Managing a buy-to-let portfolio should deliver steady, long-term income, not act as an exhausting second job. Yet between staying on top of changing tenancy legislation, vetting incoming applicants, organising emergency repairs on weekends, and chasing down utility meter readings, self-managing or dealing with a subpar agent can quickly drain your time and energy.
At Ultralets, our mission is clear, we take care of your portfolio so you can get on with your life.
Whether you have just purchased your very first rental property in Hull, Beverley or East Yorkshire, or you oversee an established portfolio of units across the area, our Full Management Service is designed to take the weight off your shoulders. Below is an in-depth look at everything included under our full management banner, how we safeguard your cash flow, and why hundreds of landlords, both home and abroad, trust us with their properties.
Ultralets Property management
1. Targeted Marketing & Tenant Placement
Every tenancy starts with finding reliable, respectful tenants who pay on time and look after your asset. When a vacancy arises, our lettings team kicks into gear immediately with an end-to-end onboarding strategy.
Initial Property Assessment & Rental Valuation: We review your property’s condition, assess local market trends, and advise on optimal pricing to ensure maximum yield with minimal void periods.
Professional Marketing: Every property receives professional wide-angle photography, immersive video walkthroughs, and detailed floor plans.
Exposure: Your listing is broadcast across all major property portals, featured across our active social channels, and paired with an on-site 'To Let' board to capture drive-by interest.
Accompanied Viewings: The lettings team conduct accompanied viewings with prospective applicants, pitching your home’s best features and getting a first-hand read on potential tenants.
Move-In Setup: When a new tenant is placed, our letting fee is a flat £325 + VAT, covering the initial marketing push and tenant sourcing from start to finish. No bolt-ons, additional charges or silly fees. Many agents charge extra for an inventory, deposit registration and more. We do not.
2. In-House Referencing: No Outsourcing, No Shortcuts
Many agencies outsource their referencing to automated third-party software that checks a credit score and calls it a day. We do things differently.
All tenant referencing is conducted 100% in-house. We believe that vetting an applicant requires a human eye to properly assess risk. Our thorough procedure checks:
Detailed review of authentic bank statements and wage slips.
Direct verbal and written confirmations from current employers and previous landlords.
Comprehensive County Court Judgment (CCJ) and credit searches.
Mandatory statutory Right to Rent checks.
Homeowner guarantor verification where required.
Holding deposit management to confirm applicant commitment before progressing paperwork.
Only fully vetted, viable applicants with our honest recommendations are presented to you for final approval.
3. Watertight Legal Compliance from Day One
The regulatory landscape for UK landlords has never been more scrutinised. A single missing document or overlooked certificate can invalidate notice periods or lead to severe civil fines. Under our Full Management Service, we ensure your tenancy is legally compliant right out of the gate:
Tenancy Paperwork & Prescribed Information: We draft compliant tenancy agreements and serve all necessary statutory paperwork, including How to Rent guides and Section 21 compliance documents.
Comprehensive Photographic Inventories: Before keys are handed over, we complete a meticulous photographic check-in inventory recording the exact condition of the premises and all fixtures.
Deposit Protection & Transfer: We handle deposit registration and dispute mediation through government-approved schemes (such as the DPS, TDS). If you are transferring from another agent, we manage the entire deposit migration for you.
Utility & Council Tax Transitions: We inform local councils and utility providers (gas, electric, water) of the tenancy start date and meter readings, keeping historical council tax and utility disputes off your desk. You will need to opt-in should you choose this service.
4. Seamless Day-to-Day Tenancy & Property Care
Once the tenancy begins, you can step back. Our dedicated property managers and customer service teams handle the operational heavy lifting:
A Dedicated In-House Maintenance Team
When a boiler fails or a pipe leaks, you need reliable help fast. Unlike traditional agencies who rely solely on third-party contractors, often waiting days for quotes, Ultralets operates our own fleet of skilled maintenance engineers out of the tools.
6-Month Workmanship Guarantee: Repairs carried out by our maintenance engineers come with a 6-month guarantee.
Fair Hourly Rates: In-house maintenance is billed at £38.40 per hour plus materials (with rates doubled for out-of-hours emergencies, weekends, and bank holidays).
Works Authorisation Limit: You set a pre-approved repair budget (typically £200). This empowers us to fix urgent issues promptly without disturbing your day, while ensuring larger jobs require your prior sign-off.
Third-Party Contractor Management: Should a specialised contractor be required, we manage the process end-to-end (subject to a small arrangement fee of 10% of the invoice, capped between £10 and £100 per job).
24/7 Digital Repair Reporting
Tenants log non-emergency and emergency maintenance via our online repair reporting software. This creates a timestamped audit trail, allows tenants to attach photos and video clips, and helps troubleshoot minor issues before a tradesperson is dispatched.
Proactive Mid-Term Inspections
We carry out periodic inspections accompanied by comprehensive photographic reports uploaded to your dashboard. This ensures minor leaks, damp issues, or unauthorised alterations are identified and addressed early before they become costly structural problems.
5. Ongoing Safety Certificates & Legislative Reminders
Keeping track of expiring safety documents across multiple properties is a logistical headache. We maintain a centralised compliance calendar for every unit under our care:
Annual Gas Safety Certificates (CP12)
Electrical Installation Condition Reports (EICR)
Energy Performance Certificates (EPC)
Legionnaires Risk Assessments
Smoke & Carbon Monoxide Alarms
You will receive automated reminders when an inspection is due. If we do not receive instructions or an updated passing certificate from you, we automatically instruct our qualified contractor to complete the work. This protects your property, safeguards your tenants, and keeps you on the right side of the law.
6. Transparent Accounting & Predictable Monthly Cash Flow
Cash flow predictability is crucial for any property investor. With Ultralets, you won't have to chase rent or struggle with messy spreadsheets:
Monthly Paydays: Rental income is fully reconciled and paid directly into your chosen bank account on or before the last working day of every single month.
No Rent, No Management Fee: If your property ever sits vacant, management fees are not applied.
Scalable Management Rates: Our percentage fees reduce as your portfolio expands:
24/7 Client Dashboard: Log in anytime to view historical inspection photos, track ongoing repairs, download monthly statements, or pull full financial year summaries to hand straight to your accountant.
7. Beyond Letting: Growing and Protecting Your Wealth
We see ourselves as your long-term property partner, which is why our service goes far beyond simply collecting rent:
Exclusive Off-Market Investment Deals: Ultralets landlords gain private access to our curated off-market portal. Here, you can review high-yielding houses, multi-unit blocks, and restructuring portfolios sourced directly from other landlords, allowing you to expand without bidding wars on public portals.
Annual Market Rent Reviews: We conduct regular market reviews and handle the formal serving of Section 13 rent increase notices (£60.00) to keep your rental yield aligned with regional inflation.
In-House Financial Services via Mighty Mortgages: Our sister brand offers whole-of-market mortgage advice (£495 fee) alongside zero broker fee insurance solutions. This includes buildings and contents cover, as well as standalone Nil-Excess Rent Protection & Legal Expense policies covering up to 12 months of rent during unexpected tenant hardship.
Switching to Ultralets Is Completely Frictionless
Stuck with an agent who doesn't communicate, fails to keep up with repairs, or hits you with hidden charges? You don’t have to wait out an unfavourable situation.
Send One Simple Email
Notify your current agent of your intention to leave (we can provide a read to send template).
We Handle the Handover
Our team collects keys, transfers compliance files, and migrates deposit scheme registrations seamlessly.
We Pay Your Exit Fees
Worried about restrictive contract clauses? Ultralets may be able to cover your switch-over exit fees up to three months’ worth of management fees so you can transition at zero net cost.
Real People, Local Expertise
Great management is ultimately about the people looking after your home. Get to know the team by visiting our website https://www.ultralets.co.uk/about-us.
