Letting with Briscombe, Nutter & Staff

If you are thinking of letting your property, it is important to get the right professional advice from the very start.

Letting is a popular option for home owners moving out of their property for a time and for investors seeking rental income. It is essential to establish whether it is an option suited to your circumstances and we offer free expert advice on the advantages and disadvantages.

Or aim is simple. We want to give you the highest possible levels of service so that you have total peace of mind when leaving your property in the hands of someone else.

There is a lot to letting so if you would like to discuss your property in more detail why not call and speak to us.


Our Terms of Business

If you want to view or sign our Terms of Business for our lettings department, please click here.


Tenant Fees

  • £200 admin fee including referencing
  • £50 Inventory & Checkout Report Fee
  • Deposit - Usually equal to 1 month rent

Please note that the rent is paid in advance for each month and so the first month's rent will be payable on the date of check-in.


Letting services

For Landlords, Briscombe Nutter & staff offer different levels of service for the letting and management of your property:

A : Full Management Service

This is our most popular and comprehensive service and includes the following:

  1. Rental Assessment

    A free rental assessment will be provided with estimated rents achievable, exclusive of all domestic services and council tax. Once the market rent has been agreed, we will circulate property details by means of a comprehensive campaign in both local and national media (we are on all of the major internet search engines – Rightmove, Findaproperty, PrimeLocation, Globrix, Zoopla) and many other sites. We also contact all suitable tenants currently on our database of waiting tenants and regularly circulate property details to local hospitals and our corporate client list (including the large number of North West Premier League football clubs.) Your property also appears on our own web-site www.bnands.co.uk.

  2. Viewings

    We always accompany all potential applicants to your property. Our office is open seven days a week and we undertake to do accompanied viewings every day and evenings.

  3. Tenants

    We will only deal with applicants who are in full-time employment or who can supply a suitable guarantor. All tenants are vetted by our independent reference agency. We normally receive a response within 48 hours to confirm the tenants suitability.

  4. Tenants Conditions of Entry

    Following approval from the reference agency, tenants will be required to pay one calendar months rent as a dilapidation deposit and one months rent in advance. We will arrange and co-ordinate the tenants occupation of the property.

  5. Tenancy Agreements

    We will prepare the appropriate tenancy agreement.

  6. Rent Collection

    We will receive rents by standing order (wherever possible) and these are passed to the Landlords account as soon as payment has been cleared. Rent reminders are sent out when necessary. Whilst we will make every effort to collect the rent and ensure the tenancy is adhered to, the Landlord must remain responsible to initiate and settle any legal action should this prove necessary.

  7. Property inspections

    We will undertake to carry out regular visual property checks to ascertain whether the tenants are maintaining the property as per their contract. We can check for any visible defects that may require attention. Should any defects be noted these are reported to the Landlord together with suggestions for replacement, repairs or maintenance.

  8. Safety Inspections

    Each year of our agreement with you, we arrange for fully qualified engineers to carry out Gas Safety inspections on behalf of the Landlord.

  9. Repairs and Maintenance

    Our Lettings team are on hand to deal with all aspects of any problems relating to repairs which may be required on a day to day basis at the property. During the tenancy we will obtain estimates for any repairs or maintenance that are required on the property. We will obtain your permission and authorisation prior to the execution of any work – except in cases of real emergency. Any repair work that is required as a result of misuse or negligence by the tenant is payable by the tenant but in all other cases, the Landlord is responsible. All invoices will usually be paid direct from your rent and accounted to you on your monthly statement (unless they are unusually large amounts). If the Landlord has any guarantees or service agreements, it is essential that these are supplied in advance in order that the service provider may be contacted for repairs.

  10. Utilities

    As the tenants will be responsible for the payment of all utility bills and Council Tax, we advise the incoming tenants of the procedure for registering the appropriate utilities and Council Tax into their name for the supply during the Tenancy. It is the Landlords responsibility to notify the relevant utilities of a change of occupancy. Meter readings for gas, electricity and water will be recorded in our records should this information be required. We accept no responsibility for any change of details or miscalculations. In respect of the telephone service we would ask you to contact your service provider and arrange for your line to be frozen (making it impossible to make calls) as this will assist the transfer of the line into the name of the incoming tenant. We are unable to guarantee that the tenant will retain your original number. It is always beneficial to supply us with the name of the service provider for gas, electric,water and telecoms.

  11. Inventories

    As new government legislation with regard to Tenancy Deposits has now become law, we recommend an independent inventory (prices on application) is carried out which tenants view and sign a disclaimer prior to occupation. The inventory will then comprise an integral part of the Assured Shorthold Tenancy Agreement and provides a detailed record of not only the contents but the condition of the property. This is essential should any dispute arise at the end of the tenancy. It must be noted that we cannot be held responsible for any dispute arising out of missing items or errors from inventories carried out by third parties not sanctioned by our Company. We will co-ordinate the tenants occupation and vacation of the property.

B : Introduction (Let-Only) Service.

  1. Rental Assessment

    (see above)

  2. Viewings

    (see above)

  3. Tenants

    (see above)

  4. Tenants Conditions of Entry

    (see above)

  5. Tenancy Agreements

    (see above)

Our involvement will cease following the tenant taking possession of the property. The Landlord will be responsible for all collection of rent, serving notices, maintenance requirements, registering with a deposit scheme and holding the deposit, the arrangement of annual safety certificates and their own tax liability if moving overseas. We must also be in possession of a contact number (24 hours a day) in the event of any emergency at the property.