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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.

Our services includes shared houses, family homes, and individual rooms in HMOs, ensuring we cater for every need.

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.

Transparency Icon Transparency

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

  • We help landlords and agents to mitigate the impact of the bill on their operations, their finances and their personnel.

    This service is tailored to your needs, so that you -or your company- can thrive under the new regulations. Check your progress in the implementation of the Bill.

    For landlords, we help:

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

    For Agents, all the above, plus:

    • Revision of the fee structure to remain competitive in an increasingly demanding market.
    • Streamline your operations and professionalise your services.
    • Minimize redundancies in agencies facing loss of income.

    Get in touch to discuss your needs over the phone or using the Register button below.

  • +Optimizing Property Space with a licence - 4% of the profits generated

  • 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 takes into consideration the property size and amenities and optimizes the available space for residential use following the requirements of fire regulations and licensing standards.

    This service is especially suited for landlords who manage their property themselves, giving them the expertise and insights they need to improve their bottom line, adopt the latest regulatory changes and make informed decisions with their property.

    Get 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 Bills: Clause of Fair Usage & Price increase - £245

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

    No more worries about tenants overusing utilities or energy prices going up and leaving you out of balance. Our HMO addendum to your tenancy agreements comes with a clause of Fair Usage for utilities and a clause of Price Variation and in both cases, you can claim an increase of rent for both reasons, at any point in the tenancy.

    We calculate the baseline charges per tenant with historical data and the price per energy unit at the point of signing the tenancy contract so that any significant change in usage or price (generally 25% up or down) can trigger an extra rent charge –or refund. The clause and initial calculations to include the price ranges in the contract cost £245 if required, and you can easily monitor the usage and price variation thereafter. If you want us to monitor the bills and calculate the variation in prices and/or consumption, it costs another £245 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

  • 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 back up the tenancy when required.

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

  • This includes a schedule of condition of the 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 £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 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

  • 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

  • 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

  • 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

  • We work with a pool of reputable and affordable tradespeople. Our contractors are VAT exempt whenever possible and they mostly work locally, 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. We can assist with most aspects of the maintenance of your property, and we provide competitive quotes for amounts over £500. Maintenance of the property or issues not directly caused by the tenancy carries our standard 15% management fee (min £40) on top of the contractor's invoice, subject to our T&C.

  • +Check-out Report - £125 (£80 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 DPS when the property is managed by us.

  • +Non Resident Landlord taxes

  • 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

  • Our 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.

  • +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 cost £55 per unit, whereas interlinked D-grade system LD1-LD2-LD3 cost per detector is £85.

  • +Check-out Report - £125 (£80 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. Includes liaison with the DPS when the property is managed by us.

  • +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.
  • +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 is the direct responsibility of the landlord.

  • +Licence Application - £180

  • We will process your application, which includes gathering all the required information, complying with the requirements of the form, and submitting the final application electronically in your name. Note that a £50 discount on the license fee will be granted by the Council thanks to our belonging to the Rent With Confidence Membership Scheme.

  • +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.
  • +HMO Bills: Clause of Fair Usage & Price increase - £245

  • 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 and in both cases, you are able to claim an increase of rent 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 £245 if required, and the monitoring of the price variation is included in our management service. 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.

  • +Termination fee - £195

  • 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 document 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

  • 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

  • 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

  • I have had a tenancy with Rent Happily since 2014. The team is accessible and responsive, always in a timely and professional way. The property has been maintained to a high standard and requests for repairs are dealt with promptly. This is a perfect example of how private tenancies can work well. Thank you Rent Happily.

     Patricia R. Happy Tenant

  • This is our first let with Rent Happily. We have used numerous letting agents in the past and we are amazed by how much better in every department this agency is. The level of organisation and efficiency is fantastic. They really know their stuff and are on top of all the legal, financial and practical details. Their systems work and they are responsive to concerns and queries. The tenant selection process is based on finding a good fit for the landlord, the tenant and the property. The commitment to treating both tenant and landlord fairly is something we far prefer given the lack of ethical standard commonly seen in this business. This approach really takes the stress out of letting out a property. These are qualities we did never expected to find in this business and so we feel very lucky to have found Rent Happily.

     Margot Y. Happy Landlord

  • I have only ever had good experiences with Rent Happily. The team are friendly and helpful, they treat us with respect and I've always felt like they value us as tenants. Not something I've come to expect from an estate agent! Thanks for being the kind of estate agent I am happy to write a testimonial for!

     Zoe R. Happy Tenant

  • It is great to know that my property is managed by a reliable team; it is quite simply a huge relief to know that they swiftly and responsibly take care of everything regarding the property and I can thoroughly recommend their services.

     Amy M. Happy Landlord