From your first valuation and marketing strategy through to referencing, tenancy agreements, deposit protection, and move-in — the complete letting timeline explained in plain terms. Ideal for first-time landlords and those switching agents.
Step 1 — Valuation
Before anything else, you need an accurate rental valuation. This tells you what rent your property can realistically achieve in the current market — not what you'd like it to achieve, and not an optimistic figure designed to win your instruction.
A good agent will value based on comparable recent lets in your specific area, the condition and specification of your property, current demand levels, and any factors that make your property more or less attractive to the target tenant profile. In Manchester city centre, this can vary significantly street by street.
Valuations are free and carry no obligation. Get at least two opinions if you're unsure.
Step 2 — Preparing the property
First impressions set the rent you achieve and the quality of tenant you attract. Before marketing, the property should be clean, well-presented, and in good repair. Any maintenance issues — dripping taps, worn carpets, scuffed paintwork — are worth addressing before photographs are taken.
- Gas safety certificate (required annually — landlord's legal obligation)
- Electrical Installation Condition Report (EICR) — required every 5 years
- Energy Performance Certificate (EPC) — minimum E rating required by law
- Smoke and carbon monoxide alarms installed and tested
If the property is furnished, ensure all furniture meets fire safety regulations. Your agent will advise on anything outstanding before marketing begins.
Step 3 — Marketing
A professional agent will list your property on Rightmove and Zoopla with high-quality photographs, an accurate floor plan, and a well-written description. For Manchester city centre properties, listing on a Tuesday or Wednesday morning typically generates the highest initial enquiry volume.
Beyond the portals, a good agent will also market directly to their existing tenant database. At Northbound, this includes our pipeline of employer-backed professionals on corporate relocations — tenants who need quality housing quickly and aren't always browsing the open market.
"The portals are where the process starts, not where it ends. The best tenants often come through direct relationships."
Step 4 — Viewings
Viewings should be accompanied — by you or your agent. An accompanied viewing allows questions to be answered accurately, gives you or your agent a chance to assess the prospective tenant, and demonstrates a professional approach that good tenants respond well to.
For city centre apartments, it's common to receive multiple applications from a single marketing push. Your agent will help you evaluate these and select the strongest candidate rather than simply the first to apply.
Step 5 — Referencing
Once you've selected a preferred tenant, referencing begins. A thorough reference covers:
- Employment verification — current employer, contract type, salary confirmation
- Credit check — county court judgements, insolvency, payment history
- Previous landlord reference — how they maintained the property and paid rent
- Right to Rent check — legal requirement to verify immigration status
- Affordability — rent should typically be no more than 35–40% of gross income
If a tenant doesn't meet affordability criteria, a guarantor can be used — but the guarantor should be referenced to the same standard.
Step 6 — Tenancy agreement
The tenancy agreement sets out the legal terms of the letting — rent, payment date, duration, obligations of both parties, and what happens at the end. Under the Renters' Rights Act, all new tenancies are now periodic (rolling monthly) rather than fixed-term.
Your agent will prepare the agreement and ensure it reflects current legislation. Both parties sign before keys are handed over.
Step 7 — Deposit protection
Deposits must be registered with a government-approved scheme within 30 days of receipt. The three approved schemes are the Deposit Protection Service, MyDeposits, and the Tenancy Deposit Scheme. Failure to protect a deposit on time exposes landlords to significant financial penalties.
The deposit is capped at five weeks' rent for annual rents under £50,000.
Step 8 — Move-in
On move-in day, a detailed inventory and schedule of condition should be completed and signed by the tenant. This document is your protection at the end of the tenancy — without it, deposit deductions are very difficult to justify.
Meter readings should be recorded, utility accounts transferred to the tenant's name, and the council tax authority notified of the new occupant.
After move-in — ongoing management
If you're using a fully managed service, your agent handles rent collection, maintenance requests, periodic inspections, and compliance renewals (gas safety, EICR). If you're self-managing, these fall to you — and staying on top of compliance requirements is increasingly important as legislation tightens.
The letting process doesn't end at move-in. A well-managed tenancy is one where small issues are addressed before they become large ones — and where the relationship between landlord and tenant is professional, responsive, and clearly defined.