OUR PROCESS
Getting Started is Simpler
Than You Think.
We've designed the process to be straightforward, transparent, and low-stress. Here's exactly how it works, from first conversation to fully managed property.
The Reality
We handle the transition entirely.
We communicate with your current agent. We collect all documentation. We notify your tenants professionally. Your property stays managed the whole way through. You just say yes.
WE HEAR THIS A LOT
“If I switch agents, something will go wrong.”
It's a legitimate concern. Your property's been with someone else. You're worried about a gap in management, compliance issues, or disruption to your tenants.
How It Works
Three simple steps
Discovery & Strategy
Start with a free 20-minute discovery call – no sales pitch, just an honest conversation about your situation, your property, and whether we're a good fit. Want deeper strategic input before committing?
Our Calm HMO™ Strategy Session gives you 60 minutes of tailored advice on layouts, specifications, refurbishment savings, and real-world HMO insights.
Handover from Previous Agent
We coordinate with your current agent for a clean, professional transition. We collect all documentation – tenancy agreements, compliance certificates, maintenance records. We notify your tenants and ensure nothing is missed.
You receive a clear status update at every stage. We handle the complexity so you don't have to.
90-Day Nola Calm™ Stabilisation Sprint
Your property doesn't just get managed – it gets reset. Full compliance review, housemate assessment, void re-marketing through Nola Match™, house rules reset and complete setup of our Calm HMO™ management systems.
Within 90 days, your HMO stops feeling like a liability and starts performing like an asset.
SWITCHING FROM ANOTHER AGENT
Final Accounting
Your current agent will provide a final account. Any deposits they hold will be transferred or fully accounted for. We ensure this happens cleanly.
Rent Transition
Your tenants will receive clear, professional instructions for paying rent through us. We give them plenty of notice and make the switch as smooth as possible.
Notice Period
Check your contract — most agents require 30 days' notice. We'll help you serve it correctly and time the transition to minimise disruption.
Documentation Transfer
We'll request all relevant documents — tenancy agreements, safety certificates, maintenance records, compliance paperwork. We need it all to manage properly from day one.
Our Promise
The 90-Day Guarantee
If in the first 90 days you feel we're not a good fit, we'll facilitate a clean transition back to another agent or arrangement. No fee. No arguments. We want you to stay because we're genuinely better — not because you're locked in.
Frequently asked questions
-
Minimally. They'll receive new instructions for rent payment. They'll meet our team for an introduction. But their tenancy terms don't change. Their responsibilities don't change. We just become the people they contact for support and management. We try to make the transition as seamless as possible for them.
-
We'll identify any gaps during the assessment. We'll discuss remedial work needed. We'll coordinate the work. We'll get your property compliant before active management begins. There might be costs – but your property won't be managed by us while there are compliance issues. We can't.
-
You'll get a monthly statement. Any major issues are flagged immediately. We don't email constantly. We don't create unnecessary contact. But if something needs your attention, you'll know. If you want an update, a phone call gets you one. We're available, but we're not noisy.
-
None of our clients ever have. But if you want to, we’ll work with you on a transition. We'll ensure documentation is transferred. We'll brief your new manager. We'll make the handover clean. We believe in long-term relationships, not locked-in contracts.
-
Yes. You own it. You have the right. We ask you to coordinate with us so we can brief your tenants on your visit. Tenants are entitled to quiet enjoyment of the property, so we need to give them proper notice of landlord access. But you'll never be prevented from visiting your own property.
-
For Full HMO Management: 15% (Inc. VAT) of monthly rent collected. For Single Let Management: 9.6% (Inc. VAT). Our 90-Day Stabilisation Sprint is usually £1200 (Inc. VAT) but we’ll include that if you switch to us for full management. Finally, a tenant find fee £300 (Inc. VAT) per room for HMOs and £600 (Inc. VAT) for BTLs. Everything else can be found here. No hidden fees. No surprise charges. We're transparent about what things cost.