Why choose Linley & Simpson?

Your let property in good hands

Through our extensive industry experience we understand that as a potential landlord your key aims are to achieve a successful let, with minimum stress, and at a rental price you are happy with. We also know that you are looking for an agent who will undertake a professional service, with effective communication at each step of the process to guide you through the letting experience.

How much is my property worth?

Free market appraisal

Letting your property with Linley & Simpson

Not all agents are the same, and here are just a few reasons why you should choose us...

  1. All our listings come with an interactive floorplan, video tour and space planner as standard. Giving potential tenants a real feel for the property they are looking at, encouraging more viewings and speeding up the whole rental process.
  2. A regional network of 19 high profile, interlinked branches covering North and West Yorkshire – Giving your property the exposure it deserves locally.
  3. A fresh and dynamic website with easy to use search facilities.
  4. Online presence on most key word searches in Google.
  5. 'Live Chat' - offering our customers access to a property advisor 24 hours a day, 365 days a year. This new function has seen potential buyers booking viewings and speeding up the whole process.
  6. Highly trained and industry experienced staff all of whom have achieved or are working to professional accreditation through ARLA propertymark.
  7. We have dedicated management, accounts, referencing and renewals teams to make your experience as a landlord as smooth and rewarding as possible.
  8. An award winning brand with a trusted reputation in the property market.
  9. 1000s of current clients on our database.
  10. Intuitive use of technology which allows us to communicate with you more effectively at key points of the sales process.
  11. Promotion via multiple websites including, Linley & Simpson, Rightmove and OnTheMarket.com.

Landlord's Club

Join our club!

Linley & Simpson are always looking for new ways to make sure our customers are receiving the best possible service, and through our Landlord's Club, we are looking to give even more back to our Landlords!

Join the Club 

Landlords letting management

Your let property in good hands with our property management services.
Ideal for all landlords.

Through extensive experience we have been able to clearly identify the needs of landlords and develop our services to meet their needs.

About our landlords letting management services

We are the region's leading specialist in letting. You can be assured that all our staff are up to date with the very latest legislation affecting Tenants and Landlords today.

The directors and principal staff have been working together for many years and continually aim to reinforce their position as the regions leading agent in this highly specialised and increasingly complex market.

Through extensive experience we have been able to clearly identify the needs of landlords and develop our services to meet their needs.

By ensuring that all our staff are experienced and dedicated, we can provide you with a quality service with the peace of mind that your property is in safe hands.

We are a member of ARLA Propertymark which means that our practices and client accounting systems are fully regulated. This in turn means that we are accountable and your money is protected and insured.

Why let?

There are many practical and financial reasons why people choose to let.

Purchasing residential property to let can be a secure and worthwhile form of investment - with returns rivalling many other kinds of investment.

More and more people continue to invest in property as a way of providing for their retirement.

Moving abroad, whether it's temporary or permanent has become increasingly popular and letting your home offers you the opportunity to maintain an income from your property with the option to return at a later date.

Changes in the job market mean more than ever, mobility and flexibility are important career issues - letting offers a swift solution.

Many homeowners who can't sell, find that letting out their current property enables them to relocate or buy another.


Buy to Let properties have become hugely popular in recent years because mortgage providers have developed numerous products to suit landlords' needs. Provided you have an adequate deposit to put down, or alternatively enough equity in your main home, Buy to Let remains an excellent longterm investment providing both income and capital growth despite occasional fluctuations in the housing market. Buy to Let should always be viewed as a medium to long term investment.

Choosing a property to let

The key to success with buy-to-let is choosing the right property. If you are buying a property to let, choose one that will appeal to the type of people who live in that area.

For example, the main tenant market could be made up of busy professionals, single people or couples who may be looking for:

  • a two or three-bedroom flat or house
  • good transport links
  • small or no garden

Our staff can tell you about what gaps there are in the rental market.

Before you buy, check that the house or flat you are interested in conforms to health and safety regulations. Otherwise you could find yourself needing to replace boilers, gas fires and appliances.

Click here to find out more.

Preparing to let

When people view your property, they will compare it to others available, so its condition and appearance will affect both the rental value and the speed at which it is let. Remember that first impressions count:

  • wherever possible decorations should be light modern and neutral - be prepared to re-decorate as necessary
  • carpets need to be clean and neutral
  • kitchens and bathrooms should be modern and well presented with white bathroom suites ideally
  • in general the property should be thoroughly cleaned and the rooms left neat and uncluttered
  • any gardens should be tidy and easily maintained
  • ensure that any obvious day to day maintenance is dealt with prior to letting

Letting your property

The right tenant is the essential ingredient for successful letting and Linley and Simpson have the experience to find the right tenant for your property.

Not only do we have a constant supply of tenants actively seeking a property but we have established contacts with major local companies and relocation agencies, who have a regular requirement for good quality accommodation.

We also operate the latest in computer software which automatically matches potential tenants to your property and emails the particulars to them immediately.

By specialising in professional letting we attract good calibre, low risk tenants.

Promotion via multiple websites including, Linley & Simpson, Rightmove and the newest place to search for properties, OnTheMarket.com.

Managing your property

As part of our managed service we will prepare an inventory and schedule of condition. This forms the key element of our checking-in procedure. The list will contain all the items in the property including furniture, carpets, curtains and decoration - it will also have remarks as to their condition.

The inventory allows us to monitor whether a tenant is looking after your property and to assess whether any of the security deposit should be retained for repairs or dilapidations.

Our full management service obviously includes formally checking the property during the tenancy for which written reports will be supplied, ensuring your peace of mind.

The checks also help us highlight whether any maintenance work is required to keep your property in good order. We will deal with calls from your tenant and organise repairs as necessary, subject to your instructions.

We will negotiate tenancy renewals or extensions with your tenant and actively market the property for re-letting once your tenant serves notice.

When a tenant is set to leave your property a rigorous check out procedure is followed.

The full inventory and schedule of condition are checked to assess whether the tenant has maintained your property in a satisfactory condition. If it is found that there are items that are not up to standard then these areas will be costed and deducted from the tenant's security deposit - subject to statutory deposit regulations.

We will collect the rent from your tenant and pass the funds on to you as soon as they clear. A simple regular statement will be sent to you at the end of each month, giving details of all transactions undertaken in connection with your property.

Tips for letting out your property

  • Choose a specialist in Lettings - Estate Agents are not Letting Agents.
  • Always use an ARLA registered letting agent for your peace of mind.
  • Fair fees = good service, cut-price fees = half a service.
  • Prepare and present your property well to get ahead of the competition.
  • Market your property to the right people via the right Agent.

Rent guarantee and legal protection

Protect your income and get legal services and advice included.

Although our strict referencing methods minimize the likelihood of you experiencing problems with your Tenants such as non-payment of rent or refusing to vacate the property, there is always a possibility that things could go wrong. Unforeseen circumstances such as losing a job, illness or relationship breakdown could mean that the Tenant is unable to pay the rent.

If you wish to protect yourself against this, Linley and Simpson can offer our Managed clients a warranty for to cover you against such eventualities.

To take advantage of this offer just talk to your nearest branch or click here.

Landlord's guide

Looking to see if letting out your property as a source of revenue is a good fit? Not sure on the process of becoming a landlord?

Don't worry. Our downloadable Landlord's Guide is a step by step break down of the realities and process of letting out your property.

Download Guide

Landlords useful links

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Legionella Disease Risk Assessment

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Risk Assessment

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Energy Performance Certificates

The European Directive on the Energy Performance of Buildings (EPBD) is a key part of strategies for tackling climate change.

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A Landlords Guide to Safety Regulations

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Landlord's Login

Looking to Buy-to-let?

We can help with that too!

Linley & Simpson have specialised in lettings for over two decades, we have dedicated teams to manage all aspects of the property once you are ready to let, but where you should really take advantage of our expertise is in the buying process.

Our Buy-To-Let Section

Home Let logo

HomeLet landlords insurance

Many Landlords think that insuring their building is all they need to do but have you considered loss of rent following a catastrophe or re-housing your Tenant while works are carried out? How about public or third party liability insurance or rent guarantee and legal expenses? There's a lot to consider in reality.

HomeLet offer Landlords a full range of insurance products and our status as an Introducer Appointed Representative means that we can provide your details to HomeLet, if you require more information.

Please speak to a member of our staff or email: insurance@linleyandsimpson.co.uk.

Linley & Simpson Limited is an Introducer Appointed Representative of HomeLet which is a trading name of Barbon Insurance Group Limited which is authorised and regulated by the Financial Conduct Authority.

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Landlord frequently asked questions

Everything you need to know about being a landlord!

Why do I need an agent?

Of course there is nothing to stop a Landlord acting without an agent. However, there are many legal requirements that a Landlord has to fulfill, failure to comply with these may result in criminal prosecution.

Our staff are trained to understand these requirements and have systems in place to ensure they are complied with.

We have facilities to properly vet a potential Tenant, allowing you to make the right choice.

What services do you offer?

We provide a 'Letting Service' or a 'Letting and Management' service. The 'Letting Service' is geared towards experienced Landlords who's day to day business is the management of their portfolio.

The majority of our clients choose the 'Letting and Management' option, as this provides a complete service from start to finish, offering you peace of mind and the satisfaction of knowing that your property is in capable hands.

Our comprehensive Tenancy Agreement will make sure that your interests are protected in line with current legislation.

So why indulge in DIY when there are experts who can do it for you. We will save you time and could even save you money.

How is the rent paid?

Typically a standing order is set up from the tenant's bank account and the rent will be paid in advance.

Our fully computerised systems mean that, once the monies have 'cleared' through the banking system, the rent is paid by BACS directly into the account of your choice. A detailed statement of account is naturally part of our service.

What sort of agreement is used?

There are a number of different types of agreement that should be used depending on the circumstances of the tenants, the Landlord and indeed the property.

In the majority of cases it will be what is called an Assured Shorthold Tenancy for a fixed period of at least 6 months.

What happens if the tenant doesn't pay the rent?

As part of our service we endeavour to ensure that the rent is paid on time. Having carefully selected the tenant in the first place, there's unlikely to be a problem.

However people's circumstances do sometimes change during a tenancy and if the rent is not paid, we’ll advise you on the appropriate course of action.

What about a deposit?

We ask tenants for a deposit which is up to 5 weeks rent. It will only be returned when the tenant has given vacant possession of the property and left it in a satisfactory condition, allowing for wear and tear, and complied with his or her responsibilities under the Tenancy Agreement.

Tenant's deposits are now protected and must be registered with a government approved scheme.

What happens when my property is empty?

You must advise your insurance company in accordance with their requirements regarding empty property. Please check your insurance policy for the relevant details.

What are my outgoings?

These will usually include:

  • Mortgage
  • Insurance- Buildings & Contents (as a minimum)
  • Repairs to the property and contents unless it is caused by the tenants
  • If leasehold - ground rent and service charges
  • Managing agents fees
  • When the property is empty, utilities and services

What about tax?

You will be liable to pay tax on any profit generated from letting your property - the amount of tax you pay will depend on your circumstances.

If you are overseas for more than six months in any tax year, you will be regarded as a non-resident Landlord. The current legislation requires us to deduct and pay over to the Revenue tax at the basic rate unless we are in receipt of an exemption letter from the Inland Revenue. Once we are notified by the Revenue that you are exempt, we will no longer need to deduct tax.

Please note that where there are joint Landlords (including married couples) an exemption is required for each Landlord. From the 15th October 2013 applications to obtain an exemption certificate can only be made online, by visiting http://search2.hmrc.gov.uk/kb5/hmrc/forms/view.page?record=Ed5BaOnynis&formId=738. Please ensure that our agency number is quoted in all applications: NA 022741. Our staff will be happy to discuss these arrangements with you.

Do I need to tell my insurance company?

Most certainly, yes - otherwise you may find your insurance is invalid. Should you need it, we are able to offer competitive alternative Buildings and Contents insurance cover. Please ask our staff for further details.

What do I do if my property is leasehold?

The managing agents or freeholders must be advised as a change in the type of occupancy may affect the buildings insurance. You should obtain the freeholders or managing agents consent prior to letting and advise us of any restrictions within the head lease which your tenant should be aware of.

Who looks after the garden?

The maintenance and upkeep of the garden is usually the responsibility of the Tenant. However, should you have a particularly large garden or any precious plants then it may be advisable to arrange for a gardener - the cost of which should be incorporated in the rental value.

It is advisable to provide the materials for maintaining your garden even if the property is unfurnished.

Do I have to provide furniture?

No. Interestingly enough, in most cases we have found that there is very little difference in rental values between furnished and unfurnished lettings.

Our staff will advise you on the most appropriate option for your property.

An unfurnished property would require carpets, curtains and usually white goods. The requirements for a furnished property can vary depending upon the style and location of your property.

Are smoke and Carbon Monoxide alarms required?

Smoke alarms must be installed on every habitable floor of the property and must be in working order on the day that any tenant moves in. During the tenancy the tenant is responsible for testing them regularly and replacing batteries as necessary. Alarms can be either mains or battery operated.

Carbon Monoxide alarms must be fitted in any room that contains a solid fuel appliance. Linley and Simpson's policy is to extend this to rooms containing a gas appliance as this is the only realistic way of protecting your tenant and demonstrating Due Diligence.

What am I responsible for repairing?

As a Landlord you have a legal obligation under the Landlord and Tenant Act 1985 to maintain the structure of the building, the sanitation and the supply of services. In addition, should an item in the property require replacing or repairing through fair wear and tear then you would be expected within the terms of the Tenancy Agreement to deal with this.

What do our clients say about us?

We have nothing but praise for the staff in Linley & Simpson, Ripon. They have been friendly, pragmatic and helpful in all our dealings with them. We have absolutely no hesitation in recommending dealing with this office.

Mr Kendall - Tenant (February 2020)

Linley & Simpson have been really easy to deal with. They have sorted out any issues in a professional manner. All the staff we have dealt with in Horsforth have been really pleasant and helpful. We would definitely have no hesitation in renting from...

Jill F - Tenant (February 2020)

I am a Landlord of a rental property and have had excellent service from Linley and Simpson for many years now. Their different departments all know their specialist information and Gary at the Chapel Allerton office and Charlotte in repairs are comp...

Camilla - Landlord (February 2020)

Andy at Linley and Simpson was instrumental in helping me sell my flat at the Gateway Leeds. The photos and advertising of the property was first rate, customer service prompt and helpful and a fantastic offer was secured within a few weeks of being ...

Mr Dry - Vendor (February 2020)

I needed to find a new place to live quickly just prior to Christmas. Linley and Simpson were a great help in finding me a beautiful new apartment in Harrogate, even arranging viewings the week leading up to Christmas. The moving in process was painl...

Murphy Mae - Tenant (February 2020)

From viewing the property to receiving my keys this process took 10 days including the weekend, I received a very quick and efficient service from Linley and Simpson. All the necessary checks were completed promptly and I were given all the informati...

Miss Nugent - Tenant (February 2020)

Highly recommended. This was a new experience for us and they guided us through the whole procedure. Excellent communications at all times. Nothing was too much trouble. Very professional.

Mrs Brown - Landlord (February 2020)

Excellent professionals. Linley and Simpson have again been successful in finding suitable tenants for our property.

Landlord (February 2020)

Miss Taylor showed an amazing dedication and commitment, she set a very fine example of professionalism and high standards of customer service and care. I highly appreciate Miss Taylor keeping in regular contact following my initial approach, she spa...

Dr H – Landlord (September 2018)

Alex Atkinson - followed up his every word and kept us updated. Elizabeth Mchale - pushed every forward to closure. Was magnificent. Even took care of everything when we were on holiday for us during a period of trying to exchange contracts. Both alw...

Mrs W, York - Vendor (August 2018)

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