Serviced accommodation is a professionally managed, furnished property that is let to short- and medium-stay guests, rather than to traditional residential tenants on an AST.

Under our model, your property is let to our company under a company let agreement. We then operate the property as serviced accommodation, take responsibility for guests, and handle day-to-day management such as cleaning, guest vetting, and minor maintenance.

We make our income from the nightly or weekly rates paid by guests. Guests are willing to pay a premium for the convenience, flexibility, and hotel-style service of serviced accommodation, in the same way people pay more for a short stay in a hotel compared to a long-term rental.

From your perspective as a landlord or agent, you deal with one professional company as your tenant, receive an agreed rent, and are not involved in managing individual guests

The property will be occupied by short- to medium-stay guests who stay under a licence with our company, not as residential tenants under contract. These guests generally fall into two main categories:

• Professional / corporate guests (our primary focus):
  We mainly target corporate and professional bookings. These are typically employees of organisations who require accommodation for work-related reasons, often for stays of around two months.

• Leisure and tourist guests:
  When the property is not booked by corporate guests, we may host leisure or tourist guests for shorter stays.

All guests are subject to our own internal verification process in addition to any checks carried out by platforms such as Airbnb or Booking.com. This process is designed to ensure guests are appropriate for the property and that it is used in line with our terms

We operate our own guest verification process in addition to any checks carried out by platforms such as Airbnb or Booking.com. No guest is given access to the property unless they have successfully completed our internal checks. Our approach includes the following safeguards:

• Local booking screening:
  If a guest tries to book while living in the same city as the property, this is automatically flagged for further review, as local bookings are more commonly associated with parties or misuse.

• Terms and conditions agreement:
  All guests must agree to our terms and conditions before receiving access to the property. These clearly set out expectations around behaviour, noise, and care of the property, and confirm that guests may lose their deposit for any breach of these terms.

• Booking restrictions:
  We do not accept one-night bookings, which helps discourage inappropriate use of the property.

• Corporate booking checks:
  For corporate guests, we require confirmation from a company email address as part of our verification process.

• Noise monitoring:
  We use Bluetooth sound monitors within the property. If noise levels exceed acceptable limits, we are alerted and can contact guests to remind them of the rules and their deposit conditions.

In addition to this, our company holds contents insurance to cover any damage or loss.

Yes — a copy of the guest form we require all staying guests to complete, including our full guest terms and conditions, is linked at the end of this FAQs section.

We provide multiple layers of financial security for landlords and agents:

• Higher deposit:
  We can pay a deposit higher than the standard 5-week cap that applies to AST tenancies, giving you additional protection beyond what you would normally receive from a residential tenant.

• Rent in advance:
  While standard practice is one month’s rent in advance, we are able to pay up to five months’ rent in advance if required.

• Personal guarantee (indemnity):
  As part of our company let agreement, we provide a personal guarantee by way of indemnity. This means that if our company were unable to meet its financial obligations under our agreed contract, you could pursue me personally for any losses, unpaid rent, or costs arising from a breach of the agreement. This provides you with at least the same – and in many cases stronger – protection than you would have with a typical residential tenant and guarantor.

Under our company let agreement, our business takes full contractual responsibility for the actions of our guests during their stay. This is written into the agreement so you are not left exposed to guest behaviour.

If neighbours raise any concerns, we contact guests immediately and enforce the terms of their booking, including reminding them of the conditions tied to their deposit.

If guests cause damage to the property, they may forfeit their deposit in line with our terms and conditions. In addition to this, we hold contents insurance as a company to provide further protection.

To support this, our professional cleaners carry out an inventory after every stay and photograph the property, so any damage or missing items can be clearly evidenced and dealt with promptly.

We take responsibility for day-to-day and minor maintenance during the term of our company let agreement, so you are not dealing with routine issues or call-outs. This typically includes:

• Minor repairs and general wear-and-tear issues

• White goods maintenance and repairs (e.g. fridge, washing machine, dishwasher), which are also covered under our contents insurance where applicable

• Small, non-structural fixes and responsive maintenance required to keep the property guest-ready

You remain responsible for structural and statutory items, such as the boiler, gas safety, electrical safety, and any major structural repairs — in line with standard landlord obligations.

We are committed to meeting our rental obligations and do not anticipate this situation arising. However, if rent were not paid, this would constitute a breach of the company let agreement. This gives you a straightforward contractual right to terminate the agreement and regain possession if required, without the lengthy statutory possession procedures associated with residential tenancies.You would also be entitled to charge interest on any overdue rent, and your position would remain protected by the personal guarantee we provide.

No — we are not subletting in the residential sense.

Your tenant is our company under a company let agreement, and we remain fully responsible for the property throughout the term.

Guests do not receive Assured Shorthold Tenancies (ASTs) and do not become sub-tenants. Instead, they stay with us under a short-stay licence as guests of our business, similar to a hotel model.

This means you have a single, accountable company as your tenant, and we retain full responsibility for our guests’ behaviour and the way the property is used.

No — this is not an HMO. HMOs involve multiple individuals living in a property as residential tenants under separate ASTs. In our model, guests stay under licence with our company, and your tenant is our business under a company let agreement, so it does not fall within the HMO definition.

In Manchester, serviced accommodation generally sits within C3 (Dwelling House) use, so separate planning permission is not normally required for the way we operate.

Before taking on any property, we also check that the relevant mortgage, insurance, leasehold, and planning position allow for serviced accommodation, so we operate in a clear and compliant way rather than in a “grey area.”

There are several practical advantages to working with us under a company let agreement rather than a traditional AST:

• One professional tenant:
  You deal with a single, accountable company rather than multiple individual tenants. This means no tenant turnover, no void periods, and no need to chase different people for arrears or damage.

• Greater financial security:
  We offer a higher deposit, the option of rent in advance, and a personal guarantee by way of indemnity — giving you strong protection compared with a standard AST arrangement.

• Better day-to-day upkeep:
  Our business depends on keeping the property in good condition, so we carry out regular inspections, use professional cleaners, and handle minor maintenance as part of our operations.

• Less management hassle for you:
  We take responsibility for guests, bookings, and routine issues, so you (or your agent) are not dealing with the everyday problems that often come with residential lets.

For a fuller explanation of the commercial and practical benefits of working with us, please see our “Why Work With Us” section of the website.