order Mandates
From the second month onward, standing orders will be arranged for the rent to be sent to the landlord's bank account by the tenants every month.

I want a happy tenant

Full Management £195 + 12% pcm / 15% pcm for Rooms-Only

+Setup fee - £195
This includes tenancy setup on our systems and preparation of the Assured Shorthold Tenancy Agreement for e-signatures as well as other Tenancy & Legal Documents required by law (see below for more details).
+Tenant Find & Viewings - £140
This includes database search and/or property listing to find the right tenants, screening and viewings. Before showing your property around, we carry out the pre-screening of all applicants, and when we meet at the property, we make sure they will be a good fit before starting the referencing process. So far, we have never refused an applicant from the moment we decided to start the referencing process on them.
+Tenant Referencing - £95 per applicant
We ask 3 years of address and the last landlord's reference; We request the employer's references (or accountant or relevant client if applicable); We carry out an affordability test and make sure the tenants' income is appropriate to sustain the rent; We request a full credit check and CCJ record, and we check Right-to-Rent. A guarantor is added to back up the tenancy when required.
+Assured Shorthold Tenancy Agreement
Production of the Assured Shorthold Tenancy Agreement between the tenant(s) and the landlord.

Our Assured Tenancy Agreements are state-of-the-art documents that were published by the government to balance the interests of tenants and landlords. In summary, they offer the following advantages:
- Written in plain English
- Include the latest legislation
- Stored on our portal servers for safe-keeping
- Use digital e-signature
See our electronic AST: View AST Document >>
+Inventory - £160 (£80 Changeover/Room)
This includes a schedule of condition of the property showing the details of the fixtures and fittings, the decoration, the furniture (where applicable), the interior and exterior of the property, and the garden and patio when present. It comprises a general description of the property and extensive photographic evidence for access to all parties. Costs £160 for up to 2-bed properties and £190 above that.
+Tenancy & Legal Documents
All documents relating to the tenancy are compiled in the landlord's name and provided at the onset of the tenancy, including references and safety certificates. We also issue all legal documents to the tenants as required by the How-to-Rent guidance from the government.
+Standing Order Mandates
From the second month onward, standing orders will be arranged for the rent to be sent to our bank account for processing before producing the statement of account of the managed property. Payment to the landlord is due within 5 working days of the rent due date.
+Deposit Protection
The Deposit Protection retention is due each time a property is let and will be secured under the RentHappily membership of the DPS as part of our management service.
+Tenancy Management
All aspects of the tenancy management, including: Rent collection & payment into UK bank account; Property maintenance relating to the tenancy; Safety certificate renewal as per tenancy requirements; Monthly statement of account with expenses breakdown; Liaison and access management with tenants; Safety advice and regulatory compliance of property as and when required.
+Interim Inspections
Our regular inspections are the opportunity for the tenants to raise any concerns they have with the house as well as to make sure the property is looked after appropriately. The Inspection Report (View PDF) you get after each visit shows the standard of the property up-keeping and complies with state-of-the-art legal requirements.
+Property Maintenance
We work with a pool of reputable and affordable tradespeople. Our contractors are VAT exempt whenever possible and they mostly work locally, which makes it cheaper and faster, yet we can work with the contractors of your choice if preferred. The maintenance of the appliances, fixtures and fittings and inventory items is included in the management fee. We can assist with most aspects of the maintenance of your property, and we provide competitive quotes for amounts over £500. Maintenance of the property or issues not directly caused by the tenancy carries our standard 15% management fee (min £40) on top of the contractor's invoice, subject to our T&C.
+Check-out Report - £125 (£80 for Rooms)
Once the tenants have left, we check the state of the property and make sure any damage is either repaired by the tenants or discounted from the deposit. This includes liaison with the DPS when the property is managed by us.
+Non Resident Landlord taxes
Non Resident Landlord (NRL) retention and payment to HMRC, including the tax breakdown in the monthly statements of accounts.

I want happy management

I also want some extras We also provide the following, whenever necessary:

+Extra Interim Inspection - £85
Our inspections are the opportunity for the tenants to raise any concerns they have with the house as well as to make sure the property is looked after appropriately. The Inspection Report (View PDF) you get after each visit shows the standard of the property up-keeping and complies with state-of-the-art legal requirements.
+Contract Modification - Changeover - Addendum - etc - £90
Any change of the terms of the contract, including tenant changeover, rent and/or dates modification, addendum, Notice to Leave, etc.
+Carbon Monoxide / Smoke Detector - £55 (Battery) - £85 (Grade D)
Alarms will be supplied & fit when and where required (price p/unit). Battery operated cost £55 per unit, whereas interlinked D-grade system LD1-LD2-LD3 cost per detector is £85.
+Check-out Report - £125 (£80 for Rooms)
Once the tenants have left, we check the state of the property and make sure any damage is either repaired by the tenants or discounted from the deposit. Includes liaison with the DPS when the property is managed by us.
+Safety Certificates - Various prices
We renew all certificates required by the safety regulations, including:
- GSC Gas Safety Certificate - £80
- PAT Portable Appliance Test - £60
- EPC Energy Performance Certificate - £80
- EPC must be produced before the property is put on the market, therefore payment may be required in advance.
- Smoke Alarm Certificate - £85
- For mains, interlinked D grade systems only.
- Emergency Lights Certificate - £85
- EIC Electrical Installation Certificate - £15 per circuit - Min. £90
- Soft Furnishing Certificate - £65
- Legionnaires' Risk Assessment - £70 / Yearly Review - £40
- Residential Property Risk Assessment - £125
- Fire Safety Evaluation - £95
- All these certificates are charged at contractor's price, which may vary without notice depending on the contractor's fees. We only add our 12% fee (Min. £40) the first time the assessment is done.
+Admin Services - £60 per item
If you are too busy to pay a bill or an invoice or to collect an item at your property, we can do this and charge for it directly from the rent (service available for Managed properties only). The authorisation letter required for paying suppliers e.g. utility companies or city council in the name of the landlord is charged at £60 per supplier. This does not include any claim or legal proceeding, nor any mortgage or insurance contract which is the direct responsibility of the landlord.
+License Application - £180
We will process your application, which includes gathering all the required information, complying with the requirements of the form, and submitting the final application electronically in your name. Note that a £50 discount on the license fee will be granted by the Council thanks to our belonging to the Rent With Confidence Membership Scheme.
+Disclaimers & Waivers - £65 per item
Whenever necessary, we produce disclaimers and waivers to protect the landlord's responsibility or their property. The following documents will be signed by the tenants if required:
- Pet Addendum Cat/Dog: sets the requisites for tenants to have pets, including the need to contract Pet Insurance to cover any damage to the property.
- Appliances Disclaimer: to transfer the responsibility of appliances to the tenants for them to keep and maintain the appliances.
- Solid Fuel Notice: to get the tenants on board on how to use, maintain and keep a solid fuel appliance safe.
- Soft Furnishing disclaimer: when the landlord transfers the soft furnishing to the tenants, including any associated responsibility.
+HMO Bills: Clause of Fair Usage & Price increase - £245
If you have an HMO with bills included and you are worried that your tenants might overuse the utilities or that the energy prices might go up suddenly and leave you out of balance, we can help. Our HMO agreements come with a clause of Fair Usage for utilities and a clause of Price Variation by default and in both cases, you are able to claim an increase of rent for these reasons, at any point in the tenancy. We can help calculate the baseline charges per tenant based on historical data, and the price per energy unit at the point of signing the tenancy contract, so that any significant increase in usage or price further down the line can trigger an extra rent charge. The initial calculations to include the price ranges in the contract cost £245 if required, and the monitoring of the price variation is included in our management service. Note that if action is required to recover charges from tenants, this will trigger further charges for you as well, so we will discuss this with you before taking action.
+Termination fee - £195
When the landlord takes their property back and doesn't require our services any longer, we issue a final invoice for terminating our contractual relationship and sending over any pending document that the landlord may require.

All prices are VAT inclusive; Subject to changes as per our Terms of Use.

Property Redress Scheme

National Residential Landlords Association

UK Association of Letting Agents

The team at Rent Happily is a pleasure to work with, they are easy to get hold of if need be and prompt to resolve problems. Thank you.
Wayne A. Happy Tenant
I have been renting with this agency for more than 5 years and never had a problem with them. Very good service and very kind and helpful when we need to sort something out. Highly recommended.
Mario S. Happy Tenant
I have been a tenant with Rent Happily for five years; they have always been quick efficient and pleased to affect any necessary repairs or help whenever needed. An extremely professional and understanding team, they are friendly and easy to communicate with.
Naomi F. Happy Tenant
I had been lucky enough to find Rent Happily to let my flat; the quality of the service I received from the very beginning is second to none, understanding and always showing integrity. Due to the professional approach and client care, I feel very glad to have had my property managed by Rent Happily for over four years. I know my tenants are happy and my property is looked after. Thank you for being such a great team!
Liz M. Happy Landlord
We have been extremely impressed with the service offered by Rent Happily; they're very prompt and professional when dealing with us or with the tenants and ensuring that we are adhering to regulations. I really wanted to emphasise how great you guys are without going OTT. Surely the best letting agency in bristol!
Angela and Leroy G. Happy Landlords
Rent Happily has been managing our properties for seven years now. As a team they are fantastic, whether liaising with tenants, keeping up to date with any maintenance when needed, or making sure that we always comply with any new regulations. When we have tenant changeovers, they have been very quick to find new tenants so any void periods have been minimal. I thoroughly recommend their property management services.
Caryl and Becky W. Happy Landlords