The Tenant Fees Act 2019 severely restricts what can be charged to tenants. Permitted payments are limited to: rent; a refundable tenancy deposit (maximum two months' rent); a refundable holding deposit (maximum one week's rent); payments in default (limited to interest at 3% above Bank of England base rate on late rent after 14 days, and reasonable costs for lost keys); and changes to the tenancy requested by the tenant (capped at £50). Charging prohibited fees is a civil offence.

Pricing should reflect current market conditions — comparable properties in the area, seasonal demand, property condition and any unique features. Overpricing leads to extended voids that quickly outweigh any rental premium. Use our free Property Market Analysis tool for location-specific average rents, and our Yield Calculator to assess your return at different rental levels.

A holding deposit is a payment made by a prospective tenant to reserve a property while referencing is completed. It is capped at one week's rent under the Tenant Fees Act 2019. It must be refunded within 15 days unless the tenant fails referencing due to dishonesty, withdraws their application or fails to take reasonable steps to enter the tenancy. If the landlord or agent withdraws, the holding deposit must be returned.

Yes — furnished and unfurnished lettings are both common in Wales. Furnished properties typically command a small premium and suit the student and corporate markets. All furniture provided must meet fire safety regulations (the Furniture and Furnishings (Fire) (Safety) Regulations 1988). Furnished properties require a more detailed inventory at the start and end of the tenancy.

For well-priced, well-presented properties in areas of strong demand, we regularly secure tenants within 2-4 weeks of marketing. Properties that are overpriced, in poor condition or in lower-demand areas may take longer. We provide an honest assessment of likely timescales and advise on any improvements that would accelerate letting.

At the end of the tenancy we carry out a check-out inspection, comparing the property against the move-in inventory. Any deductions from the deposit for damage beyond fair wear and tear are agreed with the tenant or determined through the deposit scheme's dispute resolution process if contested. We handle re-marketing the property to minimise the void period between tenancies.