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Guaranteed rent vs a letting agent
Guaranteed rent or a standard tenancy?
Most landlords in the North let through an agent on a standard tenancy. Here is how that compares with letting the home to HTS on guaranteed rent.
Side by side
What changes when you switch.
| Item | Guaranteed rent with HTS | Standard tenancy through an agent |
|---|---|---|
| Rent | The same figure every month for three to five years, occupied or not | Paid only while a tenant is in and paying |
| Empty weeks | None. We carry every void | No rent, and the bills are yours while it sits empty |
| Agent fees | None | A management fee out of every month's rent, plus let and renewal fees |
| Bills | Council tax and utilities covered for the term | Yours whenever the home is between tenants |
| Day to day repairs | Covered by HTS | Invoiced to you, job by job |
| Arrears and evictions | Not a risk you carry. A company is your tenant | Your risk, your cost and your time |
| Your time | One contact and one rent date | Calls, quotes, inspections and chasing |
| Getting it ready | Decorated, furnished and staged at our cost | Yours to fund before it lets |
| Term | Fixed for three to five years with one company | A tenant can leave on two months' notice |
| Who's in the home | Every occupant identity checked and screened | Referencing at the start, then down to you and the agent |
Renters' Rights Act 2025
A standard tenancy can no longer fix a term.
Since 1 May 2026, new tenancies in England run month to month and a tenant can leave on two months' notice.
A company let with HTS sits outside that regime. It is fixed for three to five years with one company, with any breaks agreed together in heads of terms.
- Standard tenancy
- Two months' notice
- Company let with HTS
- Three to five years
The headline vs the net
Where a standard tenancy's rent goes before it reaches you.
With HTS there is one number. It arrives on the same date every month and does not move when the home is empty or a part fails on a weekend.
- Management feeA slice of every month's rent, every month, whether or not anything happens.
- Let and renewal feesCharged again each time a tenant moves in or renews.
- Empty weeksNo rent between tenants, and you pay the bills while it sits.
- RepairsEvery callout and quote lands with you.
- ArrearsIf a tenant stops paying, recovering it is your time and your legal cost.
- Getting it readyDecorating and furnishing a home before it lets is your outlay.
From the first phone call to the first rent payment took less than two weeks. They've handled everything, and I haven't had a single empty week in three years.
I have three properties with HTS now. Rent is always early, communication is always clear. They're the only operator I'd recommend.
Questions
Switching, explained.
Is guaranteed rent better than using a letting agent?
It depends what you value. An agent finds a tenant and takes a fee, but you still carry voids, arrears and repairs. With HTS your income is fixed for three to five years with no fees, so the figure agreed is the figure you receive.
Why can guaranteed rent be lower than the headline market rent?
Because HTS carries the costs and risks a landlord normally carries: voids, bills between tenants, day to day repairs and running the home. Compare your net after those costs, not the headline. The rental report with our offer shows the working.
Can I switch from a standard tenancy to guaranteed rent?
Yes. When your current tenancy ends, or if the home is empty now, we can view it, agree terms and take it on, often within a week.
Can my current letting agent stay involved?
Yes. If an agent introduces the property they keep the management relationship and their fee.
Does the property need to be furnished?
No. Furnished or unfurnished both work. If it's empty, we decorate, furnish and stage it at our cost. If it's already furnished, we take it on as it is.
Tenancy ending soon?
Switching takes about a week.
- 01
Your tenancy ends
Or the home is empty now. Either works.
- 02
We view it
At a time that suits you or your agent.
- 03
Offer and report
Our figure, with the working behind it.
- 04
Rent from day one
Paid every month for three to five years.