Fewer empty weeks
Rightmove marketing, accompanied viewings and proper referencing, so your home lets quickly to a tenant you’d choose — not just the first to apply.
Letting agents in St Albans & surrounding areas
Lettings done properly.
Local knowledge. Personal approach.
We only do lettings. We find good tenants and look after rental homes for landlords across St Albans, and help renters find their next home. 70 years’ combined experience, three hands-on managers, every fee published.
Rated on Google by our landlords and tenants
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70+ YRS COMBINED EXPERIENCE
01
Available homes
Currently letting.
Every home we have available is live on Rightmove — full photos and viewing requests, updated the moment we list.
Live on Rightmove View all our homes to rent Includes homes recently let · opens in a new tabProtected by recognised schemes, and listed where tenants look.
CMPClient Money Protection · view certificate
Qualified member
PRSProperty Redress Scheme
Qualified memberRightmoveProperty portal
02
Approach
Most agencies scale up until you become a reference number. We built the opposite — a practice small enough that Jo, Danielle or Kitty manages your property from first valuation to final inspection. 70 years of combined lettings experience, distilled into three people who know your street, your tenants, and your name.
70+
Years of combined lettings experience
10% + VAT
Fully managed fee (12% inc. VAT) — see our fees below
3
Dedicated managers, start to finish
0
Call centres, queues or hand-offs
Straight answers
Honest advice on rent, presentation and what’s worth fixing, from people who let homes here every week. If something isn’t worth spending on, we’ll say so.
Reclaim your time
Rent, repairs, inspections, deposits and the legal deadlines — handled. You get a monthly statement and your evenings back.
The people you’ll deal with.
Three hands-on managers with 70 years’ combined lettings experience. Call us and one of them will answer.
What landlords say.
03
For landlords
Two ways we can let your property.
Fully Managed: we find the tenant and look after everything afterwards. Let Only: we find and reference the tenant, then you take over.
Fully Managed
10% + VATof monthly rent (12% inc. VAT), deducted monthly
- Optional professional inventory, check-in & check-out
- Rent collection with monthly statements
- Regular inspections with written reports
- Late rent chased straight away, before it becomes a problem
- Repairs & maintenance via insured contractors
- Deposit registration, handling & release
- Gas, electrical and EPC deadlines tracked, with reminders before anything runs out
- Re-letting started the day a tenant gives notice
Let Only
6% + VATof the initial 12 months’ rent (7.2% inc. VAT), one-off introduction fee
- Free, evidence-based rental valuation
- Marketing on Rightmove
- Professional signage & accompanied viewings
- Free property presentation advice
- Full applicant assessment & referencing
- Tenancy agreement prepared & signed
- Utilities & service supplier handover
- Insurance guidance for the tenancy ahead
Thinking of instructing us? Every fee and the notice period are set out in writing before you sign.
Get our Terms of Business
04
Transparent fees
Know your numbers before you call.
Drag the slider to see what you’d pay and what you’d receive each month. Every figure is shown with VAT, so there are no surprises later.
Monthly fee
£165
+ VAT (£198 inc. VAT)
You receive monthly
£1,452
after fee inc. VAT
Annual cost
£1,980
+ VAT (£2,376 inc. VAT)
Fully managed: 10% + VAT (12% inc. VAT), deducted monthly. Set-up & marketing: £250 + VAT (£300 inc. VAT) for the first let, then a re-let fee of £150 + VAT (£180 inc. VAT) for each new tenant. Optional inventory from £290 + VAT (£348 inc. VAT), depending on property size.
Landlord fees in full
Every charge, shown before and including VAT
Fully Managed10% + VAT (12% inc. VAT) of the monthly rent
Let Only6% + VAT (7.2% inc. VAT) of the annual rent, deducted from the first month’s rent
Set-up & marketing: Fully Managed£250 + VAT (£300 inc. VAT) for the first let, then a re-let fee of £150 + VAT (£180 inc. VAT) for each new tenant in an existing managed property
Set-up & marketing: Let Only£250 + VAT (£300 inc. VAT), one standard fee for each let. The re-let fee doesn’t apply
Optional independent inventory, check-in & check-out (one fee)1 bedroom £290 + VAT (£348 inc. VAT)
2 bedrooms £330 + VAT (£396 inc. VAT)
3 bedrooms £385 + VAT (£462 inc. VAT)
4 bedrooms £425 + VAT (£510 inc. VAT)
5+ bedrooms by agreement
2 bedrooms £330 + VAT (£396 inc. VAT)
3 bedrooms £385 + VAT (£462 inc. VAT)
4 bedrooms £425 + VAT (£510 inc. VAT)
5+ bedrooms by agreement
Additional charges, only where they apply
Rent & Legal Protection (optional)3% + VAT (3.6% inc. VAT) of the rent
Section 13 notice (rent increase)£95 + VAT (£114 inc. VAT)
Section 8 notice (possession)£195 + VAT (£234 inc. VAT) for Let Only. Included under Fully Managed
Deposit dispute administration£250 + VAT (£300 inc. VAT) for Let Only, if referred to scheme adjudication. Included under Fully Managed
National Landlord Database helpYou register, and we can help add information and key documents. Included under Fully Managed. Let Only: collating information £95 + VAT (£114 inc. VAT), booking outstanding certificates £30 + VAT (£36 inc. VAT) per certificate
Non-Resident Landlord tax administration£75 + VAT (£90 inc. VAT) per quarter, where the scheme applies
Court attendance or work outside the service scope£150 + VAT (£180 inc. VAT) as incurred
Additional property inspection£30 + VAT (£36 inc. VAT)
Vacant property check£25 + VAT (£30 inc. VAT)
Land Registry proof of ownership, if you can’t provide it£10 + VAT (£12 inc. VAT)
Management takeover from another agent£250 + VAT (£300 inc. VAT), on signing the new tenancy agreement. It also applies if the same tenant stays and no new tenancy agreement is signed.
Management handover to another agent or landlord£400 + VAT (£480 inc. VAT), payable when giving notice to end the agreement
Sale of the property to a tenant we introduced1% + VAT (1.2% inc. VAT) of the sale price, on completion
Withdrawal after referencing has begunAbortive costs by agreement, plus third-party costs
EPC, gas safety record, EICR, Legionella assessmentQuoted on instruction
Smoke and CO alarm supply & fitCost plus fitting, as required for compliance
05
The journey
From valuation to fully let.
Valuation
A free, no-obligation valuation based on what similar homes nearby have actually let for — not a flattering guess. We price to let quickly and protect your income.
Presentation & marketing
Free presentation advice, then exposure on Rightmove with professional signage and accompanied viewings.
Referencing
Credit checks, sanctions checks, right-to-rent verification, affordability assessment, landlord and employer references. The boring work that prevents expensive tenancies.
Move-in
Tenancy agreement signed, detailed inventory recorded, deposit protected within the legal window, utilities and suppliers handed over.
Ongoing care
Rent collected, inspections reported in writing, repairs coordinated with insured contractors — and re-letting started the day a tenant gives notice.
06
Compliance
The legal side, handled.
The rules change often, and since the Renters’ Rights Act took effect on 1 May 2026 the paperwork has to be right first time. We track every certificate and deadline and remind you well before anything runs out, so nothing lapses by surprise.
Gas safety
Annual CP12 checks by Gas Safe engineers, scheduled before they lapse.
Electrical safety
EICR reports renewed on cycle, with remedial work coordinated for you.
Fire safety
Furnishings and escape-route regulations checked at every inventory.
Smoke & CO alarms
Fitted, tested and logged at the start of every single tenancy.
EPC
Valid Energy Performance Certificates managed ahead of marketing.
Deposit protection
Deposits registered with a government scheme inside the legal deadline.
HMO licensing
Multiple-occupancy rules navigated, licences obtained where required.
Overseas landlords
Non-resident landlord tax scheme handled correctly from day one.
07
For tenants
Renting, without the runaround.
Houses, apartments and studios across St Albans — looked after properly, by people who answer the phone.
Real choice
Every available home is live on Rightmove, with full photos.
Local intelligence
Council tax bands, school catchments and Ofsted ratings, transport links, the good gyms — ask us anything.
Homes kept to standard
Regular inspections work for you too — issues reported, repairs actioned, standards held.
Referencing — what we’ll ask for
- Three-year address history
- Credit check
- Current landlord or agent reference
- Written employer reference
- Self-employed? Accountant reference + recent accounts
Since 1 May 2026, tenancies in England run month to month under the Renters’ Rights Act rather than for a fixed term. Rent is paid by standing order. Ask us how notice works on either side.
Tenant fees — in plain English
Holding deposit 1 week’s rent
Reserves the property. Withheld only if you withdraw, fail right-to-rent checks, give false information, or don’t sign within 15 days.
Security deposit 5–6 weeks’ rent
Five weeks’ rent where annual rent is under £50,000; six weeks above. Protected in a government scheme and returned at tenancy end, less any agreed deductions.
Late rent 3% over base rate
Interest at 3% above the Bank of England base rate applies once rent is 14+ days in arrears.
Lost keys & changes at cost
Lost keys: the actual replacement cost, plus £15/hour inc. VAT for the time taken. Contract variation at your request: £50 inc. VAT. Change of sharer at your request: £50 inc. VAT, or reasonable costs if higher.
Ending your tenancy 2 months’ notice
Under the Renters’ Rights Act, you can end your tenancy by giving at least two months’ written notice.
Where we let.
From our office on The Quadrant, we let and manage homes across St Albans and the towns and villages around it.
St AlbansThameslink to St Pancras in around 20 minutes, a Roman park and a twice-weekly street market.MarshalswickOur home patch. Our office is on The Quadrant, so we’re a short walk from many of the homes here.HarpendenFast Thameslink trains, the 96-hectare Common and a high street that gives people a reason to stay.SandridgeA village under two miles from our office, with Heartwood Forest on the doorstep.WheathampsteadRiver Lea, Devil’s Dyke and a historic village centre. We’ve let homes on several roads here.London ColneyNext to the M25 at junction 22, with Colney Fields shopping and the Napsbury Park estate.Bricket WoodA woodland village on the Abbey Line, three stops from both St Albans Abbey and Watford Junction.Park StreetTwo miles south of the city, with two stations on the Abbey Line and quick links to the M25.
See all the areas we cover
From the blog
Lettings advice, in plain English.
For landlordsChoosing a reliable tenant: referencing that protects your rentTenant referencing still matters under the Renters' Rights Act. See what checks you can still make, what you can't do, and how to protect your rent.Law & complianceLandlord Database 2027: What St Albans Landlords Need to Do and WhenThe new landlord database opens in Hertfordshire in January 2027. Find out the deadlines, registration costs and what St Albans landlords need to prepare.
08
Contact
Let’s talk about your property.
Free, no-obligation valuations. A real person answers — Jo, Danielle or Kitty — and we reply to every message within one working day.
Prefer to call or email?
Call us 01727 761816 Email us info@attewellhardwickeandleahy.co.uk Unit 4, 19 The Quadrant, Marshalswick,St Albans, Hertfordshire AL4 9RB
Monday to Friday 9am to 5pm, Saturday 10am to 2pm