Legal
Our terms for the fully managed letting service. These set out what we do, what we charge, and the responsibilities on both sides. Please read them carefully before instructing us.
Fully Managed Letting Service. Version 1.0, May 2026. A signable copy is provided to landlords on instruction.
These Terms of Business form the contract between the Landlord and Glynn Management Services Ltd (GMS). As a consumer (a private individual) you have a 14 day right to cancel under the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013, set out in section 14 below. GMS is a member of The Property Ombudsman and is bound by the TPO Code of Practice for Residential Letting Agents (England).
The Agent: Glynn Management Services Ltd, Unit 7, Atlas Business Park, Balby Carr Bank, Doncaster DN4 5JT. Company No. 11177565, registered in England and Wales. TPO member, Propertymark member, ICO No. ZC108293, HMRC AML supervised.
The Landlord appoints GMS as sole agent for the letting and full management of the Property. The Landlord confirms they are the legal owner or have authority to instruct GMS on behalf of all owners, and that no other agent is currently instructed. Where jointly owned, all owners must sign. The agreement commences on signature and continues until terminated under section 13.
The Landlord warrants that the Property is suitable for letting and that all required safety certificates, licences and consents are in place before any tenancy starts, including a Gas Safety Certificate (annual, where gas is installed), an EICR (valid 5 years), an EPC (minimum rating E), a legionella risk assessment, working smoke and carbon monoxide alarms, and an HMO licence where applicable. The Landlord will respond to communications within 3 working days, maintain landlord buildings insurance, keep GMS informed of material changes, and notify GMS of any court, insolvency or other proceedings affecting the Property. Landlords resident outside the UK for 6 months or more in a tax year must inform GMS, as the Non-Resident Landlord Scheme will apply.
Our fully managed service is 14% of the monthly rent, deducted from the rent collected. It includes tenant find, setup and ongoing management. There are no separate setup, onboarding or administration fees, and no renewal fees. All fees are exclusive of VAT where applicable.
| Service | Fee | When charged |
|---|---|---|
| Fully managed (tenant find, setup and ongoing management) | 14% of monthly rent | Monthly, from rent collected |
| Inventory check-in report | Included | At tenancy start |
| Annual property inspections | Included | Ongoing |
| Tenancy deposit registration (TDS) | Included | At tenancy start |
| Right to Rent checks and referencing | Included | At tenancy start |
| Tenancy agreement preparation | Included | At tenancy start |
| Serving a Section 13 rent increase notice | Included | When required |
| Void period management (welfare visits) | £75 per visit | When the property is vacant |
| Court attendance or legal proceedings (where required) | £150 per hour | As required, agreed in advance |
For emergency or unforeseen maintenance over £250 we will seek your written approval before instructing contractors, except where the matter is genuinely urgent and you cannot be reached. Under the Renters' Rights Act 2025 tenancies are assured periodic tenancies and do not require renewal, so the management fee covers the full duration of the tenancy while this agreement remains in force.
GMS advises the Landlord on relevant legislation and best practice, but the Landlord retains ultimate legal responsibility for compliance with the Housing Act 1988 (as amended by the Renters' Rights Act 2025), the Landlord and Tenant Act 1985, the Housing Act 2004, the Homes (Fitness for Human Habitation) Act 2018, gas and electrical safety regulations, EPC regulations, the Tenant Fees Act 2019, Right to Rent requirements, and all local licensing. GMS is supervised by HMRC for anti-money laundering and will carry out identity and sanctions checks on the Landlord and tenants.
GMS operates a dedicated client account for all client monies. GMS holds Client Money Protection with Propertymark, so landlords and tenants may be eligible for compensation if GMS is unable to repay client monies. All deposits are registered with the Tenancy Deposit Scheme within 30 days, with prescribed information served on the tenant. Rental statements are provided monthly and funds remitted within 5 working days of receipt, less agreed deductions.
GMS operates within a group of associated businesses and may, where relevant, refer the Landlord to Andrew Isaacs Law Ltd (conveyancing and property legal services) or Affinity Associates Isaacs & Co (accountancy). Any such referral will be disclosed in writing. The Landlord is under no obligation to use these services and is free to appoint any provider. GMS will confirm in writing whether any referral fee is received.
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, with the first phase of reforms taking effect on 1 May 2026. All assured tenancies have converted to assured periodic tenancies, fixed-term assured shorthold tenancies no longer exist for new agreements, Section 21 no-fault evictions have been abolished, rent increases are limited to once every 12 months by Section 13 notice with two months' notice, and tenants have the right to request to keep pets which a landlord may not unreasonably refuse but may require pet insurance. GMS will advise the Landlord on how these changes apply to each tenancy.
The Landlord is responsible for maintaining adequate buildings insurance throughout any tenancy, and we recommend landlord contents and public liability cover. GMS holds Professional Indemnity and Public Liability insurance in connection with its activities.
GMS carries out its services with reasonable skill and care. GMS's liability for any loss caused by its negligence or breach is limited to the total management fees paid by the Landlord in the preceding 12 months. GMS is not liable for the acts or omissions of tenants, events outside its reasonable control, or the Landlord's failure to maintain safety certificates or act on advice. Nothing limits liability for death or personal injury caused by negligence, or where it would be unlawful to do so.
GMS is registered with HMRC for anti-money laundering supervision and will conduct customer due diligence checks on the Landlord before commencing. The Landlord agrees to provide the information reasonably requested. GMS processes personal data in line with its Privacy Policy.
GMS will disclose any conflict of interest in writing at the earliest opportunity. Where a genuine and unresolvable conflict exists, GMS will seek the Landlord's written consent before proceeding or will withdraw from the affected matter.
Either party may terminate on not less than 2 months' written notice, provided notice does not take effect during a tenancy unless alternative management arrangements are in place that will not prejudice the tenant. GMS may terminate immediately if the Landlord fails to pay sums due within 14 days of demand, acts unlawfully or in material breach, or cannot confirm ownership or authority. On termination GMS will transfer documentation, keys and tenant details within 5 working days, subject to payment of outstanding fees. Fees for an existing tenancy where the tenant was introduced by GMS remain payable for the duration of that tenancy if the Landlord self-manages or appoints another agent, unless otherwise agreed.
If you are a private individual entering this agreement otherwise than in the course of a business, you have the right to cancel within 14 calendar days of signature without giving a reason. To cancel, notify GMS in writing before the end of the 14 day period. If GMS has begun providing services at your request before the end of the period, you may be required to pay for services provided.
This agreement is the entire agreement between the parties for the letting and management of the Property and supersedes all prior agreements. Any variation must be agreed in writing and signed by both parties. If any provision is unenforceable, the rest continue in full force. The agreement is governed by the laws of England and Wales. Notices must be in writing by email or first class post.
GMS operates a formal complaints procedure. If you are dissatisfied with any aspect of our service, please contact Teresa Glynn, Director, in the first instance. Where a complaint cannot be resolved internally, you have the right to refer it to The Property Ombudsman.
Book a free valuation and we will walk you through these terms and what full management looks like for your property.
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