Letting Procedure

Our letting procedure

Please use our simple property search facility to view a list of available properties.Our website is updated regularly and if no properties are found which match your requirements please register with us and we will keep you informed as and when suitable properties become available.


You have searched our property database and found your dream property, what next?


Call or email us for further property information and to arrange a suitable time to view the property. We appreciate that you may have work and university commitments so we will try our best to accommodate you with our flexible viewing times.

All properties conform to the Repairing Standards, however in terms of level of furnishings and the type of décor, please remember when you view a rental property, you’re generally agreeing to take it “as seen” – meaning that the landlord is under no obligation to change anything once the lease is signed. We recommend, therefore that you take your time viewing the property and ask any questions you may have before putting a deposit down on the property.

Holding Deposit

After carefully viewing the property and deciding that it is right for you, the next step is to pay the reservation deposit to secure the property. Once the deposit is received in our office, we will take the property off the market and put a hold on advertising and viewings until the application process is completed. We are able to take a holding deposit over the phone by card payment or a simple bank transfer so you can reserve the property literally minutes after your viewing, should you fall in love at first sight!

The holding deposit will contribute to the full deposit due on the property once your application is approved.

Application Process

Once you have found a suitable property we will require the following documents/information to process your application:

Completed and signed Tenancy Application Form
Photographic identification e.g. passport or driving licence
Proof of address e.g. recent bank statement or utility bill
Proof of Contents Insurance*
Reference from current/previous landlord
*Our office will be able to provide you a quote for contents insurance should you not already have a policy in place.

Once your application has been processed and credit checks and references have been approved, you can expect to sign your Lease Agreement with the following seven days.


In certain circumstances a Guarantor may be required (in the case of student tenancies, it is essential that a Guarantor is provided). Guarantor’s will be named on the Lease Agreement and will be required to sign a Guarantee Agreement.


A deposit of the equivalent of 4-6 weeks rent will be taken and retained in a separate client deposit account. This will be refunded at the end of the tenancy subject to terms and conditions of the lease agreement. Further information regarding the deposit can be found in Information For Tenants.

Lease Agreement

All tenants over the age of 18 will be named on the Lease Agreement and will need to be present in the office to sign the Lease Agreement. The agreement will be a Short Assured Tenancy Agreement, for a fixed term of no less than 6 months which sets out both Landlord and Tenants’ responsibilities. Should you have any queries regarding your lease agreement, we are happy to assist you. You may also wish to seek your own independent advice before signing the Lease Agreement and we are happy for you to do so.


The landlord is responsible for insuring the building and the contents detailed in the inventory. Tenants are responsible for arranging contents insurance for their personal possessions and accidental damage to the landlords possessions. Neither the landlord nor Happy Lets will accept any responsibility for loss or damage to your possessions whilst occupying the property.

Should you not already have an existing policy, we will be happy to provide you with a quote.


Once all of the paperwork, guarantees and cleared funds are in place, each Tenant will be issued with a copy of the Lease and relevant documentation and a set of keys to their new Happy Home.