Are you looking for a different kind of letting agent in Manchester?

One that will look after you during your tenancy?

A company that calls you back promptly?

An agent that will only send trusted maintenance contractors?

Then you want to rent through Abode…here’s a bit about the process?


Abode, No. 1 letting agent in Manchester and one very happy tenant!

Abode, No. 1 letting agent in Manchester and one very happy tenant!

Viewing a Property

Once a tenant has viewed a property with Abode, the leading letting agent in Manchester, they will be asked if they want to proceed with an application, if the answer is yes the tenant will then be asked to surrender an application and an administration fee. Please see below for our fees. They are inclusive of VAT and a receipt for this application fee will be issued at the point of move in. Once an administration fee has been received by the agent the property will not be viewed by any other party at this time.

Application Forms

The tenant will be given help and advice where needed when filling out an application form, a member of staff will advise a prospective tenant if he/she is annually earning enough, to enable us to proceed with an application. In some cases where a person is not earning enough they will be asked if they have a friend or family member who could stand as guarantor. Where a single earning is not enough another working member of family who will be living at the same property for example a partner, can be put forward as a joint application. Ideally a tenant will need to have had a continual employment with the same employer for at least six months. If a tenant has been self employed they will need to show three years self assessments or an accountants letter. If a tenant is not working and is in receipt of benefits then a Guarantor will be required for the application to proceed. This person must be in full time employment and a home owner. On signing of the Tenancy Agreement the Guarantor will need to be present along with the tenant to sign the necessary paperwork.

Administration Fee

The cost of an administration fee is £150 for a single application with guarantor and £200 for a joint application. On receiving the administration fee the applicant will be given an application form in which they will need to fill out and return to Abode. It is important that all interested tenants are aware that the administration fee is non refundable. Please be advised that as of January 2017 our application fees will be increasing to £175 for a single application with guarantor and £225 for a joint application.

Age Restriction

An interested tenant will need to have reached their 21st Birthday before they can be put forward on an application, unless it is stated otherwise by the landlord of a particular property.

Housing Benefit

Not all landlords will accept tenants who are claiming housing; this will be discussed before an application is put forward for a property, if the landlord is willing to accept an element of housing benefit the prospective tenant will still need one month advance rent and a deposit before moving into a property.


Once an application has been surrendered for referencing, there will be certain checks that will be carried out against each applicant. If an applicant has a bad credit history it is advised to discuss this with the agent before putting an application forward, failure to disclose this information from the onset may cause a tenant not to pass their credit check and fail the application for the property they want to rent.


You must present two forms of identification on presenting your application forms, this will include a copy of a passport or driving license and a copy of a utility bill or bank statement with your current address, we cannot proceed to application stage until we have this in place.

Time Process

An application can take up to five working days to be referenced; the tenant will be advised where necessary not to give notice to their current landlord until their application has been successful.

Withdrawing from a Tenancy

If you decide that you do not want to proceed with a Tenancy, the following rules apply: At Reference Stage You surrender the administration fee Prior to Move in after payment of a Deposit A pro–rata calculation will be made and a portion of your deposit will be surrendered to cover the Landlords void period Unfortunately this is non negotiable, as a leading letting agent in Manchester we have to consider all parties in these circumstances.


Both tenant and landlord will be informed of a successful application. A tenant will be requested to pay their deposit within seven working days of a successful application. If a deposit is not received within the specified time, we would re-advertise the property and start viewings again. Once a tenancy agreement has commenced the agent or landlord will lodge a deposit with The Deposit Protection Service until the end of the tenancy agreement. A deposit will be refunded at the end of the tenancy agreement once the property has been checked by the agent, any damage caused by the tenant has to be rectified, and this amount will be requested from a tenant’s deposit. If a deposit has been paid and the tenant decides that they do not want to proceed, the agent must be informed as soon as possible, the agent will allow for a period of up to two weeks from accepting the deposit before the deposit will become none refundable, as the agent could have let the property to another tenant over this time period.


The rent has to be paid in cleared funds before a tenancy is signed. If a tenant wants to pay by cheque this has to be received by the agent five working days before a tenancy is due to commence, this will give the cheque time to clear. The agent can also accept a bankers draft on the same day the tenancy is due to start.

Utility Bills

Once a tenancy has been signed it is the responsibility of the tenant to notify the appropriate utilities i.e. gas, electric, water and council tax, these bills will be separate from the rent. Meter readings will be taken at the start of the tenancy agreement and documented on the inventory. Abode will also supply meter readings to the Utilities to close any previous accounts but it is your responsibility to set up your own accounts.


It is the responsibility of the landlord to have buildings insurance for the property, but the tenant will be asked to have their own contents insurance in case of accidental damage before the tenancy is due to start. The agent will have more information regarding contents insurance and will be happy to help.

During your application

It is the agents aim to provide a professional and friendly service. It is in our best interest that the tenant is well informed of the procedures at all times and given the best possible advice.

Our Commitment to you as a Tenant of Abode

During your tenancy we will do our very best for you. It’s why we are the best letting agent in Manchester. In return we ask for prompt payment of your rent and for you to keep us informed of maintenance issues that may arise at your property so we can ensure your property is well maintained. We also ask for you to keep an open line of communication with us should your situation change in any way that may affect your tenancy. Perhaps your partner moves in, or your job changes and you wish to amend your payment date. We look forward to welcoming you as a tenant of Abode and working together for a successful and happy tenancy.

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