FAQ - The Happy Tenant Company

Our Frequently Asked Questions

We are the only dedicated asset management company specialising in London residential property. Our focus is to protect landlords’ investments and to increase their income.

We are the professional and established alternative to using letting agents.

We manage assured shorthold tenancies (ASTs) and we deal with all communications with the tenant, including rent, property services and maintenance issues.

No, we are not a letting agent. We are a dedicated residential property management company and we employ highly experienced property managers to look after our landlords’ assets and secure the best possible return on their investment. We also treat your tenants with respect.

Yes. Most of our landlords ask for our assistance in finding the “right” tenants, so we have developed a unique model to do just that and save them money at the
same time.

We are happy to manage the entire letting process, which is included in our fee. We have a reputable panel of more than 250 letting agents across London (including many of the big names), who offer our clients exclusive rates starting at 3% – the average is 6%. Rates depend on the postcode of the property.

None of the agents on our panel charge our clients renewal fees – this saving alone often pays for our service many times over. Our panel is consistently growing as more and more agents approach us wanting to come on board.

Yes. If you have a preferred agent, they can be instructed by you or through us. We will try to get the best possible rate from your chosen agent by inviting them to join our panel. We will also continue to liaise with them throughout the letting process and provide you with weekly feedback and reports. We make no money from any letting agent so you can be sure that we act with our landlords’ best interests
at heart.

Under our unique system, if the first agent(s) we instruct do not secure a suitable tenant within a specified time frame, we will give it to the next agent on our panel with the next best rate, and so on until a suitable tenant is found.

If you allow us to oversee the letting process, our landlords expect to save in excess of 20% of their gross income. And they have the added bonus of knowing the tenants in their investment properties are being looked after by an experienced team who act with total transparency and integrity.

There will be no nasty surprises – that’s guaranteed.

Yes! Landlords with one property are just as welcome and receive the same exceptional level of service and benefits as our landlords with large portfolios of properties.

We are the only residential management business to:

  • operate a ‘total transparency’ policy
  • commit to improving returns on investment
  • use our group buying power to secure the very best deals with letting agents and all other property service suppliers – and then pass the entire benefit of these savings onto our landlords
  • refuse to charge any form of administration fee
  • refuse to add any mark ups to invoices from third party property service providers for management issues such as maintenance, referencing, cleaning and inventory checks
  • charge the cost price for all third party property management costs and fees
  • pay our landlords’ rents out to them within one working day of us receiving them
  • not make hidden profits from managing your property
  • commit to saving you more money than the fees we charge you.

We are an independent company owned by landlords. The founders are a lawyer, a chartered surveyor, a developer and experienced portfolio landlords.

Being independent means we can make the right decisions for your property by choosing the right letting agents and other property service suppliers.

Our philosophy is simple: to provide landlords with the best residential property management service while at all times acting with integrity, transparency and a dedication to increasing the return on our landlords’ investments.

We also want to allow our landlords to be a part of our ‘super landlord’ club and enjoy substantial savings on all property-related costs. In addition, our landlord members receive a hassle-free management service, which is unprecedented in this sector.

Our fully comprehensive property management service fee starts at £1000 (+VAT) and is tied to the weekly rent of the property. As we secure exclusive rates with letting agents and other property service suppliers, we’re confident we’ll save you more than we charge you.

We continually offer special deals for you and your tenants, such as a discount of 20% off their Fitness First gym membership because we know that happy tenants will stay longer.

We have a 24/7 emergency helpline staffed by real people. They will deal with any emergency immediately and make sure any issues are dealt within the next working day.

We have a growing list of excellent contractors – covering all trades across London – all of whom have signed up to our code of ethics and give us the best rates possible.

We do not mark up their prices or take any ‘secret commission’ and this is an important reason why contractors want to be selected for our panel. Any contractor who fails to comply with our code of conduct and high level of service is removed from the panel.

We advise our landlords to keep a £500 float per property to deal with property maintenance issues, but the level is entirely up to you.

A contractor from our panel will carry out the necessary work(s) and their paid invoice will be attached to your monthly statement so you can see we don’t charge any mark-ups.

We will then top up the float from the rental income or, where necessary, we will ask our landlords to top up the float. This is part of our mission to give you a hassle-free service.

For larger jobs, we will contact you with a quotation and seek your approval before instructing the contractor. However, we are totally flexible on this and will be happy to cater to your exact requirements, which we will agree with you when you sign up.

If you supply us with the warranty information, we will use this in the event of an appliance breakdown within the warranty period.

We are quite happy to work with your preferred contractors, providing they meet with our standards. If there is a problem, we will contact you and suggest appointing one from our own panel.

No. In most cases it is simply a case of informing your management company their service is no longer required and there may be a one or two-month notice period.

It’s easy! Sign up today and we do the rest for you.

All we will need is the relevant paperwork from you (or the letting agent), such as your proof of ownership, photo ID, gas safety certificate, energy performance certificate, tenant’s contract, inventory schedule and check-in report.

We will turn around the payment within one working day of receiving it.

We can work with this arrangement, but we would say this may be more hassle than it’s worth because we will need to ask you for funds before we can instruct any maintenance work and then for funds to top up the float after each expense.

If we collect the rent, all hassle is removed and rent is turned around within 24 hours. We hold income protection insurance with the National Approved Letting Scheme so you can be assured that your money is in safe hands.

The Happy Tenant Company is a member of all the relevant trade bodies, including The Property Ombudsman, Tenancy Deposit Scheme and the National Approved Letting Scheme (NALS). We are also part of the NALS client money protection scheme.