At Dacre, Son & Hartley, we’ve been trusted by landlords across Yorkshire for many decades. Our aim is to deliver a professional and seamless service to you through our knowledgeable team. We take the hassle out of managing your Yorkshire rental, leaving you free to enjoy the benefits without the worry.
We are accredited by the Royal Institution of Chartered Surveyors (RICS) and benefit from considerable expertise within our team, including membership with the Association of Residential Letting Agents (ARLA Property Mark), so you can be assured that you are dealing with a company that will conduct its practices to the very highest standards.
New rights & responsibilities have been brought in under The Renters’ Rights Act 2025 for tenants, landlords, and letting agents living and working in the private rented sector (PRS) in England. As a landlord, you play an important role in delivering these reforms and need to understand what these changes mean for you and your business. That way, you can be confident that you’re complying with the law and providing your tenants with a safe, affordable, and decent home. It only applies to private landlords with rental properties in England. These changes will not apply to private registered providers of social housing until 2027. Read the full landlord guidance. Review the key changes below which took effect on the 1st May 2026. You can find full guidance on the changes here.
At Dacre, Son & Hartley, we believe in complete transparency when it comes to our landlord fees. We provide a clear and competitive fee structure, ensuring you know exactly what to expect with no hidden surprises. Give us a call to discuss these fees in more detail.
Our expert team has in-depth knowledge of the local lettings market and can provide tailored advice on setting the optimal asking rental to help maximize your returns by quickly securing a tenant.
Whether you are an experienced landlord, a buy-to-let investor or an individual looking to let the family home, we have a range of services to meet your needs; from a ‘Full Management’ service to our entry level ‘Let Only’ services, all options receive the same proactive and considered approach.
It’s quick and easy to book a market appraisal to understand the current value of your house to sell or to let. Click below to receive your FREE valuation.
We have a range of services to meet your needs.
Get a full suite of services, including rent recovery protection.
Get a full suite of property management services.
Monthly rent collection, plus marketing, finding & referencing tenants and more.
Includes marketing, finding & referencing tenants – and more besides.
Here’s our guidance for anyone looking to let their property with us.
Take a look at the general ‘housekeeping’ actions we recommend landlords when preparing to let their property to tenants.
It is useful to compile a folder or tenant guide with information such as the location of meters, instructions for appliances etc.
Please make sure that you arrange this via the Post Office.
Council Tax - Whilst your property is let the tenants will be liable for the Council Tax. Should your property be unoccupied between lets you will become liable to pay the Council Tax. We recommend that you take your own meter readings when you vacate and instruct the utility companies to forward your final accounts to your new address. You must contact the relevant companies to arrange disconnection of the telephone service or cable/satellite TV service. The tenant will be responsible for the utilities during their tenancy.
Three full sets of keys should be provided.
An inventory of household contents together with a description of the property condition is essential to avoid any confusion or misunderstanding at the termination of the tenancy. This document can only be prepared once you have moved out and we usually require the property to be vacant and fully prepared for the tenant at least seven working days before the tenancy is due to start in order that the inventory can be prepared in time. When one tenant moves out and a new letting has been arranged it is necessary for an interval of at least seven working days to ensure that the inventory can be updated and any minor repairs carried out.
The tenancy agreement clarifies the responsibilities of both landlord and tenant and will need to be used should a dispute arise between both parties. It is essential that a tenancy agreement is properly prepared to comply with current legislation. We will sign an Assured Periodic Tenancy (APT) on your behalf.
Here are some key points of contact for insurance, mortgaging and HMRC. Use these as and where you need them.
You should reference the terms of any mortgage on the property and advise your lender if required.
You must ensure you advise your insurance company.
If you are a UK resident you will need to declare the income on a self assessment tax return. If you are planning to live overseas or be out of the country for more than six months in any tax year you will need to apply to the Inland Revenue for exemption from tax deduction at source. You can download the relevant information at www.hmrc.gov.uk
Understand how we approach the subjects of arrears, rent and deposits – and what will be expected of you as a landlord.
We will collect a security deposit from the tenant (equivalent to five weeks’ rent) at the start of the tenancy and register the deposit with The Tenancy Deposit Scheme. The deposit will be held by The Tenancy Deposit Service in their custodial scheme for the duration of the tenancy against any breach of the tenant’s obligations (e.g. non-payment of rent or damage to property or furnishings). If agreement cannot be made the case will need to be submitted to an Independent Case Examiner for adjudication within 10 days.
Once a tenancy has commenced the rent is normally payable on the same date each month and we will usually arrange a standing order for this purpose. We will receive the rent from the tenant and forward it to you after deducting any authorised expenses. You will receive a periodic statement from us detailing all payments received and any deductions made.
The greatest care is taken to select reliable and responsible tenants including the undertaking of formal credit and reference checks. Occasionally, tenants may find themselves in genuine difficulties and unable to pay their rent. Should you be dependent on rental income to pay a mortgage we would recommend that you maintain a reserve fund. Should a tenant be in rent arrears and/or in breach of their tenancy agreement Dacre, Son & Hartley can serve the necessary notice to terminate the tenancy if appropriate. However, this does not guarantee that the tenant will actually leave. If the tenant refuses to go you will need to take further action. Unless you have arranged legal insurance you will need to instruct a solicitor to commence possession proceedings through the courts and to recover outstanding sums.
For managed properties only, we explain some of the services we offer in order to look after your property.
If a tenant decides to vacate we will start the process of re-letting. This will involve an inspection of the property to review the rent and check the condition, reporting any recommendations to you and starting to remarket the property.
The landlord is responsible, by law, for repairs and maintenance of the property. As part of our fully managed services we maintain a list of reputable contractors who will deal with repairs on your behalf. If you have your own choice of tradesmen we may be able to instruct them provided they are easily contactable, reliable, and you are able to provide us with their relevant insurance documents. You would also need to pay their invoices directly. If any equipment is covered by a service contract or guarantee you should provide us with details prior to a tenancy commencing. As landlord you are also responsible for maintenance of ‘white goods’ (unless there is a specific disclaimer) and all other fixtures, fittings and equipment provided for tenants use.
Tenants will be responsible for keeping the interior of the property clean and be expected to change light bulbs, replace batteries, as well as pay for any material repair of any item which has been damaged through their actions. Should any maintenance/repair need to be carried out we shall, in the interests of good property management, arrange for repairs, provided the anticipated cost does not exceed the amount stated in the Terms of Business. Should the cost exceed this and wherever practical or feasible we will obtain an estimate and seek permission prior to arranging repairs. In cases of emergency, should we need to instruct contractors without consent, we require the confidence of our clients to use our discretion in this respect.
When letting a property you are legally obliged as a landlord to ensure that your property is safe for any prospective tenant prior to their occupation. You will need to ensure that you have the following documents and/or carry out the relevant checks. We can help to arrange these checks if it helps.
If a solid fuel source is available, such as a wood burner or open fire, chimneys and flues must be swept every 12 months and certified.
Any soft furnishings such as settees and mattresses left at a property must comply with the safety regulations and be marked with a label to show compliance.
We will need a Gas Safety Certificate and this must be renewed annually.
We will need an Electric Safety Certificate and this must be renewed every five years.
Any electrical appliances will need to have an annual Portable Appliance Test (PAT).
All rented properties must have at least one smoke alarm fitted on each storey where there is a room used wholly or partly as living accommodation. Smoke alarms must comply with current legislation and be tested to ensure they are in proper working order prior to the commencement of each tenancy. A carbon monoxide alarm must be fitted in any room used wholly or partly as living accommodation containing a fixed combustion appliance (excluding gas cookers). Alarms must be tested and maintained in accordance with current legislation.
All properties must have a carbon monoxide detector in each room where a solid fuel heating source is installed, within 3 metres of the appliance. In addition, we require detectors to be installed within 3 metres of all gas appliances.
Legionella bacteria can develop in hot and cold-water systems and may be spread through water droplets from outlets such as showers and taps. In most residential properties, the risk is considered low due to the regular use and turnover of water systems. Landlords are responsible for ensuring that any potential risk of Legionella is appropriately considered and managed where necessary. Further guidance is available on the HSE website: www.hse.gov.uk/pubns/books/hsg274.htm.
With 200 years of experience and as one of the longest established firms of property consultants in Yorkshire we are here to look after your interests, either as a first time investor or a more established landlord. Click below to receive your FREE guide.
