We are able to offer the following services.
A total full management service – perfect for owners who live further afield or who simply wish to leave their property in our capable hands. Our full management service includes administration, marketing & PR services, sales, in house cleaning, laundry and maintenance.
A bespoke management service – perfect for ‘hands on owners’ who live nearby, wishing to take care of their own cleaning, laundry or maintenance.
Letting Fees & Arrangements
Our letting fees include all costs of substantial regional, national, online, print and tourist board advertisements made on your behalf, together with complimentary inclusion in our bespoke brochure, inclusion on our website and our other work as letting agents including the management of initial repair issues and customer feedback.
Our letting commission/fees are very competitive within the Lake District market, please contact us for further information.
We are very fortunate to have an established in-house housekeeping & laundry department based in Coniston along with an in house maintenance service which is charged out according to the time spent working on your property.
Based on an inspection of your property, we may be able to arrange full cleaning and laundry on your behalf following each booking. We are able to offer a maintenance/repair service either using our own staff or valued local tradespeople, most of whom have worked alongside us for many years.
Alternatively, we are quite happy to vary our duties to meet your specific requirements and appreciate that cost saving is an important issue.
We are a Visit England & Cumbria Tourism Officially Accredited Letting Agency. Consequently all our properties have to be inspected annually by Visit England and their Quality in Tourism scheme or Cumbria Tourism and their Quality Cumbria scheme.
An annual arrangement fee is payable and a member of our management team accompany the inspectors to all new properties. The annual inspection schemes are invaluable in giving visitors confidence in your property.
Cottages available to let for more than 140 days a year are classed by the local authority/council as commercial premises, and should pay business rates. The council should be informed if the property has not been let before. They also make a small charge for commercial refuse collection.
Fire Risk Assessments, Access Statements, Public Liability & Gas Safety.
Visit England & Quality Cumbria require all cottage owners to ensure that a Fire Risk Assessment and Access Statement are completed. We are happy to advise our owners surrounding these matters and can either supply forms for you to complete or undertake the work ourselves.
In regard to insurance, we advise that all holiday cottage insurance policies must include public liability to protect both the owners and guests.
In order to comply with standards, all gas appliances within your cottage must be assessed and inspected annually and a gas safety certificate be generated. Home owners must also install and maintain CO detectors throughout the house where required.
Marketing & PR
We take a proactive approach to marketing and publicising our unique portfolio of properties. Our dynamic and responsive strategies allow each and every one of our cottages to reach their maximum lettings potential. Our creative and innovative team use both traditional offline and cutting edge online marketing & PR methods to ensure that our portfolio is consistently presented to the right audience at the right time.
If we were to start letting your property between print runs of our bespoke brochure, the cottage would appear initially on a brochure supplement which we produce immediately in-house. The content management system of our website ensures that new cottages are listed within a few hours of instructions being given.
Our friendly reservations team is very familiar with the Lake District, and have visited all of our properties. It is with this knowledge that we are able to give ‘first hand’ information to prospective customers.
For more information please see – Our Marketing & PR Summary
We supply an income statement of all bookings taken at the end of each month together with payment for the periods let that month.
Revenue & Viability
To earn sufficient commission to make letting a property viable, we generally need a cottage to yield a gross annual revenue of at least £10,000 which is usually not an issue here in the Lake District. Should we notice a dip in lettings we work alongside our owners to rectify any potential issues.
Using The Property Yourselves.
When acting for clients who may wish to stay in or use their property themselves, we place no formal restrictions upon the number of periods they occupy the property, after all it is your cottage, not ours.
We would point out, however, that we can only afford to act for you if we were able to let the majority of the year to our customers. In order to ensure ease of operation, since we have a live online availability and booking service, we do require to be notified in writing of any periods of time that an owner wishes to use the property well in advance. It is however also possible to book out breaks if the cottage is vacant, on a short notice basis, but we cannot remove visitors’ bookings that have already been made.
Exclusive Letting Agent - Please note for ease of administration of your lettings, and for the avoidance of potential double bookings, we do not let cottages, where the property is listed with other letting agents and discourage owners letting the property themselves.
To help visitors in getting to know your cottage & make the most of the local area, we will supply a bespoke “welcome folder” for the cottage which will be updated when required.
Utilising our knowledge of the lettings industry and current market we are always happy to meet with owners either in our office or at the cottage to discuss any major renovation works or minor aesthetic improvements at any point during their letting duration.
Upon signing up with our agency we ask all owners to complete and sign a simple letting agreement. Please note there are no hidden sign up or exit fees, we prefer to work under a much more honest and open lettings relationship.
Should you ever decide to leave or remove your property from lettings, you will have several decisions to make. Firstly we must ascertain whether you wish to honour any existing bookings we have for you or whether you wish to cancel these. Please note we do not charge an exit fee however If you decide to cancel bookings we have made for you in good faith, we will need to be reimbursed for the loss of the commission we would have earned plus an administration fee for advising and relocating those customers.
We hope the information we have provided here has been helpful and should you have any questions please do not hesitate to contact us via our owner enquiry form or by telephone. Should you already own a property we would be more than happy to arrange a no obligation look around in order to advise you of its letting potential.