Guaranteed rent and serviced accommodation.
A fixed monthly payment to the landlord, with occupancy, operations and void risk sitting with us — provided the property, the consents and the location genuinely support it.
You are not letting to a tenant. You are contracting with a company that pays you the same figure every month whether the property is full, empty or between occupiers.
We take the property on a company agreement for a defined term and a defined permitted use. We then operate it — as professional lets, as serviced accommodation, or as a combination — and we carry the occupancy risk. If a month is quiet, that is our problem. Your payment does not change.
This is a well-worn model that has been given a bad name by operators who signed agreements they could not fund, ignored freeholder and lender consents, and disappeared when occupancy dipped. We are a registered limited company with a verifiable trading history, we obtain consents before we start, and we recommend that every landlord takes independent legal advice before signing.
It also isn't right for everyone. If you want the maximum achievable headline rent and are comfortable managing voids, a standard tenancy under our management service will usually serve you better.
What you give up, and what you get.
Stated plainly, because this is the whole decision.
What you give up
- Control of day-to-day occupancy within the agreed use
- The upside if market rents rise sharply mid-term
- The ability to place your own tenant during the agreement
What you get
- A fixed sum on the same date every month
- Payment during voids, arrears and turnover
- Day-to-day management and minor maintenance absorbed by us
- Longer term certainty, typically over multiple years
- The property returned in the condition agreed at the outset
Who actually stays in these properties.
Serviced accommodation done properly is not holiday letting. The demand we build around is functional, funded and largely mid-week.
Relocating professionals
People between homes, on contract, or moving cities. They want a real kitchen, reliable internet and a quiet building, not a hotel corridor.
- Stays of one to twelve weeks
- Corporate-funded in many cases
- Low churn, high care
Contractor and project teams
Engineering, construction, healthcare and infrastructure teams placed near a site for a defined project window.
- Multi-month bookings
- Invoiced to the employer
- Predictable occupancy
Insurance and displacement
Households out of their home after a flood, fire or major works, placed by insurers for the duration of the claim.
- Long, funded stays
- Referred by loss adjusters
- Counter-cyclical demand
Family and visitor stays
Hospital visits, family events and extended visits where a whole property works better than several hotel rooms.
- Weekend and week-long
- Group bookings
- Seasonal peaks
How an agreement is set up and run.
Eight stages, with the consent and compliance work deliberately at the front.
- 01
Suitability assessment
We assess the property, the location's genuine year-round demand, and any restrictions in the title, lease or planning position. If short-stay use isn't permitted or the demand isn't there, we say so and stop.
- 02
Permissions and consents
Leasehold restrictions, superior landlord consent, mortgage lender consent and local planning requirements are checked before an agreement is signed. Operating without the right consent puts you at risk, not just us.
- 03
Agreement and terms
A written agreement setting out the fixed monthly payment, the term, the permitted use, the condition standard, the maintenance split, insurance responsibilities and the exit terms. Reviewed by your solicitor before signature.
- 04
Set-up and standards
Where the property runs as serviced accommodation, we furnish and equip it to a consistent standard, install the required safety equipment, and put the cleaning and linen operation in place.
- 05
Compliance and insurance
Fire risk assessment, alarms and detection appropriate to the use, gas and electrical certification, and the correct insurance cover for the occupancy type — not a standard AST policy.
- 06
Live operation
Guest vetting, booking management, cleaning, linen, maintenance, and out-of-hours response. Your monthly payment is unaffected by how busy or quiet a month turns out to be.
- 07
Inspection and reporting
Regular condition inspections, with reports available to you. You retain the right to inspect the property on reasonable notice throughout the term.
- 08
Handback
At the end of the term the property is returned in the condition agreed at the outset, fair wear and tear excepted, with a documented handback inspection against the original schedule of condition.
When we will decline.
We turn down more of these enquiries than we accept. These are the usual reasons.
Rent-to-rent, answered.
The model itself is entirely legitimate and long-established — it is a company let with a permitted sub-let or short-stay use. What matters is that it is done with the correct consents in place: the freeholder's, the lender's, the insurer's and the planning authority's where required. Where those consents can't be obtained, the arrangement should not proceed, and we will not proceed with it.
The agreement sets out the remedies available to you, including termination and recovery of possession. We would also point out that you should never enter one of these agreements without your own solicitor reviewing it, and without being satisfied about who you are contracting with. Ask us for the company details and check them on Companies House — our number is 14148562 and it is on every page of this site.
Usually somewhat less than the top achievable market rent, yes. You are exchanging a portion of the headline figure for certainty: payment through voids, no management fee, no maintenance calls, and no re-letting cost. Whether that trade is worth it depends on how much you value predictability. For some landlords it clearly isn't, and we'll say so.
Yes. A buy-to-let mortgage typically permits a single AST and nothing else. Operating a company let or short-stay use without lender consent is a breach of your mortgage conditions. We will not proceed on a property where consent has not been addressed.
Standard landlord insurance generally will not cover short-stay or serviced use. You will need a policy that reflects the actual occupancy. We can point you toward specialist brokers, but the policy is yours and the disclosure obligation is yours.
We do, entirely. Vetting, check-in, issues, complaints, cleaning and out-of-hours calls all come to us. You should not be contacted by an occupier at all.
The condition agreed at the start, documented in a full schedule of condition and inventory with photographs, fair wear and tear excepted. In practice properties in this model are often returned in better condition than they started, because they are cleaned professionally many times a month and defects get fixed immediately rather than at check-out.
Typically multi-year, because the set-up cost only makes sense over a longer horizon. Break provisions are negotiable and are set out in the agreement.
No. Short-stay demand is highly location-specific and many areas simply do not support it year-round. Where the demand isn't real we would rather recommend a standard tenancy under our management service.
Check suitability
Send us the property type, location, tenure and any lease or mortgage restrictions you know of. We'll tell you within a day or two whether this model is realistic.