Between:
Railton-Meeks Property Management Ltd
First Floor (1B), 18a Gawsworth Avenue,
Didsbury, Manchester, M20 5NF
(“the Agent”)
and
(“the Landlord”)
relating to the property known as:
The Landlord appoints the Agent to market, let, rent collect and/or manage the Property in accordance with the level of service selected by the Landlord and the terms contained within this Agreement.
The Agent agrees to act on behalf of the Landlord in relation to the management and administration of the Property subject to these Terms of Business.
The Agent may provide the following services where instructed:
The Agent reserves the right to refuse any instruction which may breach housing, equality, consumer protection or other applicable legislation.
The Landlord authorises the Agent to instruct contractors and carry out repairs, maintenance, safety works or statutory compliance works up to the sum of £250 including VAT without prior approval.
Emergency works exceeding this amount may be instructed where reasonably necessary to:
The Landlord agrees to indemnify the Agent against all costs reasonably incurred in carrying out such works.
The Landlord confirms that:
The Landlord remains legally responsible for compliance with:
Where the Agent assists administratively with compliance, legal responsibility remains with the Landlord.
The Agent strongly recommends that the Landlord maintains comprehensive specialist landlord insurance for the duration of the tenancy and any void periods.
Such insurance should include, where available:
The Landlord acknowledges that possession proceedings under Section 8 Housing Act 1988, as amended by current and future legislation including the Renters’ Rights Act 2025, may become increasingly lengthy, evidence-based and subject to Court delays.
The Agent strongly recommends that the Landlord obtains suitable insurance protection against loss of rent, legal costs and delays associated with tenant default, arrears recovery and possession proceedings.
Failure to maintain appropriate insurance shall remain entirely at the Landlord’s risk.
The Landlord agrees to provide valid copies of all required certification and documentation including:
The Agent may arrange updated certification where necessary and charge the Landlord accordingly.
The Agent may obtain references through third-party referencing providers.
The Landlord acknowledges that:
The final decision to proceed with a tenancy remains with the Landlord unless otherwise agreed.
Tenancies arranged by the Agent shall comply with the Housing Act 1988 as amended and all subsequent legislation including the Renters’ Rights Act 2025.
The Landlord acknowledges that:
The Agent cannot guarantee vacant possession at any particular time.
Any rent increase shall be carried out in accordance with current legislation and statutory procedures.
The Agent cannot guarantee:
Requests by tenants to keep pets shall be considered in accordance with current legislation.
The Landlord acknowledges that unreasonable refusal of pet requests may be unlawful.
The Agent may recommend:
14.5% including VAT of rents received.
£250 including VAT.
£160 including VAT.
£50 including VAT.
£50 including VAT.
£50 including VAT.
£300 per day plus travel costs and VAT where applicable.
£25 including VAT.
£50 including VAT.
£25 including VAT per applicant.
Additional compliance, administration or legislative compliance charges may apply where changes in legislation, licensing requirements or regulatory obligations materially increase the Agent’s workload, risk exposure or administrative duties.
All fees remain payable where a tenancy introduced by the Agent continues, renews, becomes periodic, changes sharers, or continues under successor legislation or statutory reform.
Management fees remain payable for the duration of any tenancy introduced by the Agent including:
Where the Landlord withdraws instructions after the Agent has commenced marketing, negotiation, referencing, compliance preparation or tenancy administration work, the Agent reserves the right to charge reasonable compensation.
Where a prospective tenant has been approved in principle and substantial work has been undertaken, a withdrawal fee equivalent to one month’s rent subject to a minimum fee of £350 including VAT may be charged.
This fee reflects:
The Agent may take reasonable steps to pursue rent arrears including:
The Agent cannot guarantee:
All legal costs and court fees remain the responsibility of the Landlord unless otherwise agreed.
The Agent shall not be liable for:
The Agent shall not be liable for indirect or consequential losses.
Nothing within this Agreement excludes liability for fraud, death or personal injury caused by negligence.
The Landlord agrees to indemnify the Agent against all claims, losses, liabilities, damages, penalties, costs or legal expenses arising from:
During void periods the Agent may continue to oversee the Property but shall not be liable for:
The Landlord is responsible for maintaining adequate insurance cover during all void periods.
Client money shall be held in a designated client account in accordance with current client money protection regulations.
The Agent may deduct fees, expenses and other monies owed from rent received.
Deposits shall be protected in accordance with current tenancy deposit legislation.
The Agent may negotiate deposit deductions and refunds on behalf of the Landlord.
The Landlord authorises the Agent to release agreed deposit funds where appropriate.
The Agent shall process personal data in accordance with UK GDPR, the Data Protection Act 2018 and associated legislation.
Personal information shall be processed only where reasonably necessary for the provision of lettings and management services.
The Agent is a member of:
Details are available upon request and on the Agent’s website.
Following commencement of management services, either party may terminate this Agreement by providing not less than two months’ written notice.
Termination shall not affect:
Where a tenant introduced by the Agent remains in occupation following termination, commission shall remain payable unless otherwise agreed in writing.
The Agent reserves the right to amend operational procedures, documentation and compliance requirements to reflect legislative or regulatory changes.
The Landlord acknowledges that future legislation may materially affect:
This Agreement shall be governed by the laws of England and Wales.
Any disputes shall be subject to the exclusive jurisdiction of the Courts of England and Wales.
Landlord: __________________________________
Date: ______________________________________
For and on behalf of Railton-Meeks Property Management Ltd
Signed: ____________________________________
Date: ______________________________________
