Every landlord relationship follows the same four steps. The Conversation. The Proposal. The Onboarding. The Reporting. Clear at every stage, nothing surprised, nothing hidden. Below, exactly what happens at each one.
A proper conversation, not a sales pitch. Thirty to forty-five minutes on the phone, on WhatsApp, or in person. We ask about your property, your goals, your risk tolerance, and the reporting cadence you actually want. You ask us anything you need to.
What we bring. Manchester submarket knowledge tuned to your specific area. Honest opinion on which service fits best, whether that's Management Only, Guaranteed Rent, or Block Management. No upselling into a service you don't need.
What we don't do. We don't send a template proposal after the first hello. We don't push you into a service to hit a target. If your property is a better fit for a different operator, we'll tell you.
A written proposal within 48 hours of the Conversation. Property-specific, benchmarked against comparable Manchester stock, with specific numbers and specific terms. Not a template with your address dropped in.
Management Only clients get projected occupancy, revenue, net-to-landlord, our fee structure (20% of booking revenue after cleaning fees and channel commission as a starting benchmark), and the setup investment estimate.
Guaranteed Rent clients get a bespoke written rent offer, the proposed term (typically three to five years), our proposed lease structure, and the cosmetic refurb scope we'd co-fund.
Block Management clients get block-level projected revenue, compliance gap list, unified operational scope, and the block-level fee structure.
Every proposal is written so you can take it to your accountant, your solicitor, or your business partner without needing to translate anything.
The operational bring-up. Professional photography, listing setup across 20+ booking platforms, dynamic pricing configured in PriceLabs, guest communications wired up in Enso Connect, compliance verified and any gaps closed, cleaning and linen teams walked through the property.
Cosmetic refurb. Where the property needs bringing to short-let standard, we project-manage the works at trade pricing. Under Guaranteed Rent, refurb is co-funded with the landlord. Under Management Only, we quote it at trade cost with no agency markup.
Timeline. Ten working days is standard for a single property in reasonable condition. Blocks typically take three to four weeks depending on compliance state and any refit scope. A tired property requiring a full cosmetic refit, like the St John's four-bed end-terrace, we deliver in three weeks including works.
Your role. Approvals and access, not project management. We handle contractor scheduling, we handle vendor coordination, we handle the day-to-day. You give us the yes or no on decisions that need one.
A monthly investor-grade PDF pack. Occupancy, ADR, RevPAR, net-to-landlord, and photographic condition. Structured to read like a fund update, not a lettings summary. Arrives on the same date every month.
Guaranteed Rent clients get the fixed monthly payment on the same date every month regardless. The report is a courtesy update on how your property is performing under our operation.
Management Only and Block Management clients get the net-to-landlord payment plus the full performance pack. Occupancy against target. Revenue against forecast. Any operational issues logged with resolution status.
Between reports. WhatsApp reachable, sub-10 minute response times for anything urgent. Quarterly portfolio review call for larger clients. You never chase us for a number.
A 30-minute conversation, no pitch, no template proposal. We come back within 48 hours with a written offer benchmarked against comparable Manchester stock.
Renewal dates for gas safety, EICR, EPC and fire risk assessments tracked centrally. Contractor visits coordinated at trade pricing. You never chase a renewal date.
One operator, one WhatsApp thread, one person accountable. You're not chasing five departments or trying to remember which cleaning company we use.
We operate one market. Pricing benchmarked against your specific submarket. Corporate housing channels tuned to what actually converts in Manchester, not a national average.
The commitments that matter are often the ones about what we won't cut, not just what we will deliver. Being explicit about the boundary is part of how we operate.
Fee structure is scoped per proposal and benchmarked against Manchester rates. Once quoted, it holds. We don't compete on price to acquire portfolios we can't operate profitably.
Cleaning teams are vetted, paid at trade rates, and inspected. Cleaning is the single strongest predictor of guest ratings, so it's the last thing we compromise on.
Guest complaints, condition photos, minor damage all get logged and addressed in the same month. You see them in the report even when they're small, so nothing stacks up unseen.
If Management Only suits you better than Guaranteed Rent, we'll tell you. If your property genuinely doesn't fit our portfolio, we'll tell you that too and suggest an alternative operator.
The block had been through multiple rent-to-rent operators who kept failing. Beyond Stays now operates six apartments as a single coordinated multi-unit operation. Repositioned as short-let and corporate housing across Airbnb, Booking.com and direct corporate. One operator, one commercial strategy, one point of contact for the landlord. The four steps applied in sequence, delivered as promised.
Answer six questions. Get a written valuation from the Manchester team within 24 hours. No sales calls. No obligation.
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