Managing your property

Many of our landlords like to know someone’s available 24/7 to handle any issues or emergencies that arise. Whether you live locally or some distance away, it’s good to know you won’t get a 3am call about a blocked loo!


Dedicated property management team

Managing a property is a specialist job, requiring specialist skills and dedicated focus. That’s exactly what you get at Woods – 12 full-time property management specialists, looking after your property from our head office at Bradley Stoke.

We’re experienced at resolving all issues from a simple maintenance issue to a complete refurbishment between tenancies. 



keeping a close eye

"Tradesmen are used to seeing me turning up on jobs to check the works in hand!"
Olivia Donaghy MNAEA, MARLA, Lettings Director

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Trusted contractors

Because we manage over 1000 properties we’re a good source of business for local contractors, so are able to choose the best in their fields, and ensure their work is carried out promptly, to a high standard and for a fair fee.


Rent and legal fees cover: guaranteed

Although we take enormous care to ensure your tenants are reliable, anyone’s circumstances can take a turn for the worse unexpectedly. So our ‘Full Management’ clients enjoy the peace of mind of six months’ free rent guarantee AND legal expenses cover should court proceedings ever become necessary. You can extend this cover if you wish – please contact us for a quote.


No renewal fees

If you and your tenants choose to renew a tenancy, many agents charge a full letting fee all over again – just for getting some signatures! We think that’s outrageous, and don’t charge anything.



In addition to finding you good tenants (find out more), before the tenancy begins, we will:


Make sure your property is legal

We’ll make sure your property is compliant with all relevant safety regulations (find out more) and advise you if action is required to meet the legal standards.


Prepare an Inventory & Schedule of Condition

This is an important ‘snapshot’ of your property’s condition before your tenants move in, and is vital if there are any disputes when they move out. This is why we don’t entrust this to a contractor, but have our own in-house qualified inventory clerks, who are able to carry out this task more quickly (meaning shorter voids for you).

We then ask the tenants to take their time and agree the inventory before handing it back.



During the tenancy we’ll:


Collect the rent

Every month we’ll ensure the rent is collected and pass it onto you by BACS, after any deductions for our fee or maintenance costs.


On-call 24/7

We’re on-call 24/7 to handle any problems or questions our clients’ tenants may have. Any minor repairs (under £250) we’ll simply carry out what’s necessary without troubling you, using our trusted local contractors. For anything over £250 we seek your authorisation before works commence, and check its quality afterwards – although in the case of an out-of-hours emergency, we make sure the property and tenants are safe even if it’s over £250. 


Quarterly inspections

Every quarter we’ll carry out a property inspection, and send you a written report on you property’s condition.


Arrange annual gas-safety checks

We’ll arrange your property’s annual gas-safety check (required by law) and advise you of any action needed to ensure compliance. 



Shortly before a tenancy expires, we’ll ascertain from you and your tenants whether the tenancy is to be renewed. 

If both are happy to renew, we’ll 

  •  review your tenants’ rent, and try to negotiate an appropriate increase
  • issue a tenancy renewal 
  • arrange the gas-safety inspection 
  • carry out a property inspection.

If you require possession of your property, we’ll 

  • issue a Section 21 notice to end your tenancy. 



At the end of the tenancy we’ll:

  • complete a thorough check-out inspection, giving you an independent view on any damages or dilapidations incurred
  • oversee the return of deposits, and liaise with the tenants and/or tenancy deposit scheme as necessary
  • offer advice on repairs, re-furnishing or refurbishment that’s required between tenancies
  • advise of repairs that may be essential or otherwise following the tenants’ departure.


If you have any questions about managing your property, please feel free to get in touch.