Yes, we manage all three types of tenancy, subject to your property’s leasehold conditions and local planning regulations.

– Long Lets: Standard tenancies of 6 months or longer. This provides the most stability for landlords.

– Short Lets: Tenancies between 1 to 6 months.

– Holiday Lets: Short-stay, weekly agreements (e.g., for vacationers).

Note that the rents achieved and the fees payable differ depending on the type of let chosen. We are happy to advise on which model best suits your investment goals.

First, we ensure your property is presented in its best light by commissioning professional photography and detailed floorplans at no cost to you. We then ensure maximum exposure by listing it on our own website and all the major national portals, including Rightmove, Zoopla, PrimeLocation, and OnTheMarket. In addition, we proactively market your rental property to our local network, matching your property with our database of active applicants.

Yes. We engage professional property photographers and floorplanners for every property we market, at no cost to you.

In addition, our team creates engaging video tours in-house. We produce both landscape versions (for portals and YouTube) and portrait versions (optimized for social media) to ensure maximum reach across all platforms. We also send these video tours directly to registered applicants.

We can also arrange professional property staging to maximise the appeal of your home for rent or sale. For this bespoke service, we will obtain quotes for the necessary furniture or styling. Please note that a Design & Management fee of 15% (plus VAT) is applicable on the total cost of the staging works.

We use a leading third-party specialist, Goodlord, to conduct comprehensive background checks on all prospective tenants. This rigorous process includes:

– Identity Verification & Right-to-Rent checks (compliance with Home Office rules).
– Credit History checks (including CCJs and bankruptcy).
– Income & Employment verification (affordability checks).
– Previous Landlord references.

We will only recommend a tenancy proceed once these checks are satisfactorily completed.

We follow a rigorous chronological checklist to ensure full compliance and protection for your property:

– Compliance Assessment – We verify the status of all safety requirements. By law, an EPC must be commissioned before marketing begins. We will arrange for all other necessary certificates (e.g., Gas Safety, EICR) to be completed and valid before the tenancy starts.

– Reservation & Special Requests – We formally agree to any specific tenant requests (such as furnishing requirements) with you. Once terms are settled, we collect a reservation fee and commence referencing via Goodlord.

– The Contract – We draft and issue the Tenancy Agreement for digital signature by all parties.

– Initial Monies – We collect the first month’s rent and the security deposit (which is then registered with MyDeposits, a government-approved scheme).

– Inventory & Check-in – A professional Inventory & Schedule of Condition is created, followed by final pre-move checks (testing smoke alarms, reading meters, etc.) before keys are released.

It depends entirely on your local council and the type of tenancy you intend to create. There are two main types of licensing to be aware of:

– Selective Licensing: Some councils designate specific areas where every private rental property requires a license, regardless of who lives there.

– HMO Licensing: If you let your property to 3 or more unrelated people (sharing kitchen or bathroom facilities), it is classified as a House in Multiple Occupation (HMO). Many councils require a license for this, and it is mandatory nationwide for 5 or more people.

As part of our compliance process, we will check the specific regulations for your property’s postcode and type, advising you exactly on what is required to remain legal.

We use the industry-leading platform Goodlord to prepare all our tenancy agreements. This ensures your contract is not only professional but also automatically updated to comply with the very latest legislation. This guarantees that your tenancy is always built on a legally robust foundation.

We transfer rental income to you within 2 working days of receipt, net of agreed costs.

No. We process payments immediately after we receive cleared funds from the tenant. However, we cannot guarantee the exact date funds will clear in your account due to banking timings. To avoid any issues with your own outgoings (e.g., mortgage payments), we recommend setting your direct debits to be at least 5 days after the rent due date. This ensures you are covered even if the rent due date falls on a weekend or bank holiday.

It depends on the service level you choose. We set out all payment terms clearly at the point of instruction:

– Managed Service – No. We collect our fees (covering both lettings and management) as rents are received. We deduct these directly from the rental income before transferring the balance to you.
– Non-Managed Services – For services where we are not fully managing the property (such as Rent Collection or Let Only), our fees for the initial term of the tenancy are typically payable in advance.
– One-Off Expenses: Certain third-party costs (such as safety certificates, furnishings, repair costs etc.) are payable in advance before work commences.

Yes, we provide detailed monthly statements showing all income and expenditure, and copies of contractor invoices are always attached for your records. We can also prepare an annual summary for your tax return upon request. While standard reporting is provided free of charge, please note that fees may apply for extra copies or historical records.

Yes, we automatically send a comprehensive tax summary to all landlords at the end of April each year to assist with your tax return. There is no fee for this service.

Note that while standard monthly and annual reporting is free, fees may apply for ad-hoc requests for extra copies or historical compilations.

We manage the entire process to ensure a smooth transition and protect your investment.

– Check-Out Inspection – Once the tenant moves out, we commission an independent inventory clerk to conduct a detailed ‘Check-Out’ report. This compares the property’s current condition against the original Inventory & Schedule of Condition signed at the start.
– Assessing Dilapidations – We review the report to distinguish between fair wear and tear (which is the landlord’s responsibility) and damage or cleaning issues (which are the tenant’s responsibility).
– Deposit Return – We negotiate any necessary deductions with the tenant on your behalf. Once agreed, we process the return of funds via MyDeposits.

Note: While this service is standard for Managed properties, we are happy to provide it for Let Only properties for an additional fee.

We prioritize the security of all funds entrusted to us.

– Tenancy Deposits – All security deposits are registered and protected via the MyDeposits insurance scheme, which is fully government-approved.

– Client Money – We are fully covered by Client Money Protection (CMP). This ensures that any money we hold on your behalf, such as rent or maintenance funds, is strictly safeguarded.

We follow a strict escalation process to recover funds as quickly as possible and will keep you informed at every stage.

– Arrears letters – we formally notify the tenant as soon as rent is 7 days in arrears, followed by further notices at 14 days and 28 days if the debt remains.
– Mediation – throughout this period, we aim to negotiate a suitable payment plan to clear the debt, subject to your prior agreement.
– Legal Action – if these measures fail, we will advise you on the necessary legal routes to recover possession of the property.

The Renters’ Rights Act introduces significant changes to the private rented sector, most notably the abolition of Section 21 ‘no-fault’ evictions and reforms to tenancy structures.

– Constant monitoring – we continually monitor legislative updates to ensure our processes, such as tenancy agreements and notice periods, remain strictly compliant with current law.
– Proactive updates – we inform our landlords well ahead of any implementation dates, providing clear guidance on how changes affect your specific property.
– Document compliance – our partnership with industry leaders like Goodlord ensures that all legal documentation is automatically updated to reflect the very latest rules, protecting your position at all times.

While we can guide you through the initial steps and options, we are not solicitors.

The Renters’ Rights Act abolishes Section 21 ‘no-fault’ evictions from 1 May 2026. From this date onwards, all possession actions must proceed under Section 8, which requires you to prove specific legal grounds – such as rent arrears, wishing to sell the property, or needing to move back in.

How we help:
– Serving notice – we can draft and serve the initial Section 8 Notice based on the valid grounds available.
– Evidence gathering – we compile the necessary compliance documents, rent statements, and communication logs to support your claim.
– Legal referral – for the court proceedings, we refer you to specialist solicitors. This is vital as the new rules are strict and court hearings are often required. We act as your liaison to ensure the legal team has everything they need.

Yes, this is an excellent way to further reduce risk.

M2 acts as an introducer for Rent Protection Insurance.  If your prospective tenant has successfully passed the comprehensive referencing checks via Goodlord, the tenancy is generally eligible for this coverage. We will introduce you to Goodlord, who will advise you directly on the available policy options and costs. This allows you to make an informed decision and secure coverage before the tenancy begins.

 Yes. We prioritize the security of all funds entrusted to us:

– Designated accounts – all client funds are held in designated client accounts, strictly separate from our own business funds.
– Client Money Protection (CMP) – we are fully covered by Client Money Protection (CMP)
– Deposits – security deposits are protected via the MyDeposits insurance scheme.

Our holiday let management fee covers the core operational needs of your property, including:

– Guest find & contracts – professional listing setup, marketing, and handling of all booking agreements.
– Management & operations – full guest communication, 24/7 support, and the provision of linen and towels.
– Additional owner charges – Compliance certificates such as safety checks, repairs, maintenance, and initial cleaning.
– Guest charges – cost of linen usage and end-of-stay cleaning.

Yes. We manage the entire booking lifecycle to ensure a seamless experience for you and your guests.  We advertise on the leading portals like Airbnb and Vrbo to maximise your property’s exposure and capture bookings. We also handle direct enquiries and process payments securely on your behalf, ensuring you never miss a booking opportunity.

We believe in a personal welcome. Unlike many agents who rely solely on lockboxes, we meet each guest in person at the property. This allows us to hand over keys securely, give a guided tour of the property’s features, and answer any immediate questions, ensuring your guests feel settled and looked after from the moment they arrive.

We handle the resolution process for you. If damage occurs, we immediately document the evidence and calculate the costs to rectify it. We then manage the claim against the relevant booking platform’s protection scheme (e.g., Airbnb AirCover) or the guest’s security deposit. Owners must ensure they hold sufficient contents insurance and a policy that explicitly permits managed short-term rentals. Platform protection is helpful, but it is not a substitute for a comprehensive insurance policy.

We ensure maximum visibility for your property by combining global reach with direct marketing.  We list on the world’s largest short-stay platforms, including Airbnb and Vrbo, to capture both international and domestic travellers. We also market through our own direct booking channels, building a database of repeat guests to maximise occupancy.

For genuine holiday lets, you usually do not need a property license, however if you exceed the 90-night limit you must apply for full planning permission to change the use of the property.  You should also review your lease to ensure there are no restrictive covenants that prohibit short-term letting or “business use”.

You cannot rent out a residential property on a short-term basis for more than 90 nights per calendar year in total. If you exceed 90 nights, you must apply for full planning permission to change the use of the property. Without this, you face fines of up to £20,000. Platforms like Airbnb automatically cap listings in London once they hit this limit to prevent breaches.

Yes, however this is strictly subject to lease compliance, the 90-night rule and consents from mortgage and insurance providers.

We process all applications via Goodlord. We typically require the following:

– Identity & right to rent – valid photo ID (Passport or Driving Licence) and proof of legal residence in the UK (e.g., Home Office Share Code) to satisfy government regulations.
– Financial verification – proof of income to verify affordability e.g., 3 months of payslips, employment contract, or tax returns for self-employed applicants.
– Credit check – a comprehensive check to confirm credit history and ensure there are no adverse records, such as a County Court Judgement (CCJ).
– References – a positive reference from a previous landlord, if applicable, and confirmation of employment.
– Proof of address – a recent utility bill or bank statement – dated within the last 3 months.

The security deposit is typically equivalent to five weeks’ rent. To ensure your funds are completely safe, they are held in a designated client deposit account and are fully insured by MyDeposits, a government-approved tenancy deposit protection scheme.

To secure a property, we follow a clear and compliant process:

– A holding deposit equivalent to one week’s rent is required to take the property off the market. This is strictly “subject to contract and references.”
– The remaining balance (typically the first month’s rent and the full security deposit) must be paid in cleared funds before the tenancy start date.
– In line with the Tenant Fees Act 2019, we do not charge any hidden administration fees. You will only ever be asked to pay permitted payments (such as rent, deposits, and specific default charges).

We will always try to find a solution to help you secure the property. If you do not meet the standard referencing criteria, we may be able to proceed if you can provide a suitable UK Guarantor (who must also pass referencing) or agree to pay Rent in Advance for the initial term. If the tenancy cannot proceed, we will refund your holding deposit in accordance with the Tenant Fees Act – provided you have not withheld information or provided false detail.

Rent is typically paid monthly in advance.  However, the exact payment schedule and amount will be clearly defined in your tenancy agreement.

No.  In line with the Tenant Fees Act 2019, we do not charge any administration, referencing, or check-in fees. You will only ever be asked to pay permitted payments under the Act, which include rent, deposits, changes to a tenancy, early termination, lost keys, and late rent interest (3% above base).

Once you and the landlord have agreed on any deductions (if any), we aim to process the return immediately. Under the MyDeposits scheme rules, funds are typically returned to your account within 10 working days of this final agreement being reached.

Yes. We believe in full transparency. If any deductions are proposed, we will provide you with comprehensive evidence to substantiate the claim, including inventory reports showing a clear comparison between the check-in and check-out reports and the change in condition.  We will also provide copies of contractor quotes, invoices, or receipts to validate the costs.

Usually not, and never without prior written consent. Your tenancy agreement contains specific restrictions regarding subletting and lodgers.  You must contact us to discuss your request, we will check your agreement and seek formal permission from your landlord before you make any arrangements.

– For Non-urgent issues – please email or WhatsApp your dedicated Property Manager directly. This allows you to attach photos and details so we can instruct the right contractor.
– For Emergencies (Office Hours 8am – 5.30pm) – call our main line immediately on 020 7043 8431.
– For Emergencies (Out of Hours) – WhatsApp your Property Manager or call the main number (020 7043 8431). The line will transfer you to our out-of-hours messaging service, and a member of the duty team will call you back.

You will be introduced to your Property Manager who will be your primary point of contact throughout your tenancy. Their person’s contact details (including their direct email and phone line) are provided in your welcome email .  You can also call our main line on 020 7043 8431, and our team will put you in touch with your manager immediately.