Our Fully Managed service is designed for landlords who want the day-to-day running of their property handled properly.
It includes the initial letting process, tenant referencing, Right to Rent checks, tenancy agreement, deposit registration, check-in, rent collection, monthly statements, annual rent review, annual inspections, 24-hour maintenance management, access to our in-house repairs team and a designated property or portfolio manager.

Fully Managed is ideal if you want the reassurance of a local team looking after the property, the tenant and the ongoing compliance. It is especially useful if you are busy, live away from the property, own more than one rental, or simply do not want to be the first call every time something needs sorting.

Yes. Repairs and maintenance are a key part of our Fully Managed service.

We handle day-to-day maintenance enquiries, liaise with tenants, arrange contractors where needed, and keep you updated. All Managed tenants have access to 24/7 - 365 maintenance lines and our in house repairs team mean we can act fast, proactively and cost effectively.

We are not a faceless call centre or outsourced property management department. We are a local, director led business with real people in the office, managing hundreds of properties across Luton, Central Bedfordshire, Bedford and Milton Keynes.

You get a team who know the area, understand the local rental market and are used to dealing with the practical reality of managing homes properly.

Yes, and it is one of the biggest advantages of using Orchards.

Our in-house repairs team gives us more control over response times, communication and quality. It means we are not always relying on third-party contractors for every job, and it helps us get straightforward repairs dealt with more quickly and clearly.

You are not forced to use our in house team, you can designate your preferred contractors, however all works completed by our In House Repairs team come with a 12 month warranty.

Yes. Fully Managed includes a designated property or portfolio manager, so you have a clear point of contact for the ongoing management of your property. That means fewer mixed messages, better continuity and someone who understands your property, your tenant and what matters to you as a landlord.

Yes. We collect the rent, reconcile payments and account to you for the net amount after deducting our commission and any agreed deductions.

Rents are reconciled three times per week, and rent monies are transferred to the landlord’s bank account. Each payment is accompanied by a detailed statement of account and where appropriate invoice copies.

Where rent arrears arise our team will monitor them closely, daily. We have a great track record if ensuring arrears are swiftly resolved including offering tenants alternative payment methods and options to resolve arrears quickly and effectively. Where arrears are not resolved, our team will steer you through the required steps, and if you have a rent guarantee policy will undertake the claim on your behalf.

Yes. Fully Managed includes property inspections. More importantly they include what we regard to be the best in business, inspections. These inspections help identify visible or apparent maintenance issues and support landlords in keeping the property well managed proactively not reactively.

Yes. We help monitor and arrange key compliance requirements throughout the tenancy, including matters such as gas safety, electrical safety, EPCs, smoke and carbon monoxide alarms, Legionella risk assessments, Right to Rent checks, licensing and other property related obligations where applicable.

The landlord remains legally responsible for compliance, but our role is to help keep things organised, diarised and dealt with properly.

We manage hundreds of rental properties across Luton, Central Bedfordshire, Bedford and Milton Keynes.

Because we are local, we understand the different rental markets, property types and tenant demand across the area from Ampthill and Flitwick to Bedford, Luton, Milton Keynes and the surrounding villages.

Yes. Orchards is a director led local business, which means decisions are made by people who are actively involved in the company, the team and the standards we expect.

For landlords, that means accountability, local knowledge and a more personal service than you often get from larger, outsourced or heavily centralised agencies.

The Fully Managed service is charged at 10% + VAT of the rent, which is 12% inclusive of VAT, calculated on the gross rent received and payable monthly for the duration of the tenancy. For example, on a rent of £1,000pcm, the fee shown in the Terms of Business is £120 including VAT.

Yes. Rent Guarantee and Legal Protection can be added separately, subject to the tenant passing the required referencing criteria. More information about Rent Guarantee can be found on its dedicated page.

Let Only gets the tenancy set up. Part Managed gives you some ongoing support. Fully Managed is for landlords who want the whole thing looked after.

If you want rent collection, tenant liaison, maintenance handling, inspections, compliance support, annual rent reviews, access to in-house repairs and a designated property manager, Fully Managed is the service built for that.