Renting with Linley & Simpson

At Linley & Simpson, our expert teams help thousands or people find their perfect new home every year. Whether renting for the first time, or simply moving home, we're here to help.

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Tenants move into a Linley & Simpson property every year.

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48 Months

The average tenancy length for Linley & Simpson tenants.

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8 Hours

The average time a Linley & Simpson tenant has to wait for a repair.


There will be many properties that might suit your needs, but by refining your list of needs and wants, you can make sure you only view the properties that really match you. Don't be afraid to ask questions on viewings to ensure you get the right property.


When you have found the property you love, we'll take a holding deposit from you for the property as well as references. From here, your expert negotiator will keep you involved in every step to make sure the move is as efficient as possible.


From here, let us collate all the paperwork required to get you moved in. We'll work with you and the landlord to make sure you are both 100% compliant, your references are checked and you're ready to make the move.


This is the exciting part where you will head to your local Linley & Simpson branch to pick up your keys and move into your new home. Our service doesn't stop there, though. We'll be on hand throughout your time in the property and available when you need.

Tenants Frequently Asked Questions

If your chosen property is fully managed, our in-house property managers or centralised maintenance team will be your first point of contact for all maintenance and repair issues. We will act on behalf of the landlord. 'Let Only' or 'Landlord Managed' means that we find tenants for the property and arrange the paperwork, then the landlord takes over the management and holds your deposit or pays it into a protected scheme. Most properties are fully managed, and most of our 'Let Only' clients are well-known to us. Your rights are protected either way.

Each property is different but, generally speaking, renting an unfurnished property means you can expect carpets, curtains and white goods. A furnished property, however, will often include all the essential furnishings required to move in straight away, with the exception of minor kitchen appliances and bedding. City apartments or short-term lets are usually more comprehensively furnished. We provide an inventory showing exactly what is included with each fully managed property.

A tenancy agreement is a legally binding document. You will be committed to paying rent until the end of the agreed term and you could be liable to legal action if you break the terms of the agreement. If your circumstances should change for any reason during your tenancy, we will approach the landlord on your behalf and discuss the possible solutions, but you should always assume at the outset that you will be committed for the duration of the agreement.

Once you have been provisionally accepted by the landlord (subject to references and contract), the Holding Deposit becomes payable. It will not be returned should you provide false or misleading information, fail a Right to Rent check, unilaterally withdraw your application, or fail to take all reasonable steps to enter into a tenancy agreement within the agreed timescale. The Holding Deposit will be ONE WEEK'S RENT as per the monthly rent amount stated in your tenancy agreement.

YES! You should consider taking out insurance against any damage you might accidentally cause to the landlord's contents, buildings, fixtures, and fittings. It's all too easy to drop the iron on the carpet or spill red wine. The landlord covers the building and their own contents against normal perils such as fire, flood, or theft, but not yours. We can provide you with all the required information on contents insurance. Alternatively, you may choose your own insurance provider.

Most landlords are not keen on allowing pets, but if you raise the issue at the outset we will gladly approach the landlord on your behalf.

In all cases, we will ask for your address history so we can search via a credit reference agency. We will also approach your current landlord or agent (if you are renting) and obtain a written reference from your employer. If you are self-employed, we will ask for your accountant's details and/or recent accounts. We have special provisions in place for overseas tenants. If you think your situation is unusual, just ask our staff.

If we feel your income is lower than that required for the rent in question or if you are returning to study, for example, we could ask for a guarantor to support your tenancy. This is a serious commitment, as the guarantor will be as responsible as the tenant for all monies due and obligations agreed for the tenancy. Guarantors need to be earning sufficiently to cover their own financial commitments and your rent. We will reference them in the same way as you, the actual tenant.

The deposit is normally equivalent to 5 weeks' rent. So a rent of £500pcm will require a deposit of £576.90. Where we manage the property, the deposit is held in a bonded client account in accordance with ARLA and government regulations. This means that it is protected both during and after your tenancy. When you leave, we will negotiate any proposed deductions helping the tenant(s) and the landlord to reach an agreement. All deposits now have to be protected by law so if you are considering renting through a private landlord or another agent, ensure you satisfy yourself that they are complying by asking them which Tenancy Deposit Scheme they are registered with.

Rent is paid monthly in advance by standing order from your bank. This is a worry-free way of ensuring you never fall behind in your rental payments. Be sure to tell us if your circumstances change. For instance, if you change banks or your employment situation changes, we can then help you to protect your tenancy. The last thing we want is for you to fall into arrears.

Before your tenancy begins, we require the first month's rent and deposit in cleared funds. You can pay by Debit card or bank transfer. You will be given details in writing before taking up the tenancy.

All utility bills are your responsibility except specified otherwise in the Tenancy Agreement. Upon moving in, you must set up your accounts with your chosen suppliers. You must also close those accounts at the end of your tenancy.

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HOW-TO-RENT CHECKLIST - Linley and Simpson


The government recently shared its newly updated How To Rent checklist, which is designed to help tenants through the renting process. From searching for properties to protection from eviction, it covers everything.


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