The schedule of services, level by level
The office runs three levels of service, and a property sits on one of them at a time. The level you pick decides who writes the inventory, who takes the telephone call about a leak, and who books the engineer. Everything else about the tenancy stays the same.
The table below reads task by task rather than as a list of packages. Read down the first column for the work, then across for the level. Where a row says You, that task stays with you and the office passes you what it holds on it.
Where each task sits
| The task | Let only | Rent collection | Full management |
|---|---|---|---|
| Photographs, measurements and the advertisement | Office | Office | Office |
| Viewings, run in blocks, with feedback in one message | Office | Office | Office |
| Referencing and the right to rent check | Office | Office | Office |
| Drawing the tenancy agreement | Office | Office | Office |
| The inventory, written at the property | You | Office | Office |
| Deposit taken, protected and certificated | You | Office | Office |
| Rent collected and the monthly statement sent | You | Office | Office |
| Arrears worked on the set order | You | Office | Office |
| Inspection rounds, spring and autumn | You | You | Office |
| Repairs instructed, with job sheets returned | You | You | Office |
| Certificates booked and renewed to the index | You | You | Office |
| Renewal drawn and the deposit re-registered | You | You | Office |
| Check-out read against the signed inventory | You | You | Office |
| Deduction evidence put to the scheme | You | You | Office |
Let only, and where it ends
Let only takes the property from empty to signed. The office photographs it, measures the rooms, advertises it and runs the viewings. References come back to you in full, then you choose the applicant.
The agreement is drawn in the office and read by you before signature. On the day the keys change hands the file is handed across, with the referencing pack, the signed agreement and the copies taken at the counter. From that day the rent, the deposit and the property are yours to run.
This level suits a landlord who lives near the property and has the time to attend it. It also suits a landlord who already holds a deposit scheme membership in their own name.
Rent collection, and the monthly statement
Rent collection adds the money side to everything in let only. The office writes the inventory at the property, takes the deposit and protects it inside the thirty days. The standing order is set up for the rent date the agreement names.
Each month you get a statement showing rent in, costs out and the balance paid across. Arrears run the set order: a message on day three, a telephone call on day seven, your call on day fourteen, then the arrears letter. The ledger carries any payment plan beside the arrears.
Repairs, inspections and certificates stay with you at this level. The office passes on a tenant's repair report the same day it arrives, with the room and the tenant's own words.
Full management, and what it takes off your desk
Full management adds the property side. The office runs the inspection rounds, instructs the repairs, books the engineers and keeps the certificate index current. You set a standing limit at the start, and work under it goes ahead without a call.
Above the limit you get a call, a figure and a recommendation before anything is booked. A loss of heat, a loss of water or an unsafe electrical fault goes out the same day, then you are told what was done. The renewal is drawn in August, and the check-out is read against the inventory on the day the keys come back.
The year plan runs on the twelve monthly duties set out on the main page. You hear from the office on the rent date, after each round, and when a certificate falls due.
What is quoted job by job
Some work sits outside every level and is quoted for the job in front of it. The quote is written, and it goes to you before the work is booked.
- An inventory at a large or furnished property — the sheet runs longer than a standard let, so the visit is quoted on the room count.
- Refurbishment between tenancies — the office coordinates the trades and returns the invoices with the job sheets.
- Preparing a file for a solicitor — the papers are copied, indexed and sent where a matter goes that far.
- An additional visit you ask for — outside the two rounds, booked for the hour you name.
The fee for each level, and the basis for these job quotes, is written into the management agreement. You read those figures before you sign, and they stay as written for the term.
What is agreed before the office acts
Four things are settled on the day the file opens. The service level, the standing repair limit, the rent date and the account the balance is paid into.
Each one goes into the management agreement in writing. A change to any of them comes from you in writing, then the office confirms it back to you.
Moving between levels, and ending the agreement
A property moves up a level at any point, and the change starts on the next rent date. Moving from let only to full management asks for one extra visit, so that the office writes its own inventory before it takes the property on.
A property moves down a level at the end of a term. The office hands across the file, the certificate index and the deposit scheme reference, then writes to the tenant with the new arrangement.
The notice period for ending the management agreement is written in that agreement, and both sides work to it. On the last day the office sends you the final statement, the keys and the file as it stands.
Write to tenancies@fullspectrumlettings.space with the address and the level you have in mind. The compliance record sets out the certificates that come with the property, whichever level it sits on.