Landlord services · E17
180 tenancies, all within a mile of the office.
We only manage property we can walk to — which is why our average void between tenancies is 11 days, urgent repairs get a same-day response, and inspection reports arrive with photographs, unprompted. Three service levels, one honest fee sheet.
- 11 daysaverage void between tenancies
- 180tenancies under management
- 0.4%rent arrears across the portfolio
Fees, in full, in public
Three service levels, no hidden extras
All figures include VAT. No set-up charges, no inventory surcharges, no renewal fees on managed tenancies.
Tenant find
60% of first month’s rent, inc VAT
Marketing, accompanied viewings, full referencing, tenancy agreement and deposit registration. Minimum fee £720. You collect rent and manage the tenancy.
- Realistic rent appraisal, not a fantasy figure
- Renewal fee £180 if the tenant stays on
Rent collection
8% of monthly rent, inc VAT
Everything in tenant find, plus monthly rent collection, arrears chasing from day three, and a monthly statement your accountant will actually like.
- Rent chased the moment it’s late
- You still handle repairs and inspections
Fully managed
12% of monthly rent, inc VAT
The hands-off option most of our landlords choose: repairs with vetted local trades, inspections twice a year, compliance deadlines tracked, arrears handled.
- Same-day response on urgent repairs
- Photographic inspection reports twice a year
- No renewal fees, ever
| What’s included | Tenant find | Rent collection | Fully managed |
|---|---|---|---|
| Rental appraisal & marketing Portals, buyer list, Hoe Street window | Included | Included | Included |
| Accompanied viewings & full referencing Credit, employer, previous landlord, Right to Rent | Included | Included | Included |
| Tenancy agreement, inventory & deposit registration | Included | Included | Included |
| Monthly rent collection & arrears chasing | — | Included | Included |
| Repairs via vetted local trades Same-day response on urgent issues | — | — | Included |
| Twice-yearly inspections with photo reports | — | — | Included |
| Compliance deadlines tracked & renewals booked Gas, EICR, EPC, licensing, alarms | — | — | Included |
| Tenancy renewal fee | £180 | £120 | None |
Tenants: you pay no fees to us — ever. Under the Tenant Fees Act 2019 the only monies we can lawfully take are a holding deposit of one week’s rent and a security deposit of up to five weeks’ rent, and your deposit is protected in a government-approved scheme within 30 days, certificate sent to you.
From empty to occupied
The tenant-find process, start to finish
Across our managed stock the whole cycle below averages eleven days of void — because most of it happens before the outgoing tenant has left.
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The rental appraisal
Day 0 · 30 minutesWe visit, measure the rent against what’s actually letting nearby — not what’s sitting unlet at hopeful prices — and flag anything that would slow the let or breach the rules. You get the figure and the reasoning in writing the same day.
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Marketing & viewings
Days 1–5Photography within 48 hours, then the listing goes to our waiting-tenant list, Rightmove, Zoopla and OnTheMarket. We accompany every viewing and block-book them where we can, so the property is disturbed on two evenings, not ten.
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Referencing, properly
Days 5–9Credit history, employer confirmation, previous-landlord reference and Right to Rent checks on every adult. If something looks marginal, we tell you plainly and let you decide — we don’t wave weak applications through to bank the fee.
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Paperwork & protection
Days 9–11Tenancy agreement signed, deposit registered with a government-approved scheme within 30 days, prescribed information and the How to Rent guide served — the details that keep your Section 21 rights intact later.
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Inventory & move-in
Move-in dayA photographic inventory before the keys change hands, meter readings logged, and the tenant shown the stopcock, fuse box and alarm test buttons. Small things — until they’re not.
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The tenancy, managed
OngoingOn the managed service: rent monitored monthly, inspections at month six and twelve with photo reports, repairs handled by trades we’ve used for years, and every certificate renewal diarised so you never receive a council letter you weren’t expecting.
The rules, tracked for you
Compliance in E17 is not optional — so we diarise it
Letting a property in Waltham Forest comes with real obligations, and the penalties for missing them run to five figures. On our managed service, every item below is tracked, renewed and filed without you lifting a finger.
Gas Safety Certificate (CP12)
Annual check of every gas appliance by a Gas Safe engineer, with the record given to the tenant within 28 days.
Every 12 monthsElectrical safety report (EICR)
A qualified inspection of the fixed wiring, with any C1 or C2 faults remedied within 28 days and proof sent to the tenant.
Every 5 yearsEnergy Performance Certificate
Minimum rating E to let lawfully, with tighter minimums expected — we’ll tell you early if your property needs works to stay lettable.
Every 10 yearsSmoke & carbon monoxide alarms
A smoke alarm on every storey and a CO alarm in any room with a fixed combustion appliance, tested at the start of each tenancy.
Checked every tenancyDeposit protection & prescribed information
Deposit lodged with a government-approved scheme within 30 days, certificate and prescribed information served — done wrong, this can cost you up to three times the deposit.
Within 30 daysProperty licensing in Waltham Forest
Most privately rented homes in the borough need a selective licence, and shared houses may need an HMO licence. We check which applies, handle the application and diarise the renewal.
Borough scheme · renewals trackedRight to Rent checks
Immigration status verified for every adult occupier before the tenancy starts, with compliant records kept for the duration.
Before every tenancyHow to Rent guide & paperwork service
The current government guide served at the right moment, with proof — one of the small procedural steps that decides whether you can regain possession smoothly later.
Every new tenancyLandlords ask us
Straight answers before you instruct anyone
We start marketing the moment notice is given, not the day the tenant leaves — photography from the previous let, viewings booked around the outgoing tenant, and referencing run in parallel. Most of our re-lets have a signed tenancy before the old one ends; the eleven days is mostly cleaning, small repairs and the inventory.
On managed and rent-collection services we contact the tenant on day three, follow up in writing on day seven, and agree a repayment plan or begin the formal process by day fourteen — while keeping you informed at each step. Current arrears across our portfolio are 0.4% of rent due, mostly because thorough referencing prevents the problem rather than curing it.
Almost certainly yes — Waltham Forest operates borough-wide licensing for most privately rented homes, and letting without one can mean a civil penalty of up to £30,000 or a rent repayment order. We confirm exactly which scheme applies to your address, submit the application, and track the renewal so it never lapses.
Local trades we’ve used for years — plumber, electrician, roofer, locksmith — all within the postcode, charged at cost with no mark-up from us. Anything over your pre-agreed spending limit (most landlords set £250) is approved by you first, except genuine emergencies like an uncontained leak.
Yes, and it’s more common than you’d think — check your current agreement’s notice period, then we handle the rest: deposit transfer, key handover, compliance audit and a proper introduction to your tenants. Several of our longest-standing landlords arrived exactly this way after one void too many.
None. Under the Tenant Fees Act 2019 we can only take a holding deposit (capped at one week’s rent) and a security deposit (capped at five weeks’ rent for rents under £50,000 a year). Your deposit is registered with a government-approved protection scheme within 30 days, and we send you the certificate.
Book a rental appraisal
What would it let for?
A 30-minute visit, a realistic monthly figure in writing, and a plain answer on which service level fits — even if that answer is “tenant find only, you don’t need us for the rest.”
- 214 Hoe Street, Walthamstow, London E17 4QSTwo minutes from Walthamstow Central
- 020 7946 0517 Ask for Nadia, our lettings manager
- lettings@hartwellandgrange.co.uk
Open: Mon–Fri 9am–6:30pm · Sat 9:30am–4pm
Viewings until 8pm Tuesdays & Thursdays