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Rent Happily - Online Letting Agents in Bristol

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Landlords

Bristol’s online letting experts provide secure returns to landlords and good properties to tenants, for the benefit of all.

We cater for shared houses and flats, family homes, single parents, and individual rooms in HMOs, ensuring we meet everyone's needs.

We work with your peace of mind at heart, and we go the extra mile to make this your best renting experience. We treat everyone fairly and respectfully, ensuring satisfaction throughout the letting journey.

Satisfaction Icon Satisfaction

The best tenants are not what we find on paper, but the relationship we build with them.

Loyalty Icon Loyalty

We build long-term, lasting relationships with tenants and landlords. Once everyone is happily settled, why would they want to go anywhere else?
See Testimonials...

Security Icon Security

Tenants get a safe roof over their heads, which also means security of income for landlords. We don't want anyone to leave, and me make sure tenants feel safe, supported, and heard throughout the tenancy.

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You can follow everything from your property dashboard and you can access your accounts, the tenancy documents, the maintenance track record, and the key dates for inspections and safety certificates online 24/7.

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Our Services

Lettings Consultancy We provide the following:
  • +Renters' Rights Bill Strategic Consultancy - Bespoke service - Enquire for prices

  • Bespoke service to help you understand and reduce the impact of the Bill on your finances, operations, and teams.

    This service is tailored to your needs, so that you, or your company, can thrive under the new regulations. Use our assessment table to check your progress in the implementation of the Bill.

    For landlords, we help:

    • Reduce risks linked to rent arrears and rent increases.
    • Regain control of the landlord-tenant relationship.
    • Embed the new safety requirements in the letting process.

    For Agents, all the above, plus:

    • Update your fee structure to remain competitive in an increasingly demanding market.
    • Streamline your operations and professionalise your services.
    • Minimise redundancies if you're facing a loss of income.

    Get in touch to discuss your needs with the Register button below.

  • +Optimising your property - 12% of the profits you make

  • This specialised service helps landlords increase their revenue by up to 50% whilst reducing rent per tenant by up to 25%.

    Our expert knowledge of HMO regulation considers the property size and amenities. We optimise the available space for residential use, adhering to the requirements of fire regulations and licensing standards.

    This service provides you with the expertise and insights necessary to enhance your bottom line, adapt to the latest regulatory changes, and make informed decisions about your property. We charge 12% of the expected profits you'll make over the next 5 years.

    Make the most out of the property licence, boost your revenue, and give your tenants a better deal by allowing sharers to use spare rooms and/or available reception rooms, as explained in our article Opening Up Space in Bristol.

  • +HMO with bills included - £375

  • If you have an HMO with bills included, we can help!

    No more stress about tenants overusing utilities or energy prices going up and leaving you out of pocket. Our HMO addendum to your tenancy agreements includes a clause for Fair Usage and Price Variation for utilities. You can claim a rent increase for both reasons at any point during the tenancy.

    We use historical data and the price per energy unit at the point of signing to calculate the baseline charges per tenant. Any significant change in usage or price (generally 25% up or down) can trigger an extra rent charge –or refund.

    The cost for the clause and initial calculations to include the price ranges in the contract is £375. You can then easily monitor the usage and price variation going forward. If you want us to monitor the bills and calculate the variation in prices and/or consumption, it costs another £275 per assessment.

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Let Only One-off charge as shown below
  • +Setup fee - £195

  • This includes tenancy setup on our systems and preparation of the Tenancy Agreement for e-signatures as well as other Tenancy & Legal Documents required by law (see below for more details). This charge applies every time we take your property on our books or each time we issue a tenancy agreement.

  • +Strategic Consultancy - £625

  • This service comprises the Renters' Rights Bill Strategic Consultancy and the Optimization of Property Space as required. See above for a full description of these services. It doesn't include the HMO bill calculation as these need to be paid separately if needed.

  • +Tenant find & Viewings - £140 (Optional)

  • This includes database search and/or property listing to find the right tenants, screening and viewings. Before showing your property around, we carry out the pre-screening of all applicants, and when we meet at the property, we make sure they will be a good fit before starting the referencing process. So far, we have never refused an applicant from the moment we decided to start the referencing process on them.

  • +Tenant Referencing - £95 pp (Optional)

  • We ask 3 years of address and the last landlord's reference; We request the employer's references (or accountant or relevant client if applicable); We carry out an affordability test and make sure the tenants' income is appropriate to sustain the rent; We request a full credit check and CCJ record, and we check Right-to-Rent. A guarantor is added to backup the tenancy when required. This charge applies every time we need to check the tenants on a tenancy, including their Right-to-Rent status.

  • +Inventory - £160 (Optional)

  • This includes a schedule of condition of the property showing the details of the fixtures and fittings, the decoration, the furniture -when applicable-, the interior and exterior of the property, and the garden and patio when present. It comprises a general description of the property and extensive photographic evidence for access to all parties. Costs £160 for up to 2-bed properties and £190 above that.

  • +Tenancy Agreement

  • Production of the Tenancy Agreement between the tenant(s) and the landlord.

    Our Tenancy Agreements are state-of-the-art documents that were published by the government to balance the interests of tenants and landlords. In summary, they offer the following advantages:

    • Written in plain English
    • Include the latest legislation
    • Stored on our portal servers for safe-keeping
    • Use digital e-signature

    See our electronic AST: View AST Document >>

  • +Legal Documents

  • All documents relating to the tenancy are compiled in the landlord's name and provided at the onset of the tenancy, including references and safety certificates. We also issue all legal documents to the tenants as required by the How-to-Rent guidance from the government.

  • +Standing Order Mandates

  • From the second month onward, standing orders will be arranged for the rent to be sent to the landlord's bank account by the tenants every month.

I want a happy tenant
Full Management 12% pcm / 15% pcm for Rooms-Only
  • +Setup fee - £195

  • This includes tenancy setup on our systems and preparation of the Assured Shorthold Tenancy Agreement for e-signatures as well as other Tenancy & Legal Documents required by law (see below for more details).

  • +Strategic Consultancy - Included

  • This service comprises the Renters' Rights Bill Strategic Consultancy and the Optimization of Property Space as required. It doesn't include the HMO bill calculation as these need to be paid separately if needed.

  • +Tenant Find & Viewings - £140

  • This includes database search and/or property listing to find the right tenants, screening and viewings. Before showing your property around, we carry out the pre-screening of all applicants, and when we meet at the property, we make sure they will be a good fit before starting the referencing process. So far, we have never refused an applicant from the moment we decided to start the referencing process on them.

  • +Tenant Referencing - £95 per applicant/guarantor

  • We ask for 3 years of address and the last landlord's reference; We request the employer's references (or accountant or relevant client if applicable); We carry out an affordability test and make sure the tenants' income is appropriate to sustain the rent; We request a full credit check and CCJ record, and we check Right-to-Rent. A guarantor is added to back up the tenancy when required, and a new reference is carried out on them at the same cost as the applicant.

  • +Inventory - £160 (£80 Changeover/Room)

  • This includes a schedule of condition of the unfurnished property showing the details of the fixtures and fittings, the decoration, the furniture (where applicable), the interior and exterior of the property, and the garden and patio when present. It comprises a general description of the property and extensive photographic evidence for access to all parties. Costs £160 for up to 2-bed properties and £220 above that. Furnished properties will add £80.

  • +Tenancy Agreement - Included

  • Production of the Tenancy Agreement between the tenant(s) and the landlord.

    Our Tenancy Agreements are state-of-the-art documents that were published by the government to balance the interests of tenants and landlords. In summary, they offer the following advantages:

    • Written in plain English
    • Include the latest legislation
    • Stored on our portal servers for safe-keeping
    • Use digital e-signature

    See our electronic AST: View AST Document >>

  • +Legal Documents - Included

  • All documents relating to the tenancy are compiled in the landlord's name and provided at the onset of the tenancy, including references and safety certificates. We also issue all legal documents to the tenants as required by the How-to-Rent guidance from the government.

  • +Standing Order Mandates - Included

  • From the second month onward, standing orders will be arranged for the rent to be sent to our bank account for processing before producing the statement of account of the managed property. Payment to the landlord is due within 5 working days of the rent due date.

  • +Deposit Protection - Included

  • The Deposit Protection retention is due each time a property is let and will be secured under the RentHappily membership of the DPS as part of our management service.

  • +Tenancy Management - Included

  • All aspects of the tenancy management, including: Rent collection & payment into UK bank account; Property maintenance relating to the tenancy; Safety certificate renewal as per tenancy requirements; Monthly statement of account with expenses breakdown; Liaison and access management with tenants; Safety advice and regulatory compliance of property as and when required.

  • +Interim Inspections - Included

  • Our regular inspections are the opportunity for the tenants to raise any concerns they have with the house as well as to make sure the property is looked after appropriately. The Inspection Report (View PDF) you get after each visit shows the standard of the property up-keeping and complies with state-of-the-art legal requirements. 

  • +Property Maintenance - Subject to our T&C

  • We work with a pool of reputable tradespeople. Our contractors are VAT exempt whenever possible and mostly local, which makes it cheaper and faster, yet we can work with the contractors of your choice if preferred. The maintenance of the appliances, fixtures and fittings and inventory items is included in the management fee. For all other repairs, we can assist with most aspects of your property's maintenance and provide competitive quotes. Maintenance of the property or issues not directly caused by the tenancy incurs our standard 15% management fee (minimum £40) on top of the contractor's invoice, subject to our Terms and Conditions.

  • +Check-out Report - £240 (£120 for Rooms)

  • Once the tenants have left, we check the state of the property and make sure any damage is either repaired by the tenants or discounted from the deposit. This includes liaison with the landlord, the tenants and the DPS.

  • +Non Resident Landlord taxes - £60 per report

  • Non Resident Landlord (NRL) retention and payment to HMRC, including the tax breakdown in the monthly statements of accounts.

I want happy management
I also want some extras We also provide the following, whenever necessary:
  • +Extra Interim Inspection - £85

  • You can book an inspection on demand, for instance, if you would like us to check a particular feature of your property or the garden for instance.  This is also the opportunity for tenants to raise any concerns they have with the property. During our inspection, we make sure the property is looked after appropriately. The Inspection Report (View PDF) you get after each visit shows the standard of the property up-keeping and complies with state-of-the-art legal requirements.

  • +Contract Modification - Changeover - Addendum - etc - £90

  • Any change of the terms of the contract, including tenant changeover, rent and/or dates modification, addendum, Notice to Leave, etc.

  • +Carbon Monoxide / Smoke Detector - £45 (Battery) - £85 (Grade D)

  • Alarms will be supplied & fit when and where required (price p/unit). Battery-operated units cost £45, whereas interlinked D-grade system LD1-LD2-LD3 cost per detector is £85.

  • +Admin Services - £60 per item

  • If you are too busy to pay a bill or an invoice or to collect an item at your property, we can do this and charge for it directly from the rent (service available for Managed properties only). The authorisation letter required for paying suppliers, e.g. Utility Companies or City Council in the name of the landlord is charged at £60 per supplier. This does not include any claim or legal proceeding, nor any mortgage or insurance contract, which are the direct responsibility of the landlord.

  • +Safety Certificates - Various prices

  • We renew all certificates required by the safety regulations, including:

    • GSC Gas Safety Certificate - £80
    • PAT Portable Appliance Test - £60
    • EPC Energy Performance Certificate - £100
    • EPC must be produced before the property is put on the market, therefore payment may be required in advance.
    • Smoke Alarm Certificate - £85
    • For mains, interlinked D grade systems only.
    • Emergency Lights Certificate - £85
    • EIC Electrical Installation Certificate - £15 per circuit - Min. £90
    • Soft Furnishing Certificate - £65
    • Legionnaires' Risk Assessment - £70 / Yearly Review - £40
    • Residential Property Risk Assessment - £125
    • Fire Safety Evaluation - £95 
    • All these certificates are charged at contractor's price, which may vary without notice depending on the contractor's fees. We only add our 12% fee (Min. £40) the first time the assessment is done.
  • +Disclaimers & Waivers - £65 per item

  • Whenever necessary, we produce disclaimers and waivers to protect the landlord's responsibility or their property. The following documents will be signed by the tenants if required:

    • Pet Addendum Cat/Dog: sets the requisites for tenants to have pets, including the need to contract Pet Insurance to cover any damage to the property.
    • Appliances Disclaimer: to transfer the responsibility of appliances to the tenants for them to keep and maintain the appliances.
    • Solid Fuel Notice: to get the tenants on board on how to use, maintain and keep a solid fuel appliance safe.
    • Soft Furnishing disclaimer: when the landlord transfers the soft furnishing to the tenants, including any associated responsibility.
  • +Licence Application - £240 (renewal £180)

  • We will process your application, which includes gathering all the required information, complying with the requirements of the council, and submitting the final application electronically in your name. Note that a £50 discount on the licence fee will be granted by the Council for being an accredited member of the Rent With Confidence Scheme.

  • +Rent Guarantee - £3% extra fee

  • If requested, we will contract the service of an external provider to guarantee your income. The premium of the policy and other associated fees required to comply with the requirements of the provider will be charged to you at 3% on top of the management fee. This is available only under certain circumstances and when our suppliers are willing to underwrite your rental contract. Get in touch if you would like to add this to your contract.

  • +HMO Bills: Clause of Fair Usage & Price increase - £375

  • If you have an HMO with bills included and you are worried that your tenants might overuse the utilities or that the energy prices might go up suddenly and leave you out of balance, we can help. Our HMO agreements come with a clause of Fair Usage for utilities and a clause of Price Variation by default. With these, you can claim a rent increase for these reasons at any point in the tenancy. We can help calculate the baseline charges per tenant based on historical data, and the price per energy unit at the point of signing the tenancy contract, so that any significant increase in usage or price further down the line can trigger an extra rent charge. The initial calculations to include the price ranges in the contract cost £375. Note that if action is required to recover charges from tenants, this will trigger further charges for you as well, so we will discuss this with you before taking action. Any future calculation will incur a fee.

  • +Termination fee - £295

  • When the landlord takes their property back and doesn't require our services any longer, we issue a final invoice for terminating our contractual relationship and sending over any pending documents that the landlord may require.

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All prices are VAT inclusive; Subject to changes as per our Terms of Use.

Quotation Mark Quotation Mark

  • We have been extremely impressed with the service offered by Rent Happily; they're very prompt and professional when dealing with us or with the tenants and ensuring that we are adhering to regulations. I really wanted to emphasise how great you guys are without going OTT. Surely the best letting agency in bristol!

     Angela and Leroy G. Happy Landlords

  • The team has been great at communicating with me and the tenants, and they have managed things expertly and hassle free. I have had a consistently high level of personalised service throughout what has been absolutely a superb experience.

     Ahmed O. Happy Landlord

  • Thanks for your wonderful job you are doing over there!

     Atinsola B. Happy Landlord

  • I have let through Rent Happily for a few years now and can honestly say they are the best letting agency I've used. They are friendly, reasonable and incredibly helpful. I highly recommend them.

     Niamh W. Happy Tenant

  • I have been with this team for five years fully managing my property; they have been very professional, friendly and helpful. My rent has always been on time and put straight into my account. An excellent experience!

     Sagheer A. Happy Landlord

  • Thanks for everything. You’re dealing with my application so efficiently and faster than anyone I've experienced before in this kind of situations.

     Matias J. Happy Tenant