Letting Guide

letting guide

Whether you’re looking to let your home, invest in a buy-to-let property, are a landlord with a large portfolio or just looking for advice, our lettings experts are here to help you understand the whole lettings process from start to finish.

Our residential lettings team has insightful knowledge of your local market and can help you make the most of your property.

A one-stop shop of honest lettings advice, guidance and services for landlords

This includes how to best present your property for a successful let; marketing your property locally, nationally and internationally to our wide database of applicants; negotiating between you and your applicant to get the right tenancy terms, and keeping you informed with legislative requirements including health and safety and relevant consents and conditions for letting your property.

We have different levels of services, so you can choose what’s best for you. You can either manage your property yourself, or we can look after it throughout your journey as a landlord and take responsibility for its management. Whichever you choose, our team will guide you every step of the way.

As an ARLA Property mark protected firm, we can be trusted to be honest and helpful, always up to date with the latest letting’s knowledge and requirements.


Once you have decided to let your property, the aim should be to rent it at the best possible price in the shortest possible time.

Our lettings team have expert knowledge of the local lettings market and are able to advise you of the most beneficial marketing strategy for your chosen market, be this residential, high end professional lets, company/corporate lets or renting to students. During the valuation appointment we will also advise you about any action you can take to maximise the rental income and its desirability to potential tenants.

If you would like to arrange a free valuation of your property with no obligation, please contact us.


First impressions count! If your property is presented well, it will not only achieve a higher rent but tenants are more likely to respect it and stay longer.  It is important to ensure that the property is clean, that any necessary redecoration has been carried out and, if needed, the carpets are professionally cleaned and the garden well-tended.

Our lettings team can advise you on the level and type of furnishings, fittings, and appliances required and where redecoration or other improvements are required. Usually, there is greater demand for unfurnished properties and as a landlord, you will have fewer responsibilities for the contents of the property and suffer less wear and tear. However, Student Lets and sometimes Corporate Lets will require full furnishing, which should be of a modern and contemporary design to appeal to this market.


So, you know the value of your property – the next stage is to appoint the Letting Agent who can ensure the right tenant is found for you and that every stage of the process from initial appraisal of your property to the eventual move runs as smoothly as possible.

It is important to consider…

  • How your property will be made available to any potential tenant – Where do they market properties? What quality of information is given to potential tenants?
  • Who will be showing prospective tenants around your property?
  • What level of service you require from the agent – full management, rent collection or letting only.
  • Are the agents’ members of any professional organisations such as the Association of Residential Letting Agents or The Property Ombudsman?
  • Does the letting agent present themselves in such a way as to give the prospective tenant confidence that they will deal promptly with problems when they arise during the tenancy?

These factors are just some of the critical elements to consider when trying to obtain the maximum exposure and price for your property. Contact us to discuss how Cobblestone Estates can help with your property marketing, compliance and property management.


With your letting agent instructed, they can now begin to attract tenants by marketing your property. There are many tools available to Letting Agents to compile a comprehensive marketing package that will entice the right tenant to your property.

At Cobblestone Estates we fully understand that excellent presentation and maximum exposure of our clients’ properties play key roles in securing suitable tenants. Prospective tenants who are registered on our extensive database are kept fully informed about properties of potential interest. We contact them regularly by phone, email or post.

We will prepare property particulars, which include a description and photographs of your property, to be distributed to prospective tenants on our mailing list. A selection of properties will also be displayed in our window and feature on our website.

Cobblestone Estates properties are uploaded onto national property portals too, these include:

  • Rightmove
  • Zoopla
  • Prime Location
  • On The Market

To find out more about instructing Cobblestone Estates to market your property, please contact us.


With your property now being marketed, requests for viewings should start to roll in. Prospective tenants will always want to look around your property at least once. Your Letting Agent will arrange times for viewings that are suitable for all parties involved. Most agents will hold a key to your property in order to carry out viewings in your absence.

With Cobblestone Estates a member of our team will always accompany prospective tenants around your property.


Property viewings will start to generate interest and offers will be made from prospective tenants looking to rent your property. There is always an element of risk with letting a property, but an experienced agent will know when not to proceed with an application. The most appropriate type of tenant can also depend on the type of property and your own specific circumstances.

Cobblestone Estates carry out strict referencing procedures and compliance checks via our partners at Goodlord.  This essential and detailed process gives us an understanding of tenants’ personal and financial circumstances in addition to previous agent/landlord/accountant references. Typically, we will negotiate any special conditions that are required and ensure that those conditions are properly inserted into a tenancy agreement.


When the right tenant has been found, there is some paperwork that needs to be completed before the tenancy can begin. Normally, the tenants must complete a credit check, tenancy agreements need to be drawn up and an inventory recording the contents and condition of your property arranged. You will also be required to supply an Energy Performance Certificate (EPC) to the tenant if this is the first time you have let or re-let your property since 1st October 2008. Once you have an EPC it is valid for 10 years but will have to be supplied to all new tenants.

Regardless of the Service Level you chose, we will take care of the paper work for you. We ensure all tenants pass their credit check, draft an approved Tenancy Agreement and arrange an independent inventory/schedule of condition. We can also organise an EPC for you.


When all the necessary paperwork is completed, it is time for the Tenancy Agreement to be signed, a deposit and first month’s rent to be paid, and for the tenant to take residence in your property.

Acting as your agent, we will sign the tenancy agreement on your behalf and collect all monies due before releasing the keys for your new tenant to move in!

Please note: As part of the Housing Act 2004 the Government has introduced tenancy deposit protection for all Assured Shorthold Tenancies in England and Wales. Any deposit paid must be registered with a government approved scheme. We are members of The Deposit Protection Insured Scheme operated by DPS and will register all deposits paid to us as a matter of course.