Landlords in St Albans do not all want the same thing. One owner has a flat nearby and only needs a good tenant. Another lives abroad and never wants to hear about a leaking roof. Agents reflect this by offering different levels of service, and knowing the options makes it much easier to choose. Here is what is on offer locally and what each level covers.
The main choices within landlord property management fall into three tiers: finding a tenant, finding a tenant and collecting rent, and full day-to-day management. Each one builds on the last, so you can start light and move up if your circumstances change.
Tenant Find
This is the starting point for landlords who want to run the tenancy themselves. It costs 6% + VAT of twelve months’ gross rent and includes photos and marketing on Rightmove and Zoopla, accompanied viewings, suitable tenant sourcing, thorough referencing, free sanction and ID checks and a legal tenancy agreement. After that, the tenancy is yours to run.
Tenant Find with Rent Collection
Gem Lettings lists this as its most popular option. At 6.5% + VAT per month plus a one-off £360 for finding the tenant, you get everything in Tenant Find plus monthly rent collection, chasing of late payments, deposit registration with a scheme, notifying the utility companies and rent review negotiations. Free Section 13 notices for rent increases and free Section 8 notices are included, which can save a fair amount over a few years.
Full Management
For landlords who want to step back completely, Full Management is 8% + VAT per month plus the £360 tenant finding fee. It adds a dedicated in-house property manager, a mobile phone number, 24/7 emergency repairs, compliance management, all legally required certificates, check in and check out of tenants, inspections, and the organising of repairs, quotes and any issues that come up. This suits overseas landlords, busy professionals and anyone with several properties.
Optional rent guarantee insurance
The two rent-collection packages can be taken with optional rent guarantee insurance at the price shown on the site. Cover depends on the insurer’s terms, eligibility and exclusions, so ask for the policy wording before choosing it.
Extra support alongside the packages
Gem Lettings also provides property valuations, maintenance coordination and legal support. A free rental valuation can be arranged within 24 hours, which is a sensible first step if you are unsure what rent to ask. The lettings process runs in four stages: valuation, marketing and viewings, tenant referencing, then tenancy setup, with ongoing support depending on the package you pick.
Local office and contact
The agency’s office is at 17 Holywell Hill and is open Monday to Friday 8am to 7pm, Saturday 9am to 5pm and Sunday 10am to 4pm. You can for a chat about which option fits. Outside office hours, urgent repairs go through a designated emergency number.
How to choose
Think about your time, how comfortable you are with the rules and how far away you live. If you enjoy being hands-on and know the law, Tenant Find may be enough. If you would rather not chase rent, add collection. If a midnight boiler failure sounds like your nightmare, go for Full Management. Remember, too, that landlords using a managing agent still need to join the new landlord ombudsman under the Renters’ Rights Act, so an agent does not remove every obligation.
Conclusion
St Albans landlords have three clear levels of support to choose from, plus valuations and legal help when needed. Match the service to your time and confidence, ask for the terms in writing, and you can let your property knowing exactly what you are paying for and what you are getting.