Lettings · Management · Inventory · Leeds and Manchester
Your property,
properly documented.
House of Lettings manages homes across Leeds and Manchester. We let them, we look after them, and we keep a photographic record of their condition from the day a tenant moves in to the day they leave.
- 4+
- Photographs per area, minimum
- 6 yrs
- Evidence retained
- 24 hr
- Report turnaround
What we do
Five ways to work with us
Two tenant-find packages if you run the tenancy yourself, and three management tiers if you would rather we did. Check-in and check-out inventory is included in the top two.
Virtual Tenant Find
£399
one-time · no management fees
You have the time to run the tenancy and handle maintenance yourself. You just need a quality, fully-referenced tenant found quickly. We market, vet and reference it all remotely, then hand you a signed tenancy agreement.
You manage · we find
Inventory booked separately — see prices
Expert Tenant Find
£699
one-time · no management fees
Everything in Virtual, plus professional photography, accompanied viewings and a full in-person handover: the complete marketing push to attract stronger applicants and achieve a higher rent. You still self-manage the tenancy.
You manage · we showcase
Inventory booked separately — see prices
Essential Management
6%
per month · £199 set-up
We collect the rent, monitor payments, chase any arrears and handle the monthly admin, while you stay in control of repairs and choosing contractors. A light-touch option for confident landlords.
We collect · you maintain
Inventory booked separately — see prices
Full Management
8%
per month · £399 set-up
Rent, tenant communication, maintenance, contractor coordination and compliance, all managed by your local team. The truly hands-off choice, and by far our most popular package.
We manage everything
Check-in and check-out inventory included
Comprehensive Management
10%
per month · £399 set-up
Everything in Full, plus emergency maintenance support, property inspections with report, rent guarantee cover, legal and eviction protection and priority contractor response.
We manage & protect
Check-in and check-out inventory included
Every package includes a full tenant find. Compare all five in full on houseoflettings.uk.
The record we keep
Check-in, inspection, check-out
Three points in a tenancy, three separate records. None of them overwrites another — which is the whole point when a deposit is on the line.
- 01
Inventory and check-in
Before the keys change hands, every room is photographed and its condition recorded. The tenant reviews it and signs. That record is the baseline everything later is measured against.
- 02
Periodic inspections
Through the tenancy we visit, photograph and report. You see how the property is being looked after, and anything that needs fixing is raised as its own job rather than buried in a note.
- 03
Check-out
At the end we produce a check-out report set against the original check-in. Fair wear and tear separated from damage, with dated photographs behind every line.
Each of those is its own dated record. When we compare a check-out against a check-in, we are comparing two documents that both still say exactly what they said on the day they were signed.
Our standard
What a report from us contains
Deposit disputes are won and lost on evidence. Ours is built to hold up.
Photographed, not described
A schedule of condition that says "good" and nothing else is worth very little when a deposit is disputed. Every area we record carries a minimum of four photographs.
Timestamped and attributed
Every photograph records who took it and when. Nothing is added after the fact, and the original evidence cannot be edited or removed once the report is signed.
The tenant sees it too
Tenants get a secure link to review the report, add their own photographs and comments, and sign. Their input sits alongside ours — it does not replace it, and ours does not overwrite theirs.
Kept for six years
Reports and their evidence are retained for the tenancy and six years after it, so the record is still there if a dispute arrives long after the tenant has gone.
For tenants
You get a copy, and a say
When we complete an inventory on your home, you receive a secure link by email. No account, no password to remember — the link itself is your access, and it expires.
You can review every room, add your own photographs of anything you think we have understated, leave comments, report anything that needs fixing, and sign. What you add is stored alongside our record and carries your name and the date.
Lost your link, or it has expired? Contact us and we will issue a new one.
Your review, step by step
- 1Open the secure link from your email
- 2Review the condition recorded for each room
- 3Add your own photographs and comments
- 4Report anything that needs repair
- 5Read the terms and sign
What it costs
Or book it on its own
Not on Full or Comprehensive Management? Any of it can be booked individually, at the same standard prices the agency publishes.
- Inventory only
- from £85
- Inventory + Handover (Check-In)
- from £120
- Check-Out Report
- £89
- Check-In / Check-Out Comparison
- £89
- Mid-Tenancy Inspection
- £89
- Virtual Mid-Tenancy Inspection
- £39
Add for
- Furnished property +£15
- Each bedroom beyond the first +£15
- Handover booked on a different day +£65
Inc. VAT. The final figure depends on the size and location of the property. See every additional service on houseoflettings.uk.
Where we work
Across Leeds and Manchester
We cover the boroughs below and the areas around them. If you are just outside, call and ask — we would rather tell you honestly than take on a property we cannot service properly.
- Leeds City Centre
- Headingley
- Chapel Allerton
- Roundhay
- Hyde Park
- Kirkstall
- Horsforth
- Morley
- Pudsey
- Armley
- Manchester City Centre
- Didsbury
- Chorlton
- Fallowfield
- Salford Quays
- Prestwich
- Withington
- Sale
- Stretford
- Whalley Range
Questions landlords ask
Before you instruct anyone
The things worth knowing about inventories, deposits and evidence — including what we charge and why there is no price list.
Why does a tenancy need an inventory?
Without a schedule of condition agreed at the start, a landlord has almost no basis to claim from a deposit at the end. Adjudicators for the deposit schemes decide on evidence, and the burden of proof sits with the landlord. An inventory that was photographed, dated and signed by the tenant is the evidence that carries.
What makes a report stand up in a deposit dispute?
Three things: photographs rather than adjectives, a date and an author on every one of them, and a check-out that is compared against the original check-in rather than replacing it. A line that reads "kitchen: good" is worth very little next to one naming which cupboard door was damaged, with the picture beside it.
Does the tenant have to agree to it?
The tenant is sent a secure link to review the report, add their own photographs and comments, and sign. Their input sits alongside ours rather than replacing it. A tenant who has reviewed and signed the check-in has far less room to dispute the check-out, which is as much in their interest as the landlord's.
How quickly do we get the report?
Within 24 hours of the visit in the ordinary case. Check-ins are prioritised, because the tenant needs time to review and sign before or shortly after they move in.
How long is the evidence kept?
For the tenancy and six years after it. Deposit disputes and damage claims can arrive long after a tenant has moved on, and a report whose photographs have been deleted is not a report.
Is my money protected?
House of Lettings Limited (company number 11676443) holds government-approved client money protection through Client Money Protect, membership CMP006534, and is a member of the Property Redress Scheme, PRS017970. Rent and deposits sit in a dedicated client account, separate from the account that runs the business. Every membership is checkable on the scheme's own public register.
Do you cover my area?
We work across Leeds and Manchester from two offices — Manchester and Leeds — covering Leeds City Centre, Headingley, Chapel Allerton, Roundhay, Hyde Park and the surrounding areas. If you are just outside, call and ask; we will tell you honestly whether we can cover it properly.
What does it cost?
It depends on the size of the property and whether you need a one-off inventory or ongoing management, so we quote per property rather than publishing a price list that would be wrong for most of them. Call or email with the address and we will give you a figure.
Get in touch
Tell us about the property
One property or a portfolio, newly bought or mid-tenancy — call or email and we will tell you what we would do with it and what it would cost.