Hardings offers a comprehensive range of services designed to meet
the needs of all types of landlords.


Whether you are a first-time landlord with one property or an experienced buy-to-let investor with a substantial portfolio, we can help you to achieve your goals and deliver the best return on your investment.

With more than 25 years of experience in the lettings market, we are the ultimate safe pair of hands to oversee the letting of your property. Our branch is staffed by local property experts, allowing us to provide a tailored service packed with local knowledge.

Unlike many of our competitors, we have retained in-house property management teams, meaning we have local staff who are ready to respond to any repair or maintenance requests that are received. It means our teams not only know the area in which they work, they also know your property.

If you are interested in letting out a property, we would love to hear from you. One of our specialist lettings professionals will visit your home and provide you with a up-to-date market appraisal.

We pledge to do all we can to help you get the highest possible rent in the shortest time for your property, as we understand your investment needs to work for you.

Landlords Responsibilities

The residential rental market is changing regularly with new legislation and responsibilities that Landlords must adhere to. Failure by landlords to comply with these strict new legislation laws could result in heavy fines, imprisonment for the most serious of cases and a refusal by the courts to grant a Landlord possession of their own property where there is non compliance.

Hardings are here to guide you every step of the way, offering you straight talking advice, and to guide you through the legislation that you must adhere to.

The information below, although not complete, shows how detailed the new legislation is.

Commencement of New tenancy or Managed Properties

Gas Safety Certificates on Managed Properties – Landlords Responsibilities

Should the Landlord, 7 days before the expiry of an existing Gas Safety Certificate or 7 days prior to HARDINGS LETTINGS AND PROPERTY MANAGEMENT letting the property, not arrange with HARDINGS LETTINGS AND PROPERTY MANAGEMENT to be in receipt of a valid certificate from an approved Gas Safe Registered Company or provide instructions to arrange a Gas Safety inspection prior to the end of the current certificate, HARDINGS LETTINGS AND PROPERTY MANAGEMENT have the right, at the Landlords expense, to arrange for an approved Gas Safe Registered Engineer to carry out a Landlords Gas Safety Test.

Gas Safety Certificates on Let Only Properties – Landlords Responsibilities
On expiry of a Landlords Gas Safety Certificate during an existing tenancy, the Landlord is fully responsible for making sure a new certificate is arranged offering continuity of cover, at no time are HARDINGS LETTINGS AND PROPERTY MANAGEMENT responsible to arrange this if the property is not managed. HARDINGS LETTINGS AND PROPERTY MANAGEMENT will not accept any responsibility in the event of accidents occurring as a result of faulty electrical or gas appliances/installations. HARDINGS LETTINGS AND PROPERTY MANAGEMENT will be pleased to organise servicing or repair at the Landlord’s request, however, will not be bound automatically to arranging annual inspections under the Gas Safety Regulations.

Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020

The majority of landlords are proactive when it comes to ensuring the safety of their tenants and make a welcome contribution to the housing market. But a minority fail to do so, putting their tenants in danger as a result. These new Regulations require landlords to have the electrical installations in their properties inspected and tested by a person who is qualified and competent, at least every 5 years. Landlords have to provide a copy of the electrical safety report to their tenants, and to their local authority if requested. This means that all landlords now have to do what good landlords already do: make sure the electrical installations in their rented properties are safe. The Regulations came into force on 1 June 2020 and form part of the Department’s wider work to improve safety in all residential premises and particularly in the private rented sector.

Furniture and Furnishing (Fire & Safety) Regulations 1988
These regulations apply to Landlords or Agents who let furnished accommodation in the course of a business and place a duty on them to ensure furniture is fire resistant and complies with current regulations. This means that any foam used in the furniture is to be combustion modified high resistance foam. Furniture must also pass the upholstery test (cigarette test) and the cover fabrics test (match test). All furniture, whether second hand or new, in any property made available for letting must be fire resistant to the above standards.

Energy Performance Certificate (EPC)
From 1st October 2008 it is a legal requirement for all properties marketed for rent to have an EPC. The certificate will last for ten years and must be available for viewing before the property is marketed. HARDINGS LETTINGS AND PROPERTY MANAGEMENT will not be able to accept instructions from any landlord without the EPC certificate in place.

Smoke Alarms
Smoke alarms must be present on each floor where there is a habitable room. The landlord must ensure that the alarm is working at the commencement of the tenancy and be able to prove that the alarm is tested regularly.

Carbon Monoxide Alarm
Carbon Monoxide alarms must be installed in all properties with a solid fuel boiler or fire. However, Gas Safe recommends that all properties with gas boilers should also have a carbon monoxide alarm. These alarms will also need to be working at the commencement of the tenancy and tested regularly.

Window Blinds
All window blinds fitted in rental property must now conform to the Blind Cord Safety Regulations 2014, whether there are children present within the tenancy or not. New purchased blinds all comply with this regulation and this is only relevant if you have older style blinds in your property.

Electrical Appliances
All electrical appliances/installations should be tested and maintained in a safe working order. The Landlord is responsible for any faulty appliances suppled at the commencement of the tenancy.

Proof of Ownership
A Landlord must provide a valid form of identification i.e passport or driving license and proof of ownership i.e utility bill or mortgage statement, solicitors letter.


Failure to meet the above requirements of these safety regulations may result in prosecution. You should also be aware that some insurance claims may be invalidated if they neglect to meet safety standards. We are sure you will recognise the importance of these issues and hope we can look forward to cooperation in ensuring safety in rented accommodation. We must decline to act as your Managing Agent if you fail to meet these requirements. Any ensuing problems resulting in personal injury or damage to property, where a Landlord refuses to meet his obligations may result in a criminal prosecution of the Landlord or Agent acting on his behalf.

Authority from Bank/Building Society
Without the Landlord providing HARDINGS LETTINGS AND PROPERTY MANAGEMENT with the written authority from their mortgage provider, HARDINGS LETTINGS AND PROPERTY MANAGEMENT will not serve any notices on their behalf.

Leasehold Properties
The Landlord must advise the Freeholder/Managing Agent that they intend to rent the property, as their consent to let and their approval of the Tenant may be required in order to meet certain requirements in the lease under which the property is owned. The Landlord may also be required to provide HARDINGS LETTINGS AND PROPERTY MANAGEMENT with a copy of the main lease so that any special conditions may be included within the Assured Shorthold Tenancy Agreement.

Buildings and Contents
The Landlord must advise their insurers of the intention to let the property as cover may not be provided under a standard policy.

Record Keeping
The Landlord has an obligation to keep 6 years proceeding records, should you be investigated by any government agency.

Taxation of overseas Landlord
Should the Landlord wish to manage his own property from overseas, HARDINGS LETTINGS AND PROPERTY MANAGEMENT have an obligation to advise the Tenant to confirm the Landlord has consent from the Inland Revenue with the appropriate approval number. Alternatively the Tenant shall retain the equivalent of basic rate tax from the rent paying this amount on a quarterly basis direct to the Inland Revenue

Right to rent in the UK- Documentation and Working Visa
As from 1st February 2016, under the Immigration Act 2014, it is the landlords responsibility to ensure that all tenants have the right to rent in the UK by making and keeping a copy of passports for all tenants and evidence of their immigration status (biometric residence permit). Hardings will undertake tenants checks to the best of our ability but we cannot accept liability for any subsequent issues which arise either directly or indirectly from our actions in this respect. Please note that the penalty for non-compliance is up to £3000 per tenant.

Landlord and Tenant Act 1987 Section 47
We are obliged to include your full name and address on all rent demands (tenancy agreements). If your address is outside England and Wales, then we must provide the tenant with an address within England and Wales to which notices (including notices in proceedings) may be served on you. Unless otherwise instructed, if your address is outside England and Wales, we will use our address during such period as we manage the property. We will use our best endeavours to forward any notices to you promptly but we cannot accept liability for any loss or damage incurred either directly or indirectly from our actions in this respect.

Landlord and Tenant Act 1987 Section 1 and 2
If the tenant makes a written request for your actual address, where-so-ever in the world you may be, it is a criminal offence to withhold information and it must be provided within 21 days of receipt of the request, otherwise you may be liable upon conviction to a maximum fine of £2500. If you as the landlord are a limited company or corporate body, upon written request by the tenant, you are obliged to provide the name and address of every director and the company secretary within 21 days, or you could face a further fine of up to £2500.