Property management in Somerset
Full management in Somerset means your rent arrives on the same day each month, your certificates are on file, and the Renters' Rights Act paperwork is done before the tenant moves in. Martin, our Local Partner, does the visits; the office does the rest. The fee is 12% of rent, capped at £150 a month, no VAT, no extras, and you can leave with 30 days' notice.
- Full management 12%, capped at £150 a month
- No lock-in, 30 days' notice
- No VAT on any fee
- Redress scheme and client money protected
Martin Howard
Local Partner for Somerset
Martin founded Hello New Home in Swansea and lives in Somerset, where he also runs the sister brand Somerset Lettings. He handles viewings, inspections and landlord calls across the county himself, with contracts, compliance and rent collection run from head office.
WhatsApp 07510 243096 · Head office 01792 807 051
What is included for 12%
- Marketing on Rightmove, Zoopla and OnTheMarket, with photographs and viewings by Martin.
- Referencing through Vouch or Goodlord, Right to Rent checks on every adult occupier, the tenancy agreement and the written statement of terms before the tenancy is agreed.
- Deposit protected within 30 days, capped at five weeks' rent, with the holding deposit held to one week's rent under the Tenant Fees Act 2019.
- Rent collection, arrears chasing and a repairs line answered 24 hours a day.
- Quarterly inspections by Martin, with a written report.
- An HMO licence application where the property needs one, and the expiry on your calendar.
- Gas, electrical, EPC and alarm certificates tracked, and your landlord database entry prepared and walked through with you when the service opens.
- A rent review each year and a year-end statement.
What it costs on Somerset rents
12% of the rent, capped at £150 a month, no VAT added. On the ONS Somerset average of £1,016 that is £122. An £850 terrace in Bridgwater costs £102 a month. A £1,100 semi in Yeovil costs £132. A £1,400 family house in Taunton, and most flats in Bath, cost the £150 cap and nothing more.
Set-up is £295, waived when you move an existing tenancy to us from another agent. Rent guarantee is an add-on at £25 a month: a named insurance product with conditions, and we show you the wording before you add it. Tenant Find alone is £495, no let no fee, and covers marketing, viewings, referencing, Right to Rent, the agreement and written statement, deposit registration and the inventory.
There are no fees for renewals, inspections or notices. The fee sheet is the same in every area we cover.
The Renters' Rights Act, done for you
Since 1 May 2026 every tenancy in England is periodic. Fixed terms are gone, section 21 is gone, and possession runs on the Section 8 grounds. Rent can go up once in any 12 months by a Section 13 notice with two months' notice, and the tenant can take it to the tribunal. You cannot take more than one month's rent in advance, and a tenant's request to keep a pet needs an answer within 28 days.
Before any tenancy is agreed the tenant must have a written statement of the key terms; missing it carries a fine of up to £7,000. We serve it with the agreement. From 15 December 2026 the private rented sector database opens and every landlord in England will need to register; we prepare everything the registration asks for and walk you through it when your region's window opens; the entry is made in your name.
If you ever need the house back to live in or to sell, Grounds 1 and 1A need four months' notice and cannot be used in the first 12 months of a tenancy. We tell you the earliest real date rather than the one you were hoping for.
Switching from another agent
Your tenant does not need to move for you to. We give notice to your current agent, collect the deposit certificate, the gas and electrical certificates and any licence, check the file against the Act, and Martin meets the tenant at the house. If a gas certificate has lapsed or the written statement was never served, you hear about it before we take over, not after.
Next step: the free rent review
Fill in the free rent review with the address and, if you have one, your current agent's fee. Within one working day you get a realistic rent for your street, the licensing position for the address and a written fee comparison. No obligation, and Martin can come to the house if you would like a second opinion.
Nearby and also covered
- TA
- BA
- BS20
- BS21
- BS22
- BS23
- BS24
- BS25
- BS26
- BS27
- BS28
- BS29
- BS39
- BS40
- BS41
- BS48
- BS49
Somerset landlords ask
Is the 12% fee really the whole cost?
For management, yes: 12% of the monthly rent, capped at £150, no VAT, no renewal, inspection or notice fees. Set-up is £295, waived when you switch an existing tenancy to us. Rent guarantee is optional at £25 a month. On a £1,016 rent you pay £122 a month.
Do you do Right to Rent checks?
Yes. Every adult who will live in the property is checked before the tenancy starts, as England requires. The office runs the check and keeps the record; Martin collects the documents in person where that is easier for the tenant.
Can I still get my property back if I need it?
Yes, on the grounds the Renters' Rights Act allows. If you or close family need to move in, or you want to sell, Grounds 1 and 1A need four months' notice and cannot be used in the first 12 months. We advise on timing before you decide.
What does the rent guarantee add-on cover?
It is a named insurance product, added to Full Management for £25 a month, that covers unpaid rent subject to the policy's conditions, which include the tenant passing referencing. We show you the policy wording before you add it. It is not a promise that rent arrives whatever happens.
How quickly can you take over a managed property?
Usually within the notice period you have with your current agent. We handle the notice, the deposit and file transfer and the paperwork check, and Martin introduces himself to the tenant. Tell us your agent's notice period and we work to it.
Start with a free rent review in Somerset
An honest figure, a compliance check for your address, and a recommendation, within one working day. Martin will bring it to you in person if you'd like.
Also: Hello New Home Swansea · Hello New Home Durham · Hello New Home Andover · Hello New Home London