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HOLIDAY LETS & SERVICED ACCOMMODATION

We understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you the owner with the best possible service.

We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Agents your asset will be in professional and caring hands.


A Personal Service

Because we are a small firm, we are able to offer a personal service, with attention to detail, whilst at the same time maintaining a high standard of competence and professionalism.


Competitive Rates

Our fees are competitive and may be open to negotiation dependent on the level of Service required.


Levels of Service offered

This is our inclusive Service, which provides for the advertising of the property, dealing with enquiries and taking bookings. We will also perform an inventory on the property and do regular fire & health and safety assessments in conjunction with inspections.

At the end of a booking we can deal with check out and collection of keys. Inclusive with this level of service is arrangement of a full clean package between bookings if required.

We can arrange or recommend any necessary repairs and any balances will be credited automatically to your nominated bank account.

You can be rest assured in the knowledge that your property is in safe hands, we will collect a security deposit and draw up a holiday let agreement to protect both you and your property.

This Service is suitable for owners who are not residing locally, or would rather not deal with the Guests directly, preferring all aspects to be handled by an Agent.

No hidden extra fees or admin charges - A simple, small set fee structure with much more included than the majority of agents including discounts for essentials like Gas Safety Certificates, they wont beat us in the level of services included for your Fully Managed Package!

Our part management package offers to handle the advertising of your property, dealing with enquiries and taking bookings, keeping your availability calendar up to date and much more.

We realise that some owners may wish to organise or take on certain aspects themselves, so this package gives you the opportunity to organise the inspections, in between bookings clean and service of the property. You can also arrange check out and/or check in with key management. This can be customised to your requirements, just ask for a quote if you would like to include a few extras.

Our Fees

We offer a competitive fee structure and can offer reductions on our standard charges for multiple property portfolios. Our standard charges are as follows:

Advertising Only:
A Listing fee of £100 up front one off payment (Non-refundable).
No Annual fee for the first year then £50 per year thereafter.
UK Wide

Part Managed:
3% commission on all bookings taken
No Upfront/listing fees and no VAT charged
UK Wide

Fully Managed:
7% commission on all bookings taken
No Upfront/listing fees and no VAT charged
Wirral, Cheshire, Wrexham and Flintshire areas only

Optional Extras-
Professional Property Photoshoot: £50
Gas Safety: £65
Electrical Periodic Inspection Report: £120
PAT Testing: £60 Both Together: £145 (Price based up to an average 3 bed property – please note it may have to be quoted if property is larger)

For any other extra services please enquire for costs.

Please note we do not charge VAT and are able to pass you this saving


Insurance

It is important that you take out the correct Holiday Let insurance policy to protect yourself and your most valuable assets! As a part of the contract with ourselves we require that you have the correct insurance in place. This is what will help protect you and your property should any damage be caused by holiday makers over and above the security deposit level as well as in the event of any external issues. We can help point you in the right direction and introduce you to our recommended Holiday Let Insurance Brokers to offer you the best deals including the following -

  • Holiday Let Buildings Insurance
  • Holiday Let Contents Insurance
  • Holiday Let Public Liability Insurance

Please ask for further details.


Guide for Holiday Let Owners

Before a property can be let, there are several matters which the owner will need to deal with to ensure that the let runs smoothly, and also that he/she complies with the law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us:

Preparing the Property

We have found that a good relationship with guests is the key to a smooth-running holiday let. If you ask us to act as your property Managers this relationship is our job, but it is important that the guests should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this. Guests are also more inclined to treat such a property with greater respect.

Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the owners expense unless misuse can be established. Interior decorations should be in good condition.

As a Holiday Let, your property will be let furnished, ready to move in to with everything a guest might need. Remember that there will be wear and tear on the property and any items provided and it is important items and furnishings to last the test of time and multiple guest usage. Any soft furnishings dating from 1950 onwards will also need the original fire safety labels still attached.

Personal possessions or ornaments, pictures, books etc with real or sentimental value should be removed from the premises. Some items may be boxed, sealed and stored in the loft/garage/shed at the owner’s risk.
However don't forget that decorative ornaments, pieces or pictures will add to the homely feel and as long as you know they are for the purpose for the holiday let and not your personal item, then these can be a good touch. Also items such as magazines, newspapers, books or board games (that again are not your personal possessions) will be very much welcomed by guests for something to do on those rainy days!

Gardens should be left neat, tidy and rubbish free, with any lawns cut. Owners are required to maintain the gardens, if you wish for help to source a regular gardener then please do get in touch.

At the commencement of the let the property must be in a thoroughly clean condition with clean linen and towels. And at the end of each let guests are expected to leave the property in a clean and tidy condition. Where they fail to do so, cleaning will be arranged at their expense. If you are on the fully managed package, don't forget that we offer a cleaning package.

It is helpful if you leave information for the guests for when they arrive. This is often the first point of contact that the visitor will have once they’ve made their way into your holiday home. We take a look at 8 content areas to make sure that yours is a success, and adds value to their stay.
1. A Welcome Note - Whilst in all likelihood you won’t meet with your guests in person, it’s still a nice touch to kick off with a short note wishing them an enjoyable stay. This personal approach will give a positive first impression, and set the tone for the rest of your welcome pack.
2. Instructions - Many holiday homes will now be packed full with an abundance of technology. We suggest having the vital Wi-Fi network information toward the front of your pack, along with instructions and guides on how to control other technology, such as televisions and ovens. Also things like central heating and anything else you can think of!
3. Health and Safety - Should the worse happen, you want to make sure that your guests are kept safe, and also minimise any potential damage to your holiday home; having detailed information on what to do in the event of incidents such as fire or storm damage to the property will increase the chances of this happening.
4. Gas Safety - Gas safety is an area in which guests are becoming increasing knowledgeable. An up to date copy of your Gas Safety Certificate for any boilers or appliances should be included within your welcome pack.
5. Destination Marketing and Visitor Interests - Your guests want to get out and explore the local area; your welcome pack should give them information on everything it has to offer. Whether it’s menus from the very best restaurants, family fun days out, hiking or beaches, make sure that nothing is left out of this section.
6. Housekeeping - To keep the housekeeping of your holiday home ticking over ensure that information on the disposal of household waste and recycling, including details of collection days or where to leave it in the mean time are included in your pack.
7. Emergency and Helpful Contact Information - Sometimes things won’t go according to plan. If your guests do need a dentist, doctor or the nearest accident and emergency during their stay ensure contact information for all of these is readily available. Also if anything is wrong at the property, contact details for you as the owner or us as the agents may be appropriate.
8. Feedback and Reviews - Always include an area in which your guests can leave their feedback, and also information about how to make a complaint, if they need to. Remember, if a visitor does make a complaint, if handled well, it can still be turned to a positive experience. Your welcome pack should be the first step in this process.

Health and Safety, and other Legal Requirements

The following requirements are the responsibility of the owner. Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the owner.

Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate must be readily available for guests to see. We recommend that it be included in your welcome pack. We can help organise the gas safety for you using our approved engineer, please ask for more details.

There are several regulations relating to electrical installations, equipment and appliance safety, and these affect owners and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although there is currently no legal requirement for an electrical safety certificate or PAT testing, it is now widely accepted that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificates. We can help organise your electrical safety and PAT testing with our approved trader, please ask for more details.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, and certain other items. These items must retain and display the original fire safety labels to comply.
Fire Safety Law (known as Regulatory Reform (Fire Safety) Order 2005) introduced in 2006 means that holiday homeowners are responsible for taking measures to protect guests from the risks of fire. A fire blanket must be mounted on the kitchen wall near the cooker in the kitchen and a CO2 fire extinguisher must also be wall mounted in the kitchen and a foam or water extinguisher mounted on the wall near the entrance or hallway. Both must be checked annually. As a holiday homeowner you are required to conduct a fire risk assessment, improve fires safety measures as a result of any issues highlighted in the assessment, and keep the risks and measures under review. If you are on the fully managed package then we can conduct these assessments for you.

It is now a legal requirement that all holiday lets must have a working smoke alarm on every floor of a property as well as carbon monoxide detectors in rooms where solid fuel appliances are present or if a boiler is in a bedroom.

Owners are required to have Health and Safety procedures to ensure and to show that you have taken reasonable steps to attend to safety of guests. This can be achieved by undertaking regular Health and Safety Assessments. This is a procedure to ensure the basic logic is applied to identifying dangers, those exposed to danger, ways of limiting or eliminating danger, checking the quality of actions already taken and to be taken and making appropriate review arrangements. If you are on the fully managed package then we can undertake these Health and Safety Assessments for you.

Access needs to be given some thought. What seems simple and easy for many can be difficult or impossible for the disabled, infirm or unwell. In many cases, there may be no legal requirement to provide an access statement but in some, it could be advisable. These will ensure disabled people will know important things such as whether they can manoeuvre wheelchairs in bedrooms and whether they can easily enter the building or exit it in case of fire or other emergencies.

A First Aid kit is recommended and should be checked regularly to ensure it is fully stocked.

Although desirable, a swimming pool is always a danger area, especially with young children who could tragically drown or sustain a life changing injury and take legal action.
You need to ensure that you take reasonable precautions to prevent accidents, because in the event of a serious incident investigations will focus on whether you were responsible. What you can do to reduce swimming pool risks:
- Install a fence with a self-locking gate around the pool. The majority of drownings that occur in private pools could be avoided if pools were fenced off.
- Display signage around the pool stating that guests should not dive, run, indicate the depth of the water and that parental supervision is required.
- Set clear guidelines for the pool’s use in your welcome pack.
- Provide safety equipment such as a life hook, ring and a ladder/steps in the pool.
- A risk assessment should be carried out for guests and anyone working near the pool, for example cleaners.
- Many accidents happen from slips and trips around the pool, a non-slip surface can help prevent this.
- Regularly maintain and clean your pool correctly and keep a record of any pool maintenance.
- The Health and Safety Executive (HSE) has a useful guide that is available to download from their website called "Managing health and safety in swimming pools".

Whether you do the work yourself or employ a service company to do the job for you. Cleaning the property and changing all the linen is time consuming enough but your hot tub needs to be drained, cleaned and refilled in between each booking at the very least and that can take 5 hours.
It is also a job that needs doing properly and carefully. Checking the hot tub, balancing the water with chemicals and setting the controls, it may be that you need to arrange for your local hot tub dealer to service the tub once a week throughout the season.
Breakages do happen make sure you check your insurance has hot tub cover.
The Health and Safety Executive states that, “A domestic spa pool installed in a holiday home should be managed as a commercial spa pool.” Their guidance goes on to say, “Where a spa pool is supplied for use at a holiday home, it needs to have a continuous chemical feeder built into the spa to continuously treat it with disinfectant. The whole system will need regular – at least weekly, depending upon bathing load – shock treatment, drain down and cleaning.” ‘Management of Spa Pools – Controlling the Risks of Infection’ is freely available to download from the Internet. Their guidance isn’t compulsory but does represent what is considered to be good practice.
Don’t store chemicals on site. They will only be needed by the person servicing the spa and it will be much safer to store them elsewhere.
Set a few rules for the spa and include them with the literature that the guests receive. You may want to put the rules up on a notice near the spa as well. Some suggestions might be:
- Only enter the spa after showering.
- No children under 12 years.
- Bathers under 18 must be accompanied by an adult.
- No glass or sharp objects in the spa area.
- Bathing sessions limited to 15 minutes.
- Do not bathe after a heavy meal.
- Do not use the spa under the influence of alcohol or drugs.
- Consult your doctor before using the spa if you are receiving medical treatment or have a long-term illness.


The above is a brief summary of owners' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you with your holiday let. If you wish you can print this page by using your browser Print option.
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