FEES & CHARGES

Our Fees. Clear, Transparent, No Surprises.

We believe you should know exactly what you're paying before we begin. Every fee we charge to landlords and to tenants listed here in full.

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Compliance Notice:

In accordance with the Consumer Rights Act 2015, sections 83–87, all fees, charges and penalties payable to Nola Living by landlords or tenants are listed below. Unless expressly stated otherwise, all fees shown are inclusive of VAT at the prevailing rate. Where VAT is not applicable, this will be stated. Nola Living is a member of the Propertymark Client Money Protection Scheme and The Property Ombudsman.

Landlord Fees

HMO Management

Service	Fee	Notes
Full Management	15%	Monthly fee on gross rent collected. Includes all scheduled inspections, compliance management, community management, rent collection, and reporting.
Tenant Find	£300	Per tenancy. Full management clients only. Includes Nola Match™ marketing, viewings, compatibility interviews, referencing, and placement.

Included Free Free with Full Management £1,200 onboarding fee

90-Day Nola Calm™ HMO Stabilisation Sprint

A structured programme to assess, stabilise, and optimise your HMO during the transition. Covers compliance review, tenancy review, household dynamics, operational onboarding, and report. How we ensure your HMO runs to our standards, from day one, not day ninety.

HMO Advisory & Setup Services

£360 60 minute session · Refunded with full management Nola Calm™ HMO Strategy Session

Tailored one-to-one strategic advice covering layout guidance, spec decisions, refurbishment cost-saving tips, rent optimisation and HMO investment strategy. Payable upfront, and fully refunded if you proceed with full management (minimum 3-month commitment). One introductory session per landlord; further advice is charged at £90 per 30 minutes.

£3,600 Up to 6 lettable rooms · £600 per room thereafter Nola Calm™ HMO Design

With 19 conversions behind us, what we're good at is seeing what a building will give before anyone's drawn a line on it. We walk the property and work out how it should be divided — how many lettable rooms it will properly carry, where they go, how the sizes sit against the licensing minimums, what the council will expect on amenity, and what it should let for. Then the part most people skip: room by room, where the bed goes, what size, wardrobe, desk, storage, and the finishes that make a room let at the top of the range rather than sit empty. Your own architect develops it into drawings and makes the building regulations submission; we review what they produce and tell you whether it still lets well and still licenses. A scheme for your architect to work from, not a construction drawing. One-off fee, not credited against management.

£600 Compliance review for up to 6 lettable rooms · £90 per room thereafter. Nola Calm™ HMO Compliance Review

Your paperwork, certificates and licence checked against the law as it now stands — deposits, tenancy agreements, Right to Rent, certificates, licence conditions and what's coming next. The things that trigger a penalty are almost always documentary, so this is done from your documents and the public registers rather than a walk round the house, and you get it back in five working days. A written report telling you what's in order, what needs attention, what each one would cost you if it went wrong, and what to fix first. Credited against your management fees over the first three months if you instruct us within six months.

£90 Per 30 minutes · Billed in half-hour blocks Ongoing Consultation

Available after your Strategy Session for flexible, ongoing access to our expertise as a project develops. The Strategy Session is the first hour and is refunded if you go on to instruct us on management; ongoing consultation is billed in half-hour increments and is not refunded.

Landlord Fees

Single-Let Management

Service	Fee	Notes
Tenant Find Only	One month's rent + VAT	Includes marketing, viewings, reference checks, tenancy preparation, and placement.
Full Management	12%	Monthly fee on gross rent collected. Includes all standard management services.
Tenant Find (Full Management clients)	£600	Full management clients only.

Included Free Free with Full Management £600 onboarding fee

90-Day Nola Calm™ Stabilisation Sprint;

A structured programme to assess, stabilise, and optimise your property during the transition. Covers the agent handover, compliance review, tenancy review, operational onboarding, and reporting. How we make sure your property runs to our standards from day one, not day ninety.

  
      Service
      Fee
      Detail
    
      Inventory & Schedule of Condition
      Typically between £100–£480
      Fee to arrange a professional inventory, schedule of condition, check-in and/or check-out where required. The final cost depends on the size, layout, furnishing level and complexity of the property, and will be confirmed before instruction.
    
      Additional Tenant or Guarantor Referencing
      £36 per person
      Charged for each additional tenant or guarantor referenced beyond the first lead tenant.
    
      Marketing Materials
      Typically between £120–£1,200
      Where professional photography, videography, floorplans, drone footage or other media is arranged for marketing purposes. The final cost depends on the size, nature and marketing requirements of the property and will be confirmed before instruction.
    
      Property Staging
      Typically between £600–£1,200
      Where staging is arranged for photography, videography or marketing purposes. The final cost depends on the size, layout and furnishing requirements of the property, the rooms to be staged, delivery/setup/removal requirements, and the duration of the staging. The exact cost will be confirmed before instruction.
    
      Maintenance Coordination
      18% of invoice value, excluding VAT
      Flat coordination and quality control fee on all third-party maintenance works. Minimum administration fee of £12 for jobs under £66.67. Our coordination fee is calculated on the net invoice, not on the VAT. You are never charged a percentage of the tax.
    
      Cleaning & Gardening Coordination
      24% of invoice value, excluding VAT
      Coordination and standards management fee on all cleaning and gardening invoices.
    
      Additional Property Visits
      £48 per visit
      Visits beyond those included in your management package.
    
      Key Cutting
      Third-party invoice cost + £30
      One key cut handling fee is included free of charge per Property per year (full management only). Thereafter, invoice cost plus £30 key cut handling fee.
    
      Deposit Dispute Handling
      £48 per hour
      Routine end-of-tenancy deposit negotiation is included within the Fully Managed Service. Where a formal deposit adjudication, substantial evidence bundle, complex dispute, extensive correspondence or significant additional work is required, the Agent may charge £48 per hour.
    
      Court Attendance & Legal Support
      £48 per hour
      For attendance at court, tribunal, mediation, arbitration or any other legal process.
    
      Major Refurbishment Estimates
      £180
      Sourcing estimates or quotations for major refurbishment or substantial works (deducted from our final fee if you decide to proceed).
    
      Out-of-Scope Work
      £48 per hour
      Work falling outside the scope of the Management Agreement.
    
      Minimum Monthly Management Fee
      £90 per calendar month
      Applies only where the percentage-based full management fee would come to less than £90. Charged per property, and per let room for HMOs.
    
      Withdrawal fee
      BTL £240 / HMO £420
      Payable where the landlord withdraws or terminates our service after work has commenced, to cover reasonable costs and time already incurred, including preparing files, accounts and documents for handover. Not charged where you end the agreement within the first 90 days under our 90-Day Guarantee.

Service	Fee	Detail
Inventory & Schedule of Condition	Typically between £100–£480	Fee to arrange a professional inventory, schedule of condition, check-in and/or check-out where required. The final cost depends on the size, layout, furnishing level and complexity of the property, and will be confirmed before instruction.
Additional Tenant or Guarantor Referencing	£36 per person	Charged for each additional tenant or guarantor referenced beyond the first lead tenant.
Marketing Materials	Typically between £120–£1,200	Where professional photography, videography, floorplans, drone footage or other media is arranged for marketing purposes. The final cost depends on the size, nature and marketing requirements of the property and will be confirmed before instruction.
Property Staging	Typically between £600–£1,200	Where staging is arranged for photography, videography or marketing purposes. The final cost depends on the size, layout and furnishing requirements of the property, the rooms to be staged, delivery/setup/removal requirements, and the duration of the staging. The exact cost will be confirmed before instruction.
Maintenance Coordination	18% of invoice value, excluding VAT	Flat coordination and quality control fee on all third-party maintenance works. Minimum administration fee of £12 for jobs under £66.67. Our coordination fee is calculated on the net invoice, not on the VAT. You are never charged a percentage of the tax.
Cleaning & Gardening Coordination	24% of invoice value, excluding VAT	Coordination and standards management fee on all cleaning and gardening invoices.
Additional Property Visits	£48 per visit	Visits beyond those included in your management package.
Key Cutting	Third-party invoice cost + £30	One key cut handling fee is included free of charge per Property per year (full management only). Thereafter, invoice cost plus £30 key cut handling fee.
Deposit Dispute Handling	£48 per hour	Routine end-of-tenancy deposit negotiation is included within the Fully Managed Service. Where a formal deposit adjudication, substantial evidence bundle, complex dispute, extensive correspondence or significant additional work is required, the Agent may charge £48 per hour.
Court Attendance & Legal Support	£48 per hour	For attendance at court, tribunal, mediation, arbitration or any other legal process.
Major Refurbishment Estimates	£180	Sourcing estimates or quotations for major refurbishment or substantial works (deducted from our final fee if you decide to proceed).
Out-of-Scope Work	£48 per hour	Work falling outside the scope of the Management Agreement.
Minimum Monthly Management Fee	£90 per calendar month	Applies only where the percentage-based full management fee would come to less than £90. Charged per property, and per let room for HMOs.
Withdrawal fee	BTL £240 / HMO £420	Payable where the landlord withdraws or terminates our service after work has commenced, to cover reasonable costs and time already incurred, including preparing files, accounts and documents for handover. Not charged where you end the agreement within the first 90 days under our 90-Day Guarantee.

Landlord Fees

Additional Fees

These fees may apply in addition to your management or tenant find package, depending on the services required.

INCLUDED AT NO EXTRA COST

What We Don’t Charge for

Unlike many agents, the following are included in our management service at no extra cost.

Included in our tenant find fee. No separate charge.
Included in our full management service.
All scheduled inspections, monthly communal and bi-annual room reviews, included in full management.

tenant Fees

Fees to Tenants

  Tenant Fees Act 2019: In accordance with the Tenant Fees Act 2019, the following are the only fees that may be charged to tenants. All amounts shown are inclusive of VAT where applicable.

      Fee
      Amount
      Detail
    
      Holding Deposit
      One week's rent
      To reserve the property. May be withheld if the applicant withdraws, fails a Right-to-Rent check, provides false information, or fails to sign the tenancy agreement within 15 calendar days (or agreed deadline).
    
      Security Deposit (rent under £50,000 p/a)
      Up to 5 weeks' rent
      Covers damages or defaults on the part of the tenant during the tenancy.
    
      Security Deposit (rent £50,000+ p/a)
      Up to 6 weeks' rent
      Covers damages or defaults on the part of the tenant during the tenancy.
    
      Unpaid Rent
      3% above Bank of England base rate
      Interest calculated from the rent due date until paid. Not levied until rent is more than 14 days in arrears.
    
      Lost Key(s) or Security Device(s)
      Actual cost + £15 inc. VAT per hour
      Tenants are liable for the actual cost of replacement. If locks must be changed, all associated costs apply. Additional time charged at £15 inc. VAT per hour.
    
      Variation of Contract (at tenant's request)
      £50 inc. VAT
      Per agreed variation. Covers costs of taking landlord instructions and preparation of new legal documents.
    
      Early Termination (at tenant's request)
      Landlord's reasonable re-letting costs
      Tenant liable for landlord's reasonable costs of re-letting, plus all rent due until the replacement tenancy begins. Will not exceed the maximum rent outstanding on the tenancy.

Fee	Amount	Detail
Holding Deposit	One week's rent	To reserve the property. May be withheld if the applicant withdraws, fails a Right-to-Rent check, provides false information, or fails to sign the tenancy agreement within 15 calendar days (or agreed deadline).
Security Deposit (rent under £50,000 p/a)	Up to 5 weeks' rent	Covers damages or defaults on the part of the tenant during the tenancy.
Security Deposit (rent £50,000+ p/a)	Up to 6 weeks' rent	Covers damages or defaults on the part of the tenant during the tenancy.
Unpaid Rent	3% above Bank of England base rate	Interest calculated from the rent due date until paid. Not levied until rent is more than 14 days in arrears.
Lost Key(s) or Security Device(s)	Actual cost + £15 inc. VAT per hour	Tenants are liable for the actual cost of replacement. If locks must be changed, all associated costs apply. Additional time charged at £15 inc. VAT per hour.
Variation of Contract (at tenant's request)	£50 inc. VAT	Per agreed variation. Covers costs of taking landlord instructions and preparation of new legal documents.
Early Termination (at tenant's request)	Landlord's reasonable re-letting costs	Tenant liable for landlord's reasonable costs of re-letting, plus all rent due until the replacement tenancy begins. Will not exceed the maximum rent outstanding on the tenancy.

WHAT WE DON’T CHARGE FOR

Included at No Extra Cost

Unlike many agents, the following are included in our management service at no extra cost.

Deposit Registration

Included in our tenant find fee. No separate charge.

Rent Reviews

Included in our full management service.

Property Inspections

All scheduled inspections; monthly communal and bi-annual room reviews are included in full management.

Fees To Tenants

  Tenant Fees Act 2019: In accordance with the Tenant Fees Act 2019, the following are the only fees that may be charged to tenants. All amounts shown are inclusive of VAT where applicable.

      Fee
      Amount
      Detail
    
      Holding Deposit
      One week's rent per tenancy agreement
      To reserve the property. May be withheld if the applicant withdraws, fails a Right-to-Rent check, provides false information, or fails to sign the tenancy agreement within 15 calendar days (or agreed deadline).
    
      Security Deposit (rent under £50,000 p/a)
      Up to 5 weeks' rent per tenancy agreement
      Covers damages or defaults on the part of the tenant during the tenancy. Where a tenancy deposit is taken, it will be protected in a government-approved tenancy deposit scheme and the required prescribed information will be provided to the tenant within the statutory timeframe.
    
      Security Deposit (rent £50,000+ p/a)
      Up to 6 weeks' rent per tenancy agreement
      Covers damages or defaults on the part of the tenant during the tenancy. Where a tenancy deposit is taken, it will be protected in a government-approved tenancy deposit scheme and the required prescribed information will be provided to the tenant within the statutory timeframe.
    
      Unpaid Rent
      3% above Bank of England base rate
      Interest calculated from the rent due date until paid. Not levied until rent is more than 14 days in arrears.
    
      Lost Key(s) or Security Device(s)
      Reasonable cost of replacement.
      Tenants are liable for the actual cost of replacement. If locks must be changed, all associated costs apply. Evidence of costs will be provided in writing.
    
      Variation of Contract (at tenant's request)
      £50 per tenancy agreement
      Per agreed variation. Covers costs of taking landlord instructions and preparation of new legal documents.
    
      Early Termination (at tenant's request)
      Landlord's reasonable re-letting costs
      Tenant liable for landlord's reasonable costs of re-letting, plus all rent due until the replacement tenancy begins. Will not exceed the maximum rent outstanding on the tenancy.

Fee	Amount	Detail
Holding Deposit	One week's rent per tenancy agreement	To reserve the property. May be withheld if the applicant withdraws, fails a Right-to-Rent check, provides false information, or fails to sign the tenancy agreement within 15 calendar days (or agreed deadline).
Security Deposit (rent under £50,000 p/a)	Up to 5 weeks' rent per tenancy agreement	Covers damages or defaults on the part of the tenant during the tenancy. Where a tenancy deposit is taken, it will be protected in a government-approved tenancy deposit scheme and the required prescribed information will be provided to the tenant within the statutory timeframe.
Security Deposit (rent £50,000+ p/a)	Up to 6 weeks' rent per tenancy agreement	Covers damages or defaults on the part of the tenant during the tenancy. Where a tenancy deposit is taken, it will be protected in a government-approved tenancy deposit scheme and the required prescribed information will be provided to the tenant within the statutory timeframe.
Unpaid Rent	3% above Bank of England base rate	Interest calculated from the rent due date until paid. Not levied until rent is more than 14 days in arrears.
Lost Key(s) or Security Device(s)	Reasonable cost of replacement.	Tenants are liable for the actual cost of replacement. If locks must be changed, all associated costs apply. Evidence of costs will be provided in writing.
Variation of Contract (at tenant's request)	£50 per tenancy agreement	Per agreed variation. Covers costs of taking landlord instructions and preparation of new legal documents.
Early Termination (at tenant's request)	Landlord's reasonable re-letting costs	Tenant liable for landlord's reasonable costs of re-letting, plus all rent due until the replacement tenancy begins. Will not exceed the maximum rent outstanding on the tenancy.

Questions about our fees?

We're happy to talk through any of this in detail. Transparency is how we build trust.

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