Inventory
We strongly recommend that a detailed Inventory of the property’s condition and contents is prepared by a professional inventory clerk. The landlord will find it very difficult to make any recovery from the deposit if this is not done even if the property is to be let unfurnished. The inventory should record the condition of the walls, carpets, curtains, and any fixtures which helps avoid any dispute at the end of the tenancy. Inventory Clerks are not employed by us. Whilst every care will be taken in instructing the Inventory Clerk, we cannot accept any responsibility for any omission or error on their part. The charge for Inventory preparation, the check in and check-out is paid by the landlord.
Maintenance agreements and contractors
It is agreed that where independent specialists and contractors are required, for the purpose of any repairs, refurbishment, or maintenance issues they are employed by the Landlord or agent acting on the client’s behalf.
Major appliances including plumbing and heating, should be presented in good order and where possible be covered by maintenance agreements. We should be advised of all items covered by guarantee, and we should hold copies of these guaranties on file.
Also, where possible instruction manuals should be provided, Landlords are expected to maintain any items supplied with the property and in some cases are required to do so by law (gas appliances). Taxation of a non-resident landlord The situation is complex, and we would recommend that you consult your Accountant in this respect. If you are resident in the UK, you should declare your residential lettings income to the IR annually as it is assessable for income tax. The Inland Revenue does have wide powers to hold the Agent liable for tax on a Landlord’s letting income. If the Inland Revenue assesses “the Agent” for income tax payable by the Landlord, because of a letting arranged by “the Agent”, then the right is reserved to deduct such amounts as are necessary, to meet the liability to the Revenue from the rent received. If you are resident abroad during the “let” period, you must inform HM Revenue and Customs. We are obliged to deduct, retain, and pay tax quarterly, until the Inland Revenue confirms liability for the year in question and it has been cleared, or an Approval Reference has been granted.
Our Full Management service does not include supervision of the property when it is not let. During this time, non-emergency defects noted whilst accompanying prospective tenants, will be advised to the Landlord. Those of an emergency nature will be attended to without delay. However, should a Landlord wish “the Agent” to regularly visit the property, a fee of £45 including vat per visit will apply. Under our F/M Service, when a property is let, visits will be performed periodically. These visits will involve checking for visible defects and any maintenance issues or any problems brought to our attention, and we will be advising on any action required. It should be noted that we will be observing how the property is being kept and we will submit periodic reports where necessary. It should be appreciated that a visit, although thorough, cannot be considered complete or to be a structural survey.
Sale of a let property
We reserve the right to charge a commission fee where a let property is sold to the introduced tenant by Eltze Estates, or another party introduced by Eltze Estates. A fee of 1.5% including vat of the final sale price is payable on completion of the sale by your solicitor.
Summary of fees to landlords
- Let Only Service
FEE: 8% + VAT (8.4% including vat) of annual rent received ongoing, payable at the commencement of each new tenancy. Payment will be deducted from the initial rent unless otherwise agreed and then invoiced thereafter.
- Let & Rent Demand Service
FEE: 10% + VAT (10.8% including vat) of annual rent received ongoing, payable per calendar month.
- Full Management Service
FEE: 12% + VAT (14.4% including vat) of annual rent received ongoing, payable per calendar month.
- Let Fee – £192 including vat & Re-Sign Fee £96 including vat.
This fee is applicable to all service levels and is payable at commencement of each new term. A Letting Fee is applied at the start of a new term when there is a new tenant. A Re-Sign Fee is applied at the start of a new term when the existing tenant remains. If the existing tenant leaves, then the full ‘letting fee’ will apply.
These fees cover Tenancy Agreements and Statutory Notices, pre-tenancy preparations, compliance procedures. N.B: an additional fee of 12 % including vat will be added to the total cost of any repair/refurbishment work, where we are required to visit the property with contractors to organise and supervise any refurbishment.
Engagement terms & termination
We require a ‘Sole Agency’ period of four weeks to secure an appropriate tenant. If this agreement is cancelled once marketing has begun and prior to a suitable tenant being found, you agree to pay a fee of £120 including vat to cover our marketing costs. Should you decide to dis-instruct Eltze Estates & reject a tenant after their references have been processed, you agree to pay Eltze Estates £100 including vat .
Eltze Estates is also a member of the government approved redress scheme The Property Ombudsman that provides redress in the unlikely event of a dispute being unable to be resolved. We are also a member of Money Shield giving peace of mind for landlords and tenants that your money is protected.
The Renters Rights Act
From 1 May 2026, the Renters’ Rights Act 2025 will give tenants new rights and introduce new rules for private landlords. This information sheet explains how the new rules may affect your current tenancy.
These changes only affect you if you are a tenant in the private rented sector with an assured or assured shorthold tenancy. If you live in social housing or you are a lodger, the new rules will not usually apply to you.
These rules have been introduced by law. Your landlord cannot put anything into a tenancy agreement to change or disapply them.
This document is only a summary of the changes. The new rules may change or impact your tenancy in a way not described below. The new rules apply to your tenancy automatically, even if your landlord does not update your tenancy agreement.
If you do not have a written tenancy agreement or any written record of the tenancy’s terms, then your landlord must provide you with certain written information on or before 31 May 2026.
If your landlord serves you a notice seeking possession before 1 May 2026
The changes explained in this document may not apply to your tenancy on 1 May 2026 if your landlord serves a notice seeking possession under section 8 or section 21 of the Housing Act 1988 before 1 May 2026.
If this happens, your landlord may still be able to take you to court to end your tenancy under the previous rules. You should seek advice if this happens to you.
Changes to fixed terms
You might have a fixed term tenancy. For example, your tenancy agreement may say the tenancy would last for 12 months.
After 1 May 2026, it will not be possible for assured tenancy agreements to have a fixed term or a set end date. All tenancies will automatically become rolling tenancies from 1 May 2026 (sometimes known as ‘periodic tenancies’).
Your tenancy will continue on a rolling basis. This will usually be monthly, unless your tenancy agreement sets out a shorter period, for example weekly or fortnightly. If your tenancy had an end date, it will no longer apply.
Your tenancy will continue until:
- you and your landlord decide together to end the tenancy
- you end your tenancy by giving notice
- your landlord ends it, if they have a valid legal reason
Change to the name of Assured Shorthold Tenancies
Your tenancy agreement might call your tenancy an ‘Assured Shorthold Tenancy’. This is the name of the private rented tenancy system until 1 May 2026.
Assured Shorthold Tenancies will be abolished on 1 May 2026. Any tenancy previously called an Assured Shorthold Tenancy will automatically become an Assured Periodic Tenancy instead. Your tenancy will not end because of this change.
Increasing the rent
Your tenancy agreement may contain rent review clauses. These are terms in the agreement that allow the landlord to increase the rent.
Rent review clauses cannot be used for new rent increases after 1 May 2026. If you have a rent review clause in your current tenancy agreement, it will not apply after this date.
Landlords must instead use the process in section 13 of the Housing Act 1988 for increasing the rent. This means they can only increase the rent once per year. They will need to give you written notice of the proposed rent increase at least 2 months before that increase would take effect, using a form called Form 4A.
Any rent increase must be no higher than the open market rent. If you think the proposed increase is above market rate, you can challenge it at the First-tier Tribunal.
If your landlord wants to end your tenancy
Your tenancy agreement may say that your landlord can evict you without a reason. This was known as a section 21 eviction. Your landlord cannot give you a section 21 notice on or after 1 May 2026, even if your tenancy agreement says they can.
Instead, your landlord will need a legal reason to evict you. These reasons are called grounds for possession.
Below is a brief summary of some of the main reasons your landlord may legally seek to evict you. You can find full details of these and other grounds on GOV.UK.
- If you have not paid your rent on time
- If you, others living with you, or visitors commit antisocial behaviour in or near the property
- If you, or others living with you, do not care for the property properly
- If your tenancy was for certain purposes, for example it was connected to your employment, or was for temporary or supported accommodation
You cannot be required to leave under some grounds for the first 12 months of a tenancy. These are:
- if your landlord intends to sell the property
- if your landlord or their family member wants to move into the property
Your landlord will need to give you a section 8 notice of seeking possession, using 1 or more of the grounds for possession.
A section 8 notice must state the date by which your landlord is asking you to leave. They must give you the required amount of time under each ground.
If you have not left by the end of the notice period, your landlord will need to apply to court to get the property back. This is called applying for a possession order.
At court, the landlord must provide evidence that they have a valid reason to evict you. You will have the opportunity to explain why you think your landlord does not have a legal reason to evict you, or why eviction is not reasonable under certain grounds.
You can access free legal advice through the Housing Loss Prevention Advice Service1 before going to court and on the day of the court hearing.
If you want to end the tenancy
You will be able to end the tenancy at any point by giving your landlord notice. This must be done:
- so the tenancy ends on a day when the rent is due or the day before the rent is due
- in writing, for example, by letter or email
You will need to give your landlord at least 2 months’ notice. You can agree a shorter notice period with the landlord in writing, as long as any other tenants named on the tenancy agreement also agree.
Keeping a pet
From 1 May 2026, you have the right to request to keep a pet.
Your landlord cannot unreasonably refuse your request. If they refuse, they must inform you in writing, and should tell you the reason why. They will need to consider each request on a case‑by‑case basis. You can challenge the landlord’s decision in court.
If you are a student who rents from a private landlord
If you are a full-time student, your landlord may be able to evict you using possession ground 4A. They will be able to do this at the end of the academic year and must give you 4 months’ notice ending between 1 June and 30 September.
Your landlord can only use this ground if they have previously given you written notice that they may use it. They must give this to you by 31 May 2026, in most cases. This information sheet does not count as that written notice. If your landlord wants to evict you at the end of the 2025/26 academic year, they can serve you a notice seeking possession between 1 May and 30 July 2026 (inclusive). They will need to give this to you with at least 2 months’ notice.