Frequently asked questions

We are Loughborough letting specialists, with a local team focused entirely on helping landlords let and manage their properties well. From our office on Biggin Street, we manage more than 560 tenancies and let more professional rental properties each year than any other office in Loughborough.

Our approach combines experienced tenancy management with thoughtful, comprehensive advertising. Every property is carefully presented and positioned, with marketing across all the major property portals to give it the strongest possible exposure.

With a 4.9-star customer rating, straightforward and highly competitive fees, and extensive knowledge of Loughborough and the surrounding villages, we offer landlords a specialist service that is both personal and proven.

Our office hours are Monday to Friday, 9:00am to 5:30pm, and Saturdays, 9:00am to 3:00pm. You can find us conveniently located in the heart of Loughborough, right across from Bonkers and between McDonald's and Marks & Spencer. If you're driving, the nearest parking is available at NCP The Rushes. Our address is 7 Biggin Street, Loughborough, LE11 1UA.

You are welcome to visit our Loughborough office during our normal opening hours without an appointment. However, if you would like to discuss a property in detail or meet a particular member of the team, we recommend contacting us first so that we can make sure the right person is available to help.

Our letting agency is located in Loughborough and serves Charnwood and Rushcliffe. We have a strong presence in popular locations such as Quorn, Mountsorrel, Shepshed, Sileby, Leicester, Barrow Upon Soar, Rothley, and Coalville. Our planned West Bridgford office will cover Clifton, Cotgrave, and Ruddington.

After the exceptional rental growth seen in 2022 and 2023, the market has become more balanced. Nationally, rental growth has slowed, with some indicators showing little movement in advertised rents, while official figures still show rents continuing to rise year on year. In Loughborough, demand remains strong, but rental increases are no longer as aggressive or as automatic as they were during the peak of the market. The picture is now more nuanced than simply “rents are rising”. Well-presented, correctly priced properties are still performing strongly, but tenants are becoming more price-sensitive, and over-ambitious pricing can lead to longer void periods.

For landlords, the key is to set a rent that reflects current market conditions while still supporting tenant retention and minimising vacancy.

Want to know how this affects your property? Book a valuation to learn more.

We price properties against the demand we receive for comparable properties and other factors, such as your priorities. As we let more properties in Charnwood than any other professional agency, we are in an excellent position to know the optimum price for your property. In addition, there is no charge or obligation with our valuations which can be conducted in-person or remotely.

If a property is well advertised and optimally priced, we anticipate securing a tenant within two weeks, although this can often be as quick as a few days. Referencing then usually takes two to three working days.

We create stunning digital particulars highlighting the individual attributes of every property we market, with videos, floor plans and brochures as standard. We then use all the major property portals, social media, and conventional print to expose properties to the right audience.

The process normally begins with a valuation and advice on rent, presentation and compliance. We then prepare the marketing, launch the property, qualify enquiries, conduct viewings and present suitable applications to you.

Once you select an applicant, we take the holding deposit, complete referencing, prepare the tenancy documentation, arrange the required pre-tenancy compliance and collect the cleared move-in funds. Under our Fully Managed service, we then become the tenant’s main point of contact throughout the tenancy.

Yes. We can review the current agent’s terms, explain any notice requirements and help organise the transfer of the tenancy documents, deposit information, rent records, safety certificates and maintenance history.

The tenancy itself does not usually need to end simply because the managing agent changes. We will coordinate the handover and explain the process to the landlord and tenant.

Using one instructed agent normally gives the landlord clearer accountability, consistent marketing and a single application and referencing process. Multiple agents can duplicate advertising, confuse applicants and make it harder to maintain one accurate record of enquiries and offers.

We therefore generally work on a sole-agency basis. We will explain the appointment terms before you instruct us.

Huntleys conducts the following checks where possible and will inform you of any concerns arising: Identity checks for proof of identity, such as a passport or driving licence, to verify the prospective tenant is who they say they are; Credit checks to ensure that they have a good credit history and can manage their finances responsibly; Employment checks to verify that the tenant can afford the rent; and References from previous landlords to verify the tenant's rental history; Right to rent checks are required to ensure that tenants have the legal right to rent property in the UK.

Our Fully Managed service includes the core agency work involved in setting up and managing a tenancy, including referencing, tenancy documentation, the inventory, periodic property visits, rent reviews, deposit registration and assistance with deposit disputes.

We do not add a mark-up to contractors’ invoices. Costs belonging to the property itself, such as repairs, safety certificates, licences and other third-party services, remain the landlord’s responsibility. Our agency agreement sets out the service and fees in full.

A property will generally be an HMO where it is occupied by at least three people forming two or more households who share basic facilities such as a kitchen, bathroom or toilet. Students living together will usually be treated as separate households.

The definition is concerned principally with how the property is occupied and used, rather than simply whether the occupants have one joint tenancy agreement or separate contracts.

Planning permission and property licensing are separate requirements, and an HMO may need both. Loughborough has been covered by an Article 4 Direction since 2012, removing the permitted-development right that would otherwise allow an ordinary C3 dwellinghouse to become a small C4 HMO without a planning application.

Before buying or operating an existing HMO, landlords should establish that it has express planning permission or can demonstrate lawful HMO use dating from before the Article 4 Direction took effect. Evidence may include a Certificate of Lawfulness of Existing Use or Development, commonly known as a CLEUD.

HMOs occupied by more than six people are generally treated as sui generis rather than C4 and require specific planning advice. Parking and the concentration of nearby HMOs are common considerations when new applications are assessed.

Many HMOs in Charnwood require a licence. The borough-wide Additional HMO Licensing Scheme runs from 1 April 2023 to 31 March 2028 and generally covers smaller HMOs occupied by three or four people forming two or more households. HMOs occupied by five or more people are generally subject to mandatory HMO licensing.

A licence does not replace the need for the correct planning position, and licences are not transferable when a property is sold. A new owner must make their own application. Operating a licensable HMO without the required licence is an offence, so the position should be confirmed with Charnwood Borough Council before occupation begins.

Student HMOs usually operate around the academic year, with groups commonly taking one joint tenancy and marketing often beginning well before the following summer. Each student will frequently have a guarantor, but failing to secure a group before the academic year begins can create a significant void.

Professional HMOs are more commonly let room by room as vacancies arise. Occupants may not know one another before moving in, so affordability, referencing and household compatibility should be considered individually. This model can spread occupancy risk because the remaining rooms continue producing income when one room is vacant.

You can request a viewing through the property listing, by visiting our viewing page or by contacting our office.

We may ask for some basic information about your circumstances, preferred move-in date and who would be living at the property. This helps us confirm whether the property is likely to be suitable before arranging an appointment.

You can apply for one of our properties by completing our online application form.

Before applying, you should normally have viewed the property and confirmed that it is suitable for your household. An application does not guarantee that a tenancy will be offered. Where several applications are received, the landlord will consider the applicants’ circumstances before deciding how to proceed.

Applicants will normally be asked to provide proof of identity, evidence of their right to rent, employment or income information, address history and details of their current or previous landlord.

The information required may vary depending on your circumstances. We will explain what is needed and tell you if anything remains outstanding.

As a general affordability requirement, the monthly rent should not exceed one-thirtieth of your household’s combined annual gross income. In other words, the household’s gross annual income should normally be at least 30 times the monthly rent.

For example, if the rent is £1,000 per month, the household would usually need a combined gross annual income of at least £30,000.

Where a guarantor is required, their gross annual income will usually need to be at least 42 times the monthly rent. For a rent of £1,000 per month, this would normally mean an annual income of at least £42,000.

A guarantor may be considered where additional financial security is needed.

The guarantor will normally need to complete referencing and sign a legally binding guarantee. We will confirm whether a guarantor is acceptable for the particular property and explain the requirements.

Once the landlord has agreed to proceed with your application, you may be asked to pay a holding deposit to reserve the property while referencing and the pre-tenancy checks are completed.

The holding deposit is normally equivalent to one week’s rent. To calculate this, multiply the monthly rent by 12 and divide the result by 52. For example, the holding deposit for a property costing £1,000 per month would be approximately £230.77.

Before taking payment, we will explain the circumstances in which the holding deposit will be refunded, retained or, with your agreement, applied towards the tenancy deposit or first month’s rent.

We cannot ask for or accept rent before the tenancy agreement has been signed. Once the agreement has been signed, you may be asked to pay up to one month’s rent in advance, together with the tenancy deposit, before the tenancy begins and keys are released.

We will provide a statement confirming the amount due and the payment deadline.

Where a tenancy deposit is taken, it will be registered with an authorised tenancy deposit protection scheme.

The prescribed information explaining how the deposit is protected will be provided with your tenancy agreement. This will include details of the scheme, how the deposit will be dealt with at the end of the tenancy and what happens if there is a dispute.

Permitted payments can include the rent, a refundable holding deposit of no more than one week’s rent, a refundable tenancy deposit, utilities and council tax where applicable, and certain limited payments requested by the tenant or arising from a default written into the tenancy agreement.

For annual rent below £50,000, the tenancy deposit is normally capped at five weeks’ rent. For annual rent between £50,000 and £100,000, it can be up to six weeks’ rent. A requested tenancy change is normally capped at £50 unless higher reasonable costs can be evidenced.

A landlord or agent cannot ask for, encourage or accept rent before the tenancy agreement has been signed. After signing, a tenant can normally be asked for a maximum of one month’s rent in advance before the tenancy begins.

Where additional financial security is needed, a suitable guarantor or professional guarantor service may be considered instead.

No. Rental adverts must state a specific asking rent, and landlords and agents cannot encourage or accept offers above that amount. Applicants can still offer the advertised rent or make a lower offer for the landlord to consider.