Existing Tenants of Managed Properties requiring help relating to their tenancy should either scroll down to the bottom of this page or click the ‘Contact’ button on the main menu to identify the contact details of the person they need to speak to.
Procedure for Securing a Rental Property through Thornley Groves
Identify a Property to Rent
Prospective tenants should view any property they wish to consider whereafter they can submit an application to rent.
All properties are available on Assured Shorthold Agreements for a minimum of six months. Longer periods can be agreed by separate negotiation.
Application Fees
Prospective tenants applying to rent a property are required to pay an application fee, sometimes referred to as an administration charge, to cover the costs of referencing the tenant/s, preparing the tenancy agreement and protection and registering of the deposit. This fee is as follows:
Single Applicant – Manchester & Salford offices £180 (inc. of vat). South Manchester offices £155 (inc. of vat)
Two Applicants – Manchester & Salford offices £ 230 (inc. of vat). South Manchester Offices £190 (inc. of vat)
Three or More Applicants – Manchester & Salford offices £310 (inc. of vat) South Manchester Offices £230 (inc. of vat)
The Application Fees paid in respect of a tenancy application are non refundable and will be forfeited in the event the tenant/s decides to withdraw their application and/or fail the referencing process. The fees have been paid by the prospective tenant to Thornley Groves in order for the application to rent a property to be processed. In the event the application does not proceed and the tenant elects to rent an alternative property through Thornley Groves, a new application fee will need to be paid. Should the Landlord decide at anytime after the application fee has been paid that he/she does not wish to rent the property to the applicant and providing the applicant/s pass referencing, Thornley Groves will reimburse the application fee to the tenant/s or waive them in respect of a new application on an alternative property through Thornley Groves.
References
As letting agents we will require references, via a referencing agency, from prospective tenants’ employers, bankers and, where relevant, previous landlords, before agreeing to a rental.
Please note that the referencing agency requires tenants to earn 30 x 1 month’s rent between them to rent a property (e.g. 30 x £600pcm = £18,000p.a.)
All applicants must be over 18 years of age and in permanent employment or in the event they are not employed, must be willing to provide a guarantor willing to be referenced or pay all of the rent for the duration of the tenancy in advance, in addition to the agreed security deposit.
If you have a poor credit history, any unresolved CCJ’s, are a student, or if you are in temporary employment or unemployed, you will need a guarantor. The guarantor will also be referenced and will also be named on the Tenancy Agreement and be required to sign the Tenancy Agreement. If a guarantor cannot be provided, the tenant can choose to pay rent in advance; however this is subject to the landlord’s approval.
Identification
All applicants will be required to produce identification before a tenancy is completed. We require photographic ID (passport or driver’s licence) together with a recent utility bill or bank statement as proof of address.
Secure your Chosen Rental Property and Remove it from the Market
You can, if you choose, reserve your chosen property and remove it from the market as soon as an agreement is reached and before references are completed by making a non refundable advance rental payment that is equivalent to 50% of the monthly rent. This will be in addition to the application fee. This will be used to contribute towards the first month’s rent, is a non refundable payment and will be forfeited should the applicant withdraw their application or fail the reference process, or is not in a position to complete the tenancy on or before the agreed date as detailed in the Notification of Letting. Assuming the application to rent proceeds to a successful conclusion, these monies will form part of the first month’s rental payment. Those tenants who elect not to part pay the reservation payment with the application fees will be advised by the Letting Consultant and/or the Letting Administrator that the property will remain available to the open market for viewings and may risk an alternative tenant being considered by the Landlord.
Furnishings
Properties are offered for rent either fully furnished or not furnished, but the latter properties usually have at least carpets and curtains. However, the degree to which properties are furnished varies dramatically, and prospective tenants should be encouraged to discuss their specific requirements as to whether they are seeking a fully furnished or non furnished property. In certain instances landlords may be prepared to provide additional items of furniture or appliances.
Inventory
An inventory will be prepared by either the landlord or an inventory clerk detailing the fixtures and fittings in the property together with their condition. You will be required to sign a schedule of condition confirming that you agree with the inventory and the comments regarding condition. This inventory will also be used at the check-out to assess any damage or dilapidations to the property. With allowances made for fair wear and tear, any damage noted or cleaning required will be charged to the outgoing tenant. It is therefore strongly advised that you check through the inventory carefully and ensure that you are in agreement with it.
Upon receipt of the inventory you will given 48 hours to make any further comments. If we do not hear back from you within this time it will be assumed that you are in agreement with the comments in the inventory. Should a further copy be required of the inventory then there will be a charge of £25 +VAT.
Household Bills/Expenses
All tenancies are exclusive of utility bills, water rates, gas, electric, council tax, telephone charges, tv licence and a tenant’s own personal effects/contents insurance (unless otherwise stated) and tenants will be responsible for payment. Where Thornley Groves manage a property, we will advise the various suppliers of your occupancy; however tenants must contact the suppliers in order to set up an account and to arrange for payment.
Thornley Groves is unable to undertake the transfer /connection of telephone services. If the property does not have a telephone line, permission must be obtained in writing from the landlord (via Thornley Groves if managed) before arranging the installation. The managing agent or landlord must be advised of the landline number provided.
The landlord is responsible for the buildings insurance together with any landlord’s contents insurance. Any ground or chief rent is also the responsibility of the landlord. In the case of flats or apartments, any maintenance/management/service charge will be the responsibility of the landlord unless otherwise stated.
Gardens
Garden maintenance will usually be the responsibility of the tenant unless otherwise stated.
Payment of Rent
Rent is payable monthly and in advance. Tenants will be required to establish a standing order arrangement with the landlord or managing agent’s bankers.
Domestic Pets
Domestic pets are not permitted except if agreed in writing and it is usual for an additional security deposit to be held. The carpets must be professionally cleaned, sanitized, deodorized and anti bacteria / flea treated on vacating the property. The original invoice must be supplied to confirm this has been done. If evidence is not supplied to this effect, Thornley Groves or the landlord will arrange for this to be carried out and the cost deducted from your deposit.
Smoking
Smoking is not permitted in a property unless previously agreed with the landlord.
Faults and Repairs
You will be informed at the start of your tenancy who will be managing the property and given contact details. Many landlords have service contracts and preferred contractors. If the landlord is managing the property any maintenance issues must be reported direct to the landlord. Failure to do so may mean that you are liable for any deterioration or damage resulting from any delay. You must not instruct a contractor to undertake any work – if you do it will be at your own expense.
If Thornley Groves is managing the property any maintenance issues must be reported to us directly. Please note that we will endeavor to address maintenance issues as soon as possible and emergency repairs will be addressed within 24 hours. We always request that our contractors contact you direct to obtain access to the property.
Important Information for Tenants
If you are a Tenant in a Property Managed by Thornley Groves, please note we do not offer a 24 hour management service.
Our Property Management Departments in both the City Centre and South Manchester operate Monday to Friday 8.30am to 6.00pm. Outside of these hours tenants may wish to organise their own emergency remedies by calling the appropriate utility providers or the emergency services as follows: Gas leak – National Grid on 0800 111 999. Fire Service on 999. Break in – The Police on 0161 872 5050.
Outside of these hours, Tenants requiring an EMERGENCY REPAIR may wish to organise it themselves and, subject to the note below, we would recommend A1 Maintenance on 07817 244 617.
NOTE – Tenants are reminded that the costs for any repairs they commission will need to be approved by the Property Management Department before they can be deducted from rent or reimbursed to tenants. By instructing your own repairs prior to obtaining this consent (even through our approved contractor) you run the risk of not being reimbursed if the Landlord concludes the cost of the repairs are excessive or that the Landlord is not liable for them.
Please consider whether this repair can wait until the Property Management Department next opens.
The vast majority of property issues can wait until the next day when you will be able to contact your Property Manager. Our entire Property Management teams, their titles and direct dial telephone numbers are below. Any of them can be emailed on firstname.surname@thornleygroves.co.uk
City Centre Property Management Department
Manager Property Management Department – Mark Ledgard – 0161 242 1682
Assistant Manager Property Management - Steven Gilmour – 0161 242 1695
Property Manager Maintenance – Properties A-L – Carly Green – 0161 242 1696
Property Manager Maintenance – Properties M-Z - John Hamer 0161 242 1694
Property Manager Renewals - Kinsley Osuji-Smith - 0161 242 1697
Property Manager Inspections - Katie Robinson - 0161 242 1690
Property Manager Checkouts/Deposits – Properties A-L – James Akrill 0161 242 1684
Property Manager Checkouts/Deposits – Properties M-Z - Robert Joyce - 0161 245 1108
Property Manager Arrears/Accounts – Mike Sammon – 0161 242 1686
Property Administrator – Sarah Steven – 0161 242 1671
Property Management Client Account Manager – Daniel Wiltshire – 0161 242 1698
South Manchester Property Management Department
Manager Property Management Department – Charlotte Perkin – 0161 942 4108
Property Manager Maintenance A-J – Michele Deeks – 0161 942 4107
Property Manager Maintenance K-Z – Keeley Child – 0161 942 4103
Property Administrator – Rachael Fitzgerald – 0161 942 4102
Property Administrator – Sarah Tarmey – 0161 942 4100
Property Administrator – Joan Watson – 0161 942 4101
Property Management Client Account Manager – Catherine Simmons – 0161 942 4104
If you are a Tenant in a Property that is Not Managed by Thornley Groves, you should contact your Landlord directly regarding any maintenance issues.
Properties for Sale and for Rent
A few of the properties being offered for rental are also being offered for sale and in most cases, where a landlord is trying to seek a prospective purchaser, the tenant will be asked to co-operate with the selling agent by allowing prospective purchasers to view the property during the last three months of the tenancy. All viewings will be strictly by appointment, only through the tenants, and always accompanied. Prospective purchasers will be informed prior to the viewing of the duration of the tenancy remaining.
