We specialize in management and lettings of residential and commercial properties throughout Ireland, primarily in Dublin City.
Inspection, advertise your property, viewings, check references, sign a lease, check-in.
Rental Management Full
Rent collection & financial statements, post-let management, we become the first point of contact for your tenants.
Rental Management - Lite
4% – 6%
Grounds keeping, lettings & turnovers of apartments. Everything in rental management except the rent collection and financials.
Both serviced & unserviced
Serviced Office Management
We can set up your building as a serviced office business and manage the business for you
We're large enough to
rely on, small enough
Register your account on our website to speed up some processes!
More about our services
We advertise on a broad range of online property sites, including our own. We only use ‘Premium’ (top rated) ads so you’re assured of a first page spot. We also get a lot of repeat business through word of mouth because of our long history in property.
The best reason to use us to advertise is that the quality of our photographs set your property apartment from others. Their detail and professionalism catch the eye ahead of other ads. We can also advise on A-boards and newspaper ads but these can’t compete with online sources.
Free Landlord Pack
The most critical decision of the letting process is choosing which prospective tenants to accept. It’s easy to make a quick decision when there’s a deposit being waved in front of you but the damage that can be caused by a bad tenant can be devastating. The worst type of tenant can cost you your whole investment and your credit rating along with it.
Unfortunately, Irish law protects the worst type of tenant in place for an extraordinary amount of time, so don’t skimp on this decision. Good tenants are your most valuable resource. They’re something to be protected and a good tenant will have both a workplace and previous landlord reference. Students will have a letter of acceptance from their college. A PPS number is essential so get some proof of this along with a state ID (passport or drivers license).
Some landlords ask for bank statements showing ability to pay the rent level but this can be a step too far for many potential tenants. One of the best methods of screening is asking for higher deposits as described below.
We screen all prospective tenants for suitable work and character references. In some circumstances we look for a guarantor for the tenants ie. a house owner in Ireland who will guarantee the rent.
In 2010 we experimented with the idea of a slightly higher deposit than the usual one month. We discovered that it was not a barrier to renting. Almost nobody even questioned the idea, and it had no affect on our letting speed. People saw it as “just a deposit”, so they knew they would be getting it back at the end of their tenancy, almost like a small savings.
The result today is a near zero rate of the old story, of tenants leaving without paying the last month and also owing small amounts for damages, electricity, rent arrears etc. We no longer need to make a tough decision on whether it’s worth chasing a tenant for a small amount, because tenants don’t leave owing anything. Tenants have too much to loose now that we hold deposits of at lease one-and-a-half months rent. We take two months in cases were all document requirements aren’t met, for example students or someone moving into the country without a previous landlord reference or PPS number.
We hold the deposit in a client account on your behalf and return it to the tenant at the end of the tenancy agreement, subject to the usual final inspection.
It’s best to have a property as clean and clear as possible for viewings and we recommend sending a cleaner to every property before viewing. Our make-ready crew can prepare any property and we have some standardised decorations that suit any living room to make the photos stand out. Before signing the lease in person we get the tenant to complete and sign a standing-order form for their rent, which we send to their bank on their behalf. We also require the tenant to sign current photos of the property which are attached to the lease, and remind them to send us their own snag list shortly after move-in as a precautionary measure. We also give them meter readings and their meter point reference numbers.
Our leases have been tried and tested over many years and at the RTB, so you can rest assured. You let us know if you want us to register the tenant with the RTB, or if you would rather. You’re in complete control.
Our letting and management fees are some of the most competitive on the market. We tell people we’re not the cheapest because the cheapest is garbage; we’re the second cheapest, because we don’t spend all your money on our advertising or expensive show-rooms. After the deduction of fees & outlays we send you a detailed balancing statement.
With a letting-only service the landlord assumes responsibility for managing the tenant from the time the tenant moves in.
Full Management Service
Our full management really does means all-inclusive, hassle-free, with no hidden extras. We become the only point of contact for the tenant so you sit back and relax while we do all the work. Tenants call us for any maintenance or legal issues like notice periods, sublets, tenant obligations etc. We collect the rent, keep you compliant, send you a monthly financial statement and transfer the rent to you each month after agreed fees.
One of the most common pieces of advice we give on the Irish Landlord’s forum is to not accept anything less than market rate. You don’t owe anyone a lifestyle, but many landlords are uneasy about tackling this issue when dealing directly with a tenant. Many landlords are unsure of the fine details of retaining a deposit to cover tenant damages, or in taking a case to the RTB when a tenant hasn’t kept to their obligations, or defending against an unreasonable demand from a bad tenant. This is where our years of experience with the residential tenancies legislation and the RTB stand to us and where we really justify our fees. We’re able to tackle these issues head-on and we have the precedents to show for it.
- We collect rents and chase any late rents on your behalf
- We’re the first point of contact for and tenant’s queries and aim to keep you informed but not hassled
- We arrange maintenance of your property, within your parameters, by our fully qualified, tried-and-tested tradesmen
- We periodically inspect the property and advise the tenants of their responsibilities where needed
- We manage deposit refunds and withholding thereof whenever necessary. You’re never at a loss.
- We represent you at any RTB cases that may arise
We keep records and financials of your account
- We send you a monthly statement and transfer rents to you net of fees
Sublets are almost always covered by the tenant’s deposit and are billed at a fraction of the cost of a full let
- Renewals are also billed at a fraction of the cost of a full let but these are only useful to you in a downward market
We’re large enough to rely on, small enough to care
Preparation of commercial leases generally costs more because of the extra customisation needed and the possible requirement for a solicitor.