Residential Lettings & Property Management Terms of Business

This Agreement is made between Manley Properties (the “Agent”), operating as a Sole Trader (Proprietor: Wayne Manley), and the undersigned Landlord(s). It outlines the formal legal obligations, standard operating terms, and service tier specifications governing the marketing, letting, and administrative management of the property framework designated below.

1. Curated Service Packages

2. Professional Credentials & Legal Safeguards

• Business Structure Acknowledgement: Manley Properties operates strictly as a sole trader business entity under the sole proprietorship of Wayne Manley. Consequently, the business does not possess or operate under a UK Limited Company Registration Number. This operating structure is fully compliant with all local authority standards for landlords and independent agents.
• Independent Consumer Redress: The Agent is a fully registered member of the Property Redress Scheme (PRS). This registration guarantees the Landlord and their tenants access to an independent, legally recognized corporate grievance path, ensuring full compliance with the Consumers, Estate Agents and Redress Act.
• Client Money Protection (CMP): The Agent maintains comprehensive protection coverage via Client Money Protect (CMP). All client funds, rental deposits, and floating maintenance balances are securely ring-fenced away from trading accounts, strictly satisfying the Client Money Protection Schemes for Property Agents Regulations.

3. Statutory Safety & Compliance Obligations

Ultimate criminal and civil liability for property safety remains with the Landlord. The Agent provides professional administrative execution and coordination across active tiers as follows:

• Gas Safety: In strict compliance with the Gas Safety (Installation and Use) Regulations, an annual safety check must be carried out on all gas appliances by a registered Gas Safe Register engineer. A copy of the Landlord Gas Safety Record (CP12) must be supplied to the tenant prior to their occupation or within 28 days of a renewal check execution.
• Electrical Safety: Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations, landlords must guarantee that all electrical installations are formally inspected and tested by a qualified professional at least every 5 years. A valid Electrical Installation Condition Report (EICR) is mandatory for all active tenancies.
• Smoke & Carbon Monoxide Alarms: Landlords are required by statutory law to position a functional smoke alarm on each storey of the property configured as living accommodation. A working carbon monoxide alarm must similarly be installed in any room containing a fixed combustion appliance (excluding gas cookers). All alarms must be tested and proven operational on the exact start date of the tenancy.
• Furniture and Furnishings (Fire Safety): All upholstered furniture, covers, fillings, and structural soft items supplied within a let residential property must adhere cleanly to the Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended) and carry permanent, legible compliance labels.
• Energy Performance Certificate (EPC): A valid EPC possessing a minimum rating of ‘E’ (unless an authorized statutory exemption is formally logged on the national register) must be explicitly commissioned and made accessible before property marketing or viewings commence.

4. Pre-Tenancy Requirements & Customer Due Diligence

• Identity & Ownership Verification (AML): To satisfy UK Anti-Money Laundering requirements and local authority licensing checks, the Landlord must supply a clear copy of a valid passport, a recent utility bill (dated within 3 months), and verifiable proof of property ownership (a Land Registry title copy).
• Lender & Superior Landlord Consents: Written authorization must be secured from the mortgage provider (Consent to Let) and the relevant Head Lessor or Freeholder if the structural asset is leasehold prior to executing any lease documentation.
• Insurance Safeguards: The Landlord must formally notify their buildings and contents insurance providers of the intent to let out the property, obtaining explicit written confirmation that the coverage remains valid for tenanted layouts.
• Taxation Parameters (Non-Resident Landlords): Where a landlord resides outside the United Kingdom, the Agent is statutorily bound to deduct tax from net rental income at the basic rate and remit it to HMRC unless a valid Non-Resident Landlord scheme approval letter (NRL1) is issued directly by HMRC.

5. General Standard Terms & Conditions

• Maintenance Float & Emergency Maintenance Authority: For Gold Tier (Fully Managed) assets, the Landlord agrees to maintain a minimal functional repair float. The Agent is authorized to instruct day-to-day general maintenance works up to an agreed limit of £250.00 without prior consultation. In instances categorized strictly as structural or safety emergencies (in accordance with section 11 of the Landlord and Tenant Act 1985), the Agent retains an absolute right to execute necessary repairs immediately to preserve the asset or protect the occupant without prior authorization constraints.
• Tenancy Deposits & Escrow Capping: Security deposits collected are structurally capped at a maximum equivalent of 5 weeks’ rent in accordance with the Tenant Fees Act. All collected tenancy deposits will be securely registered with a government-approved custodial platform (The Deposit Protection Service – DPS) within 30 days of receipt.
• Aborted Tenancy Provision Fees: If the Landlord instructs the Agent to process referencing for an applicant, and subsequently elects to withdraw the property or decline the let despite the prospective tenant passing comprehensive independent background and credit checks satisfactorily, the Landlord agrees to reimburse the Agent an aborted processing fee of £180.00 (inclusive of VAT) per applicant referenced.
• Late Payments & Interest: Any fees, commissions, or contractor disbursements remaining unpaid by the Landlord for more than 14 days past the date of invoice will be subject to interest charges calculated daily at a rate of 3% above the base lending rate of the Bank of England.
• Commission Terms & Renewal Extensions: Management commission fees remain fully due and payable to Manley Properties for the complete duration that a tenant introduced by the Agent remains in legal or physical occupation of the property asset.
• Property Disposals & Sales to Tenants: In the event that a tenant introduced by Manley Properties enters an agreement to purchase the freehold or leasehold interest of the property, a sales commission fee calculated at 1% of the final agreed purchase price is payable to the Agent immediately upon exchange/completion of contracts.
• Data Protection & GDPR: The Agent processes all personal data relating to the Landlord, the property, and the tenants strictly in accordance with the Data Protection Act 2018 and UK General Data Protection Regulations (GDPR). Information is held securely and shared only with statutory bodies, local councils, or approved contractors as legally required.
• Contractual Termination: Either party may terminate the active agency management arrangement by serving exactly 1 month’s formal notice in writing, to take effect no earlier than the formal expiration date of any active fixed-term tenancy agreement.

6. Supplementary Administrative Pricing Schedule

For services requested outside or in addition to the standard Bronze, Silver, and Gold package definitions, the following fixed commercial charges apply:

• Standalone Tenancy Agreement (AST) Drafting Only: £150.00
• Hourly Administrative Rate (Council Queries / Licensing Audits / Appeals): £45.00 per hour
• Arrangement of Statutory Gas Safety Check (CP12 – Contractor fee invoiced separately): £35.00
• Arrangement of Statutory Electrical Check (EICR – Contractor fee invoiced separately): £50.00
• Energy Performance Certificate (EPC) Commissioning & Digital Filing Fee: £90.00 (All-inclusive)
• Emergency Out-of-Hours Contractor Deployment Coordination: £40.00 per incident

7. Property & Sign-Off Schedule

Property Address to be Let: ____________________________________________________________________

Landlord Full Legal Name(s): __________________________________________________________________

Landlord Correspondence Address: ______________________________________________________________

Landlord Contact Number(s): ________________________   Email: __________________________________

I/We confirm that I/we are the sole/joint legal owners of the specified property (or hold explicit Power of Attorney) and agree to be bound entirely by the terms, service rates, and conditions set out in this document.