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Based in Chlorton, Manchester
Director, Appraisals, Property Manager
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A Vast Improvement – New Tenant Secured Quickly
Having recently changed Managing Agent to Property Genius I am very happy with the service so far. Very efficient and signed up a new tenant promptly cutting down on void period. Thoroughly recommended and a vast improvement on previous Agent.
Quick and Professional Letting Service
First time using Property Genius for letting out a property, quick turnaround from handing over keys, to advertising and getting new tenants in. A great professional service provided by Graeme and the team, very competitive rates (reason why we switched from another local agent we had been using for years) Highly recommend and will be using them again very shortly!
Highly recommend!!
We have been with Property Genius letting and managing our properties for the past 5 years and are delighted with the team. When the properties are available to let it’s always a quick turnaround, reasonable rates, very professional, friendly and always at hand when needed. Highly recommend!!
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Property Insights & Expert Advice
Stay informed with the latest tips, market trends, and guidance from the team at Property Genius.
Apr 24, 2025
New Legal Requirement from May 2025: What Lettings Agents, Landlords & Tenants Need to Know About Financial Sanctions Checks
From 14 May 2025, a new legal obligation will come into force requiring letting agents in the UK to carry out financial sanctions checks on both landlords and tenants. This move marks a significant step in aligning the private rental sector with national compliance standards—and it’s something all parties in the lettings process should be aware of. Why Has This Been Introduced? This change forms part of the UK government’s broader efforts to clamp down on money laundering, organised crime, and the misuse of property for illicit activities. By classifying letting agents as “relevant firms” under financial sanctions legislation, it ensures the same level of scrutiny is applied to tenancy agreements as it is to other financial dealings, like property sales and banking. While the vast majority of tenants and landlords are law-abiding, this regulation is about protecting the integrity of the UK housing market. It’s also designed to prevent anyone listed under UK financial sanctions from benefitting from or participating in the rental system. What Does This Mean in Practice? As a letting agent, we’ll now be required to: Check all new landlords and tenants against the UK’s consolidated list of sanctioned individuals or entities before any tenancy agreement is signed. Report any matches or suspicions to the Office of Financial Sanctions Implementation (OFSI) and pause any transactions while the matter is investigated. Maintain records of these checks and keep them securely for at least five years. Implement regular training and reviews to ensure compliance across our team. What Does This Mean for Landlords? While this does introduce another level of regulation (and cost) for agents like us, it also delivers a key benefit to you as a landlord: Increased protection and peace of mind. By working with a professional, compliant letting agent, you’re reducing the risk of unknowingly entering into a tenancy agreement with someone on a government sanctions list. It’s a small safeguard that can prevent potentially serious legal and financial consequences down the line. This also reinforces why using a reputable, regulated agent is more important than ever—not just for day-to-day management, but to ensure you’re aligned with all legal responsibilities in an increasingly complex landscape. What About Tenants? Tenants should be reassured by these changes too. The checks are non-intrusive and straightforward, and they’re simply a safeguard to ensure that all parties in a tenancy agreement are legally permitted to be there. If you’re not on any sanctions list (which, for the vast majority of tenants, you’re not), there’s nothing to worry about. Why It Matters We understand that this is yet another financial and administrative responsibility that letting agents must take on—but it’s one that supports a safer, more transparent rental market. It also highlights the value of choosing an agent who takes compliance seriously—protecting both landlords and tenants alike. Want to Know More? If you’re a landlord wondering how this affects your current or future tenancies, or a tenant with questions about the process, get in touch with our team today. We’re here to guide you through the changes and make the process as seamless as possible....
Mar 24, 2025
Government Announces Committee Stage Dates for Renters’ Rights Bill
The Government has scheduled the committee stage for the Renters’ Rights Bill in the House of Lords, with sessions set for April 22 and April 24, 2025. This phase involves a detailed, line-by-line examination of the bill’s provisions, allowing peers to propose and debate amendments. Understanding the Committee Stage During the committee stage, members of the House of Lords meticulously review each clause of the bill. Amendments are organized into a ‘marshalled list’ and published prior to discussions. Every clause must be agreed upon, and votes on proposed amendments can occur. If the bill undergoes amendments, it is reprinted to incorporate these changes. Next Steps Following the Committee Stage After the committee stage, the bill advances to the report stage in the Lords, offering further scrutiny and opportunities for additional amendments. This is typically followed by the third reading. Subsequently, the bill returns to the House of Commons to consider any amendments proposed by the Lords. Given the Government’s significant majority and the bill’s alignment with key manifesto pledges, it is anticipated that most amendments from the Lords may be declined, leading to a process known as “ping pong” between the two Houses. Anticipated Implementation Timeline The bill is expected to receive Royal Assent and become law before Parliament’s summer recess in July 2025. It will come into effect no earlier than two months after receiving Royal Assent, suggesting an operational timeframe between October and December 2025. Implications for Tenants and Landlords The Renters’ Rights Bill introduces significant reforms, including the abolition of Section 21 “no-fault” evictions and the transition to periodic tenancies. Landlords and tenants should stay informed about these changes to understand their rights and responsibilities under the new legislation. Stay Updated As the bill progresses, further developments and potential amendments may arise. We will continue to provide updates to keep you informed about the latest changes and their implications for the rental sector....
Mar 15, 2025
"The Renters' Rights Bill Part 6" - Pets in Rentals
While many landlords have traditionally had a ‘no pets’ policy, the new law aims to make it easier for renters to have animals in their homes. But what does this mean for landlords and tenants? Can landlords still refuse pets? How can a landlord protect their property from potential damage? Let’s break it down. What’s Changing? ❗️ Landlords Can No Longer Issue a Blanket ‘No Pets’ Policy Tenants will now have the legal right to request permission to have a pet, and landlords cannot refuse unreasonably. This applies to all rental properties, regardless of whether a previous tenancy agreement banned pets. ❗️ Landlords Must Provide a Valid Reason for Refusing Pets If a landlord wants to deny a tenant’s request, they must provide a reasonable, justifiable reason. Examples of acceptable reasons might include: The property is unsuitable for pets (e.g., small apartments, no outdoor space). The freeholder or lease agreement prohibits pets. The tenant cannot care for the pet responsibly or has a history of property damage. ❗️ Pet-Friendly Policies Should Be Fair & Consistent Landlords cannot discriminate without just cause and must consider each request on a case-by-case basis. They may set reasonable conditions for allowing pets, such as requiring tenants to ensure the pet is well-trained and doesn’t cause nuisance. ❗️ Tenants Can Be Required to Have Pet Insurance To protect against potential property damage, landlords can request that tenants obtain pet insurance before allowing pets in the home. This provides financial protection in case of damage to carpets, furniture, or fixtures. Implications for Landlords ⚠️ More Risk of Property Damage Pets can cause scratches, odours, and wear and tear that might exceed normal tenant use. Without proper insurance, landlords may have to cover repair costs themselves. ⚠️ Potential for Noise or Complaints from Neighbours Barking dogs or disruptive pets could cause issues with other tenants or neighbours. Landlords may need to set clear rules on pet behaviour and responsibilities. ⚠️ Limited Ability to Refuse Pets in Some Cases While landlords can still reject pets, they must have a legally valid reason—which could be challenged by tenants. Leasehold properties where the freeholder bans pets may be one of the few scenarios where refusal is straightforward. ⚠️ Impact on Tenant Demand & Rental Values Some landlords worry that allowing pets will make properties harder to maintain, while others see pet-friendly rentals as an opportunity. With more renters owning pets, landlords who allow them could attract a wider pool of tenants and reduce void periods. How Landlords Can Adapt & Protect Their Properties ✅ 1. Set Clear Pet Policies in the Tenancy Agreement Outline expectations for tenants with pets, including: Pet size and breed restrictions (if applicable). Noise and behaviour guidelines to prevent disturbances. ✅ 2. Require Tenants to Have Pet Insurance Request that tenants obtain insurance to cover pet-related damage, ensuring financial protection for landlords. ✅ 3. Conduct Regular Property Inspections Schedule periodic inspections to assess any pet-related damage early. Ensure tenants are maintaining the property in a clean and responsible manner. ✅ 4. Consider a Higher Rent or Pet Premium While landlords cannot charge a separate ‘pet deposit’, they can set a slightly higher monthly rent to account for additional wear and tear. Ensure any adjustments remain fair and competitive within the local rental market. ✅ 5. Use a Managed Service to Handle Pet Requests & Compliance A professional property management service can: Assess and process pet requests in line with legal guidelines. Ensure tenancy agreements include proper pet clauses. Handle disputes if tenants challenge pet refusals. Manage inspections and maintenance to keep the property in good condition. The Bottom Line: A Balanced Approach is Key The Renters’ Rights Bill shifts the balance towards allowing pets, but landlords still have options to protect their properties. With the right approach, landlords can: ✔️ Minimise risk while complying with the law. ✔️ Attract responsible, long-term tenants. ✔️ Avoid legal disputes over unfair pet refusals. Need help managing pet requests and staying compliant? Our expert team can ensure your property remains protected, profitable, and legally sound. ...
Mar 13, 2025
"The Renters' Rights Bill Part 5" - Student Tenancies & The Renters’ Rights Bill: What Landlords Need to Know
The Renters’ Rights Bill is set to introduce sweeping changes to the private rental sector, and student landlords are not exempt. With the abolition of fixed-term tenancies, many landlords renting to students are left wondering: ✔️ How will student lets be affected? ✔️ Can landlords still guarantee properties are available for the next academic year? ✔️ What should student landlords do to adapt? In this article, we’ll break down what’s changing and how landlords can protect their income and keep their student properties occupied year after year. What’s Changing for Student Tenancies? ❗️ Fixed-Term Tenancies Are Being Replaced by Rolling Periodic Tenancies Under the new law, all ASTs will automatically convert to periodic tenancies. This means landlords cannot guarantee that student tenants will leave at the end of the academic year, potentially causing issues with securing new tenants. ❗️ New Section 8 Grounds for Student Landlords The government recognises that student landlords need properties back for new academic intakes. A new mandatory ground (4A) allows student landlords to regain possession, but this only applies if the property is specifically let to students. Educational institution-owned properties will have additional protections, but private landlords will need to handle tenancy transitions carefully. ❗️ Potential for Increased Voids & Uncertainty Previously, landlords could issue fixed-term 12-month contracts, ensuring rental income for a full academic year. Now, students could stay beyond the academic year, leave unexpectedly mid-year, or serve two months’ notice at any time, making planning more difficult. How Should Student Landlords Adapt? ✅ 1. Ensure Tenancy Agreements Are Tailored to Student Lettings Clearly define in the contract that the property is intended for student accommodation to qualify for Section 8 eviction under Ground 4A. Keep evidence (e.g., university enrollment records) to prove that tenants are students. ✅ 2. Time Evictions Carefully to Align with the Academic Year If using Section 8 Ground 4A, ensure notices are served correctly and in advance to guarantee possession before the new academic year. A managed service can help navigate legal complexities and avoid errors. ✅ 3. Market Properties Early & Secure New Tenants in Advance If tenants don’t give notice, landlords may not be able to advertise the property until they vacate, delaying the next tenancy. Encourage early discussions with tenants about their plans for the next academic year. ✅ 4. Consider Offering Incentives for Fixed-Term Stays While fixed-term ASTs are being abolished, landlords can still offer rent discounts or perks for tenants who commit to staying for a full academic year. ✅ 5. Protect Against Rent Arrears with Rent Guarantee Insurance Student tenants may have unpredictable finances, making arrears a higher risk. Rent Guarantee Insurance ensures landlords are still paid, even if tenants fail to keep up with rent payments. ✅ 6. Use a Managed Service for Compliance & Tenant Turnover A fully managed service ensures student landlords: ✔️ Handle tenancy transitions smoothly. ✔️ Stay compliant with Section 8 regulations. ✔️ Avoid legal mistakes that could delay re-letting. ✔️ Secure new tenants quickly to minimise void periods. The Bottom Line: Proactive Management is Key Student landlords face new challenges under the Renters’ Rights Bill, but with the right approach, it’s still possible to maintain steady rental income and avoid disruptions. Need help adapting your student lets to the new laws? Our expert team can: ✔️ Ensure your tenancies remain compliant under Section 8. ✔️ Manage tenancy transitions efficiently to minimise voids. ✔️ Secure rent guarantee protection so you get paid, even if students don’t. Contact us today to discuss how we can help you navigate the changing student rental landscape! ...
Apr 24, 2025
New Legal Requirement from May 2025: What Lettings Agents, Landlords & Tenants Need to Know About Financial Sanctions Checks
From 14 May 2025, a new legal obligation will come into force requiring letting agents in the UK to carry out financial sanctions checks on both landlords and tenants. This move marks a significant step in aligning the private rental sector with national compliance standards—and it’s something all parties in the lettings process should be aware of. Why Has This Been Introduced? This change forms part of the UK government’s broader efforts to clamp down on money laundering, organised crime, and the misuse of property for illicit activities. By classifying letting agents as “relevant firms” under financial sanctions legislation, it ensures the same level of scrutiny is applied to tenancy agreements as it is to other financial dealings, like property sales and banking. While the vast majority of tenants and landlords are law-abiding, this regulation is about protecting the integrity of the UK housing market. It’s also designed to prevent anyone listed under UK financial sanctions from benefitting from or participating in the rental system. What Does This Mean in Practice? As a letting agent, we’ll now be required to: Check all new landlords and tenants against the UK’s consolidated list of sanctioned individuals or entities before any tenancy agreement is signed. Report any matches or suspicions to the Office of Financial Sanctions Implementation (OFSI) and pause any transactions while the matter is investigated. Maintain records of these checks and keep them securely for at least five years. Implement regular training and reviews to ensure compliance across our team. What Does This Mean for Landlords? While this does introduce another level of regulation (and cost) for agents like us, it also delivers a key benefit to you as a landlord: Increased protection and peace of mind. By working with a professional, compliant letting agent, you’re reducing the risk of unknowingly entering into a tenancy agreement with someone on a government sanctions list. It’s a small safeguard that can prevent potentially serious legal and financial consequences down the line. This also reinforces why using a reputable, regulated agent is more important than ever—not just for day-to-day management, but to ensure you’re aligned with all legal responsibilities in an increasingly complex landscape. What About Tenants? Tenants should be reassured by these changes too. The checks are non-intrusive and straightforward, and they’re simply a safeguard to ensure that all parties in a tenancy agreement are legally permitted to be there. If you’re not on any sanctions list (which, for the vast majority of tenants, you’re not), there’s nothing to worry about. Why It Matters We understand that this is yet another financial and administrative responsibility that letting agents must take on—but it’s one that supports a safer, more transparent rental market. It also highlights the value of choosing an agent who takes compliance seriously—protecting both landlords and tenants alike. Want to Know More? If you’re a landlord wondering how this affects your current or future tenancies, or a tenant with questions about the process, get in touch with our team today. We’re here to guide you through the changes and make the process as seamless as possible....
Mar 24, 2025
Government Announces Committee Stage Dates for Renters’ Rights Bill
The Government has scheduled the committee stage for the Renters’ Rights Bill in the House of Lords, with sessions set for April 22 and April 24, 2025. This phase involves a detailed, line-by-line examination of the bill’s provisions, allowing peers to propose and debate amendments. Understanding the Committee Stage During the committee stage, members of the House of Lords meticulously review each clause of the bill. Amendments are organized into a ‘marshalled list’ and published prior to discussions. Every clause must be agreed upon, and votes on proposed amendments can occur. If the bill undergoes amendments, it is reprinted to incorporate these changes. Next Steps Following the Committee Stage After the committee stage, the bill advances to the report stage in the Lords, offering further scrutiny and opportunities for additional amendments. This is typically followed by the third reading. Subsequently, the bill returns to the House of Commons to consider any amendments proposed by the Lords. Given the Government’s significant majority and the bill’s alignment with key manifesto pledges, it is anticipated that most amendments from the Lords may be declined, leading to a process known as “ping pong” between the two Houses. Anticipated Implementation Timeline The bill is expected to receive Royal Assent and become law before Parliament’s summer recess in July 2025. It will come into effect no earlier than two months after receiving Royal Assent, suggesting an operational timeframe between October and December 2025. Implications for Tenants and Landlords The Renters’ Rights Bill introduces significant reforms, including the abolition of Section 21 “no-fault” evictions and the transition to periodic tenancies. Landlords and tenants should stay informed about these changes to understand their rights and responsibilities under the new legislation. Stay Updated As the bill progresses, further developments and potential amendments may arise. We will continue to provide updates to keep you informed about the latest changes and their implications for the rental sector....
Mar 15, 2025
"The Renters' Rights Bill Part 6" - Pets in Rentals
While many landlords have traditionally had a ‘no pets’ policy, the new law aims to make it easier for renters to have animals in their homes. But what does this mean for landlords and tenants? Can landlords still refuse pets? How can a landlord protect their property from potential damage? Let’s break it down. What’s Changing? ❗️ Landlords Can No Longer Issue a Blanket ‘No Pets’ Policy Tenants will now have the legal right to request permission to have a pet, and landlords cannot refuse unreasonably. This applies to all rental properties, regardless of whether a previous tenancy agreement banned pets. ❗️ Landlords Must Provide a Valid Reason for Refusing Pets If a landlord wants to deny a tenant’s request, they must provide a reasonable, justifiable reason. Examples of acceptable reasons might include: The property is unsuitable for pets (e.g., small apartments, no outdoor space). The freeholder or lease agreement prohibits pets. The tenant cannot care for the pet responsibly or has a history of property damage. ❗️ Pet-Friendly Policies Should Be Fair & Consistent Landlords cannot discriminate without just cause and must consider each request on a case-by-case basis. They may set reasonable conditions for allowing pets, such as requiring tenants to ensure the pet is well-trained and doesn’t cause nuisance. ❗️ Tenants Can Be Required to Have Pet Insurance To protect against potential property damage, landlords can request that tenants obtain pet insurance before allowing pets in the home. This provides financial protection in case of damage to carpets, furniture, or fixtures. Implications for Landlords ⚠️ More Risk of Property Damage Pets can cause scratches, odours, and wear and tear that might exceed normal tenant use. Without proper insurance, landlords may have to cover repair costs themselves. ⚠️ Potential for Noise or Complaints from Neighbours Barking dogs or disruptive pets could cause issues with other tenants or neighbours. Landlords may need to set clear rules on pet behaviour and responsibilities. ⚠️ Limited Ability to Refuse Pets in Some Cases While landlords can still reject pets, they must have a legally valid reason—which could be challenged by tenants. Leasehold properties where the freeholder bans pets may be one of the few scenarios where refusal is straightforward. ⚠️ Impact on Tenant Demand & Rental Values Some landlords worry that allowing pets will make properties harder to maintain, while others see pet-friendly rentals as an opportunity. With more renters owning pets, landlords who allow them could attract a wider pool of tenants and reduce void periods. How Landlords Can Adapt & Protect Their Properties ✅ 1. Set Clear Pet Policies in the Tenancy Agreement Outline expectations for tenants with pets, including: Pet size and breed restrictions (if applicable). Noise and behaviour guidelines to prevent disturbances. ✅ 2. Require Tenants to Have Pet Insurance Request that tenants obtain insurance to cover pet-related damage, ensuring financial protection for landlords. ✅ 3. Conduct Regular Property Inspections Schedule periodic inspections to assess any pet-related damage early. Ensure tenants are maintaining the property in a clean and responsible manner. ✅ 4. Consider a Higher Rent or Pet Premium While landlords cannot charge a separate ‘pet deposit’, they can set a slightly higher monthly rent to account for additional wear and tear. Ensure any adjustments remain fair and competitive within the local rental market. ✅ 5. Use a Managed Service to Handle Pet Requests & Compliance A professional property management service can: Assess and process pet requests in line with legal guidelines. Ensure tenancy agreements include proper pet clauses. Handle disputes if tenants challenge pet refusals. Manage inspections and maintenance to keep the property in good condition. The Bottom Line: A Balanced Approach is Key The Renters’ Rights Bill shifts the balance towards allowing pets, but landlords still have options to protect their properties. With the right approach, landlords can: ✔️ Minimise risk while complying with the law. ✔️ Attract responsible, long-term tenants. ✔️ Avoid legal disputes over unfair pet refusals. Need help managing pet requests and staying compliant? Our expert team can ensure your property remains protected, profitable, and legally sound. ...
Mar 13, 2025
"The Renters' Rights Bill Part 5" - Student Tenancies & The Renters’ Rights Bill: What Landlords Need to Know
The Renters’ Rights Bill is set to introduce sweeping changes to the private rental sector, and student landlords are not exempt. With the abolition of fixed-term tenancies, many landlords renting to students are left wondering: ✔️ How will student lets be affected? ✔️ Can landlords still guarantee properties are available for the next academic year? ✔️ What should student landlords do to adapt? In this article, we’ll break down what’s changing and how landlords can protect their income and keep their student properties occupied year after year. What’s Changing for Student Tenancies? ❗️ Fixed-Term Tenancies Are Being Replaced by Rolling Periodic Tenancies Under the new law, all ASTs will automatically convert to periodic tenancies. This means landlords cannot guarantee that student tenants will leave at the end of the academic year, potentially causing issues with securing new tenants. ❗️ New Section 8 Grounds for Student Landlords The government recognises that student landlords need properties back for new academic intakes. A new mandatory ground (4A) allows student landlords to regain possession, but this only applies if the property is specifically let to students. Educational institution-owned properties will have additional protections, but private landlords will need to handle tenancy transitions carefully. ❗️ Potential for Increased Voids & Uncertainty Previously, landlords could issue fixed-term 12-month contracts, ensuring rental income for a full academic year. Now, students could stay beyond the academic year, leave unexpectedly mid-year, or serve two months’ notice at any time, making planning more difficult. How Should Student Landlords Adapt? ✅ 1. Ensure Tenancy Agreements Are Tailored to Student Lettings Clearly define in the contract that the property is intended for student accommodation to qualify for Section 8 eviction under Ground 4A. Keep evidence (e.g., university enrollment records) to prove that tenants are students. ✅ 2. Time Evictions Carefully to Align with the Academic Year If using Section 8 Ground 4A, ensure notices are served correctly and in advance to guarantee possession before the new academic year. A managed service can help navigate legal complexities and avoid errors. ✅ 3. Market Properties Early & Secure New Tenants in Advance If tenants don’t give notice, landlords may not be able to advertise the property until they vacate, delaying the next tenancy. Encourage early discussions with tenants about their plans for the next academic year. ✅ 4. Consider Offering Incentives for Fixed-Term Stays While fixed-term ASTs are being abolished, landlords can still offer rent discounts or perks for tenants who commit to staying for a full academic year. ✅ 5. Protect Against Rent Arrears with Rent Guarantee Insurance Student tenants may have unpredictable finances, making arrears a higher risk. Rent Guarantee Insurance ensures landlords are still paid, even if tenants fail to keep up with rent payments. ✅ 6. Use a Managed Service for Compliance & Tenant Turnover A fully managed service ensures student landlords: ✔️ Handle tenancy transitions smoothly. ✔️ Stay compliant with Section 8 regulations. ✔️ Avoid legal mistakes that could delay re-letting. ✔️ Secure new tenants quickly to minimise void periods. The Bottom Line: Proactive Management is Key Student landlords face new challenges under the Renters’ Rights Bill, but with the right approach, it’s still possible to maintain steady rental income and avoid disruptions. Need help adapting your student lets to the new laws? Our expert team can: ✔️ Ensure your tenancies remain compliant under Section 8. ✔️ Manage tenancy transitions efficiently to minimise voids. ✔️ Secure rent guarantee protection so you get paid, even if students don’t. Contact us today to discuss how we can help you navigate the changing student rental landscape! ...
