Property Search 
Report maintenance Bristol Student property letting expert, Hope
Hope joined The Letting Game in April 2022, having worked in the property industry for just over 5 years. She worked in various roles across the industry; from sales and lettings negotiator to a valuer. Hope also developed a passion for the property admin side which includes progressing tenancies, referencing, right to rent checks. Her passion, knowledge and experience make her an excellent Student Lettings Manager!
Meet Hope, Student Lettings Manager
“I moved to Bristol in 2011, from Devon, after going to school in Bath. I very quickly fell in love with the vibrant and relaxed city; it’s easy to see why so many move to this beautiful city and never leave! Bristol has so much to offer; from the stunning countryside to the bustling city centre, there truly is something for everyone.
I’ve always been passionate about property, so working for a company that challenges the way letting is done is great. I’ve always strived to offer the best service to both tenants and landlords, and The Letting Game makes this possible. It’s a Bristol Independent and it really does embody our city, particularly the people who are Bristol letting market experts.”
What does a Student Lettings Manager do?
“I’m responsible for managing the end-to-end student tenancy process. From expert valuations to writing professional property descriptions and working with my colleagues to find fantastic tenants for our landlords. I’ll then undertake the referencing and checks, get tenancies in place and arrange deposits/rents – it keeps me busy, but I really enjoy it.
It has been extremely important to me to ensure that all departments have a good working relationship, to ensure that the entire process, for both tenant and landlord, is as smooth as possible. But for me, it’s more than that, since being in the role I’m really enjoying building and maintaining relationships with the landlords so I can offer that personal experience. Whilst also getting a lot of satisfaction in helping students find a rental.”
What are you working on at the minute?
“December right through to March is the peak season for advertising and letting student properties, so the team and I are busy with that. We have a large portfolio of student lets and it is my priority to make sure that I work with our other departments to make the letting process as smooth and hassle-free as possible.
All the time there is always the need for that personal touch – working with students there is never going to be a dull moment, whether I’m helping anxious parents whose children are leaving home for the first time or final years who are about to start their first jobs. I love helping our landlords, tenants end even their parents!”
Bristol’s best Valentine’s Day
Like it or loathe it, Valentine’s Day is just around the corner. So whether you want to go for full on romance or just get out for a night on the town, our experts have compiled some of Bristol’s best Valentine’s Day activities!
Bank – Totterdown
A firm favourite amongst our team, Bank’s delicious small plates and tasty tipples are perfect for an evening with the other half, swooning over a four-course meal and paired wine flight, or on your own!
Trylla – Bedminster
Fancy a private pottery wheel class for one, or two? Perfectly placed to enjoy the fruits of North Street after, depending on how bad your pot is, Bedminster’s Trylla is a must for a fun, yet romantic evening. Think ‘Ghost’, but in Bristol, definitely one of Bristol’s best Valentine’s Day activities!
Clifton Observatory – Clifton
Cocktails, live music and dinner at one of the most romantic spots in Bristol? With views across the Avon Gorge and the iconic bridge, £50 per person will get you a delicious three-course meal as well as a glass of prosecco on arrival whilst a live band serenade you, you can’t go wrong!
Bristol Light Festival – City Centre
Running for ten days from the 3rd of February, this famous festival brings colour, light, and play to iconic city centre spaces with commissions for both international, and local artists. Cultured romance for free, you’re welcome!
Her Majesty’s – Whiteladies Road
Tucked away near the train station, HM’s is home to creative cocktails with a vintage vibe. Walk-ins are always welcome, but we recommend booking to bag yourself a spot for the evening. Our favourite? The ‘Twister’. Why? You get a free ice lolly in your drink!
Bristol’s best Valentine’s Day
Like it or loathe it, Valentine’s Day is just around the corner. So whether you want to go for full on romance or just get out for a night on the town, our experts have compiled some of Bristol’s best Valentine’s Day activities!
Renter’s reform
It feels like it’s been on the government’s agenda for a while now, but we still await further detail. The government originally committed to introducing the reform within “this parliamentary session”. With Michael Gove returning to his Levelling Up, Housing and Communities role, we’d expect this to be debated soon.
Key elements likely to still include abolishing Section 21s – putting an end to the so-called “non-fault eviction”. Another proposed shakeup could be the removal of fixed length tenancies. We do believe any changes are likely to take at least 6 months to come into effect. There could be many amendments along the way, but most sides of the House are expected to push for reform.
Rental values
Rents have been in flux, with increases particularly over the summer months as the cost-of-living hits both tenants and landlords. With uncertain times, increased costs, and a competitive rental market, more and more tenants are choosing to stay in their Bristol rental for longer.
With tenants sitting longer it’s important to make sure that rental values are regularly checked. The cost of living continues to increase and therefore so do landlord costs; for our managed landlords we find that around 15 to 18 months is a good balance between not making your tenants feel their rent is constantly being hiked (and risk having to find new ones) and ensuring you’re getting the best return for your investment. That said we’re always willing to undertake a rental valuation for our landlords.
Bristol’s best Valentine’s Day
Like it or loathe it, Valentine’s Day is just around the corner. So whether you want to go for full on romance or just get out for a night on the town, our experts have compiled some of Bristol’s best Valentine’s Day activities!
Where to start?
The best piece of advice we can give is to get yourself prepared. There are a few pieces of information a letting agent, or landlord will need to proceed with your tenancy, including documents that confirm your identity, immigration status (if you’re a non-UK-Citizen you’ll require a right to rent code), credit history and possibly employment status. The sooner you have these documents sorted, the easier the application should be for you when you find your Bristol rental property.
£££ Budget and deposits
When you’re looking at your affordability, it can be tricky to work out your monthly budget, especially when you consider bills etc. Industry standards require you to earn 2.5 x the monthly rent to be able to secure your chosen property. Depending on the deficit of your earnings, the managing agent of the landlord may ask for a Guarantor to be put in place. This person will earn the required amount and will be responsible for paying the rent if you are unable to.
You will be required to pay 1 week’s rent in advance to secure your property. Since the tenancy fee ban came into effect in June 2019, there is a cap on the deposit that tenants are required to pay at the start of the tenancy. If the total annual rent is less than £50,000, the maximum deposit is 5 weeks’ rent. If the annual rent is £50,000 or above, the maximum deposit is 6 weeks’ rent.
Finding your home
Once you’ve worked out your budget, with so many options available across our city with regards to property types and locations, the best thing to do is think about what sort of property best suits your needs and lifestyle. For example:
- Do you have a lot of furniture? If so, unfurnished is for you!
- Do you have a car and need parking?
- Is a garden a must?
- Would you prefer city living or country life?
These, along with your budget and ideal location should help you whittle down your search criteria!
When you find ‘the one’
You’ve found it, your temporary dream pad. So what’s next? This is where that preparation comes in useful, the Bristol rental market can be fast-paced, so once you’ve found your home be prepared to make an offer quickly. We have a handy application form on our website, so once you’ve viewed it and decided to make an offer, it couldn’t be easier. Once your offer is accepted, you, along with any other tenants and guarantors will need to go through referencing, as well as provide ID documents. This can take up to two weeks.
Once you pass referencing, the countdown is on! If you’re renting a Letting Game property, you’ll be invited to our office to collect your keys before heading to your new home to get settled!
Our top tips
- Ask questions if the information isn’t clear.
- Get your documents and information prepared before you start viewing.
- Follow us on Instagram and set alerts for a first look at all of our properties before they go to market!
What type of Bristol property should you invest in?
In July, we started to share with you some nuggets of information to help set you on your journey to becoming a successful Bristol Landlord.
In this article, we’ll talk through the types of properties and which might be right for your property investment in Bristol.
Right place, right time: finding the property for you
The type of property you’re looking for depends on how much you’re investing, and what you want to get out of your investment. Before making any financial decisions, it’s best to weigh up your options and consider where your money, and potentially time, is best spent!
You’ll also want to think about whether you’d be looking for student or professional tenants, particularly when considering location; students tend to have a higher rent, however a higher turnover of tenants – something we would be happy to chat with you about.
Flat
When purchasing a flat to rent, you give yourself options. Flats tend to be more popular with renters looking for accommodation close to amenities and workplaces around the city. Also, with the living space usually on one level, moving rooms around to fit potential tenants’ needs is easier.
One of the potential issues raised when buying to let a flat is the likelihood that it’s a leasehold rather than a freehold. Leasehold tenures tend to come with extra responsibilities and costs. You’ll own the flat, not the building it resides in. This usually means dealing with a management company, something that can be difficult.
House
Charm-filled Victorian terrace properties line many of Bristol’s streets, and when well maintained they can attract a higher rent. However, period properties can require a fair bit of maintenance. Issues like damp and mould can be more likely, so regular inspections to catch issues early can be priceless. This is something that our Property Managers deal with if we manage your property!
Proving popular with young professionals and families, you’re likely to see interest from long-term tenants. Similarly, depending on the floorplan and space, a house can be turned into an HMO, giving you options with regard to your return and the type of tenancy offered, but more on that later.
Newbuild
Newbuilds don’t have to be ‘magnolia’. Like so many things in our city, Bristol’s creativity can be seen in many new builds over the years. Newbuild properties are usually finished to a high standard and are almost ready-made rental homes. Easy to let out unfurnished for tenants to make their own with furniture and accessories etc. An added bonus is that your Energy Efficiency rating should be lower than that of an older building!
Newbuilds in areas near some of the bigger companies can be great to tap into the corporate let market. Attracting professional tenants with properties close to where they work, with developments plotted in areas like Cheswick Village and Filton there’s plenty to consider.
HMO
A House of Multiple Occupancy is where you will potentially see the biggest return on your investment. However, the larger return can come with administrative headaches for landlords. An HMO will have a number of additional requirements, including obtaining the correct licenses. There is a lot to consider when making the application, so if you are going at it alone, it’s essential you check the requirements with your local authority as they all have slightly different rules and requirements. With additional licensing requirements for larger HMOs, there’s a lot to think about.
We’re always happy to have a conversation with potential new landlords who are considering going down the HMO route, whether that be buying a property that has already been converted, or one that needs the necessary works carried out. We can give information and advice on what’s required and help you along the way!
Bristol’s best Valentine’s Day
Like it or loathe it, Valentine’s Day is just around the corner. So whether you want to go for full on romance or just get out for a night on the town, our experts have compiled some of Bristol’s best Valentine’s Day activities!
Fancy a film?
Bristol Film Festival is back, screening timeless films in some of the city’s most iconic locations. Bristol Museum is showing loads of best-loved festive classics this December, but for us, we will be heading to their showing of Home Alone on the 19th!
For an extra special experience, a vintage screening of It’s a Wonderful Life is also being shown at Averys historic wine cellars on December 20th. This unique experience pairs a Christmas classic with a tasting of specially selected wines, as well as a deli box from Two Belly!
https://www.bristolfilmfestival.com/event/its-a-wonderful-life
Bristol Christmas Markets
Located within the heart of the city centre, Bristol Christmas Market has over 50 Christmas chalets housing traders offering unique gifts and tempting treats, as well as mouth-watering food stalls including traditional German bratwursts and festive vegan wraps. The Jager Barn Bar offers festive classics from Baileys hot chocolates to mulled wines and cider. The bar is surrounded by private igloos providing the ultimate winter wonderland experience and seating up to 8 people; these magical domes can only be booked in advance online. https://bristolchristmasmarket.com/igloo/
Sail with Santa
Join Bristol Ferry Boats for some festive family fun this December. The onboard elves create a unique experience for kids to go on the hunt for Santa on a 45-minute boat trip around Bristol Harbour. This special voyage is topped off with sherry, seasonal snacks for the adults, and personalised gifts for the children from Santa Claus. https://www.bristolferry.com/public-trips-and-tours/santa/
Cinderella at Bristol Hippodrome
What would Christmas be without a Panto? Starring Craig Revel Horwood, Cinderella has it all, laugh-out-loud comedy, stunning scenery, beautiful costumes and plenty of boos and hisses. Make sure you book in advance as this Bristol festive feature promises to book out fast…oh no it doesn’t…Sorry.
Student accommodation – preparing to rent
The student accommodation market is very competitive, with most student properties being let within the first week of viewings. So, to secure your perfect Bristol student let, make sure you take a little time to get everything in order. The student rental market will be in full flow by December, so the sooner you start looking the wider your options should be.
Here are a few of the things you’ll want to consider:
What can you afford?
Let’s be honest, you’ll want to be working hard or having fun (hopefully a bit of both), not worrying if you can afford this month’s rent. This will probably be the first time you’ll have had to worry about household bills. So, taking a little time now to do a monthly budget on the key essentials will help you understand what you can afford in rent – leaving you to concentrate on enjoying your new student home.
Do you have a deposit?
You’ll need to be able to pay your deposit usually 5 weeks’ rent to secure the property. Make sure whomever you rent through is using a deposit protection scheme. This is a legal requirement and will keep it safe and ensure any disputes are resolved at the end of a tenancy.
Will you be sharing?
The likelihood is that you’ll be sharing a home with some friends. From small flats to larger properties with up to 10 people (HMOs), work out how many and whom you’ll share with. Make sure you discuss; what you can afford, what you’re looking for, and how the bills will be split. The last thing you want to do is fallout over money.
It’s also a good idea to have a friendly chat about expectations over food, cleanliness, and household chores. No one wants to be the nag, but whom you live with is just as important as the property.
Do you all have a Guarantor?
If you can’t pay your rent or damages, exceeding your deposit, your guarantor will need to fit the bill. If you can’t provide a UK-based guarantor there are options to pay the entire rent up front, but most are unable to do this.
How do I find a student let?
As mentioned before student lets are in high demand. So, the second you spot something don’t hesitate in booking a viewing. And make sure you and your friends are prepared to make an offer quickly, it’s likely there will be other viewings that day.
Where do you want to live?
There will be more student properties near UWE or Bristol University. If you choose to look further afield make sure you consider your travel costs to get to and from the university.
Do you want the property furnished?
Each property will be different but make sure you consider whether you are looking to have the property furnished. Student accommodation will often come with the basics (beds, sofa, wardrobes) – so consider what you might need to supply and what you might need to leave at the parents’!
Are bills included?
Some properties will include one or all the house household bills. So, when looking at rent it’s worth considering if the water, internet, or energy bills are included. Fewer landlords are including gas and electricity within the rent due to the instability of energy prices.
Stay ahead of the game
You’ll find that the most desirable student lets have viewings booked up very quickly. So be sure to set up property search reminders on sites like Rightmove. Follow The Letting Game on Instagram for the first look at all our properties – We post them up to 24 hours before the property hits Rightmove.
Your university or student union sites should also have some useful resources.
First look at student properties
You’ll find that the most desirable student lets have viewings booked up very quickly. So be sure to set up property search reminders on sites like Rightmove. Follow The Letting Game on Instagram for the first look at all our properties – We post them up to 24 hours before the property hits Rightmove.
Your university or student union sites should also have some useful resources.
Found the property
Once you’ve found a property and had an offer accepted, you (and your friends) will need to pay the deposit quickly to secure your new home. There will then be a period of referencing you/your guarantors and some paperwork to fill in. This will usually include an inventory, which is important to check as this will be used as part of the final inspection.
Good luck in finding your perfect student accommodation quickly. Hopefully, we’ll be showing you around your perfect new home soon!
Bristol’s best Valentine’s Day
Like it or loathe it, Valentine’s Day is just around the corner. So whether you want to go for full on romance or just get out for a night on the town, our experts have compiled some of Bristol’s best Valentine’s Day activities!
Meet David, Head of Property Management
“Originally living in Glasgow, I moved to Bristol over five years ago after visiting occasionally, both professionally and socially. I love the city for its diversity, constant buzz and independent feel which reminds me a lot of Glasgow.
I’m passionate about helping our Bristol landlords and tenants, which is easy with one of the best property management teams in the UK, and the best in Bristol. The Letting Game has been managing properties across Bristol for over thirteen years; from flats to large HMOs, student and professional tenants to landlords in the UK and around the world. I love working with my team to manage our landlords’ properties and keep our tenants happy.”
What’s the team like?
“There is never a dull moment in property management, whether arranging repairs, helping our landlords improve living conditions for the tenants, or keeping up with the latest legislation. One of the most recent legislation changes is the increased importance placed on Carbon Monoxide monitoring within rental properties. The key requirement was having alarms installed or repaired by the 1st of October 2022 or risk fines of up to £5,000. I’m really pleased to have been able to look after this for our landlords and give the reassurance of a safe home to our tenants. We have recently inspected our landlord’s properties, tested Co2 alarms (arranged repairs when required), and installed any without, making it easier for our managed landlords to comply with the new legislation and our tenants to feel safer in their homes.”
My property management team
What’s your biggest property management success story?
“With a large portfolio of properties and a range of services, we’ve experienced pretty much everything in the letting world.
The highlight this year; building and maintaining a strong, confident, and independent property management team. They’ve remained consistent with their performance, adopting new processes, dealing with changes to legislation, and onboarding a large portfolio. All this whilst delivering a great service.
Property management has a wide variety of responsibilities managing compliance, licensing, maintenance, and notices to name a few. Being a fast-paced and reactive part of the process, we have dealt well with the demands of our large portfolio.
The team is continuously working on ways to improve our service for tenants and landlords, working collaboratively with our clients. So, if you’re looking for expert and hassle-free property management, give The Letting Game team a call.”
Bristol’s best Valentine’s Day
Like it or loathe it, Valentine’s Day is just around the corner. So whether you want to go for full on romance or just get out for a night on the town, our experts have compiled some of Bristol’s best Valentine’s Day activities!
Blaise Castle
With a few walk routes to choose from, babbling streams and a manor house (now a museum), Blaise Castle Estate is perfect for a brisk stroll, and one of our favourite Bristol Autumnal walks. Be sure to visit the sham castle where there are fabulous views of Avonmouth, the Avon Gorge and South Wales.
Arnos Vale Cemetry
Hear us out on this one! Set over 45 acres and full of amazing nature trails, we think, as do many others, that this Victorian garden cemetery is one of Bristol’s best-kept secrets. Grab yourself a coffee to warm the cockles as you roam around this fascinating, alternative walking route.
Ashton Court Estate
Created by a group of friends with a big idea and a clear vision, Propyard is an event space like no other This place has it all; gorgeous views, various trails, wonderful woodland, and deer! The yellow building of Ashton Court Estate sits in the middle of this beautiful open space, and whilst it might not be for everyone, we’d recommend a sunrise walk to watch the deer roam across the paddocks, especially on a colder, frosty morning. Sure to blow away the cobwebs!
The Downs
This famous Bristol landmark is one of the city’s most beautiful open spaces. With gorgeous Georgian houses and trees lining the edges, the area can be enjoyed all year round, but the autumnal months really bring it to life. So whether you fancy a brisk stroll or an hours-long yomp, we highly recommend The Downs to get some fresh air in your lungs, as well as feasting your eyes on some of Bristol’s best landscapes.
Stoke Park Estate
The possibilities are endless on this wonderful walk. Head one way for the scenic Snuff Mills route, go further onto Eastville Park, or head to the iconic yellow Dower House for great views across the city and beyond from a slightly different perspective. With the dog-friendly Boston Tea Party just around the corner in Cheswick Village, you can grab a brew with the pooch before heading on your way.
Cabot Tower
As the oldest park in Bristol, Brandon Hill has great views over the city and Harbourside area, it’s also steeped in history. There are pretty paths, a nature conservation area, and one of the icons of Bristol’s skyline, Cabot Tower. But be warned, with most of the walk uphill, you might not need that extra layer after all!
The Letting Game goes electric!
Bristol’s greenest letting agency just got greener as our fleet of electric Mini’s hit the city’s roads. Our expert letting team can now carry out viewings, valuations, inspections, as well as other landlord and tenant services with the use of our green fleet; we really don’t play like the others!
Bristol’s Greenest Letting Agent
We know how important the environment is to the people of Bristol because we feel the same. The launch of our fleet of electric Minis is our latest green step to make sure we remain Bristol’s greenest letting agent. Keep a watch out for our eye-catching Minis, as we look after our Bristol-wide tenants and landlords.
Alongside our Carbon Neutral status and our Letting Game Forest, we continue to do more!
Carbon Neutral
In April this year, we became Bristol’s first Carbon Neutral letting agent. We had our carbon footprint calculated by ‘Carbon Neutral Britain’ and offset against carbon reducing projects across the world; wind, solar, hydra, and cooking stove projects with a focus on providing lasting social and economic benefits in developing countries. Projects like the Nicaforest Reforestation Program.
Planting Trees
Through our partners Carbon Neutral Britain, we also started planting three trees for every property we let in Bristol; one each for the tenants, landlords and The Letting Game team – we’ve now planted 1,000 trees in ‘The Letting Game Forest’. With every let, we are supporting sustainable tree planting projects around the world. This is run by local charities ensuring the planting involves native tree species and provides jobs for local communities, who are directly involved in the tree planting themselves.
