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Shepherds of Hertford Estate Agent


Whether you have a property to let in Hertford or the surrounding villages, you’ll find a warm welcome, straight forward advice and consistent results at Shepherds Lettings

As our Client, we would like to welcome you to our fold, (pun intended). If there is one frequently used description given to us here at Shepherds Lettings by our Landlords, it is “Shepherds treat our property as if it were their own, in their consideration and wish to please.” We would happily like the chance to embellish upon this comment, should we be allowed to offer you our market appraisal.

  • Fair and current market appraisal – First, we provide a valuation of the property and offer helpful guidance offered with regards legal aspects, preparation of property for presentation and relevant timescales likely to be achieved. Initial discussion with overview of the whole process.
  • Photography and Marketing – Preparation of particulars to present to main property portals of Rightmove & Zoopla, promotion through our Company website and detailed and targeted mail­outs conducted to our awaiting list of applicants.
  • Accompanied Viewings – Regardless by what media means an applicant books to view. We will always insist on accompanying the initial viewing. We believe in old fashion virtues of meeting people in person to form an understanding and hopeful bond with face to face value. We do not believe Lettings are best left to chance by internet meetings only or internet fed self-help viewing arrangements left to the Landlord to carry out; Without the Agent attendance or support.
  • Compliance – Whilst marketing procedure is in progress, we will remind you of the various legal compliances that will now need to be organised and carried out, prior to the commencement of the Tenancy. This will include: EPC (Energy Performance Certificate), Landlord Gas Safety certificate and an Electrical Survey Report.
  • Agree Rental Offer – Subject to formal referencing and gain a Holding Deposit from the intended Tenant to be. Prior to inviting them to the next stage of referencing. Agree a start date.
  • Sign Up Tenant Agreements – This important procedure is out-sourced at cost to the Landlord. The benefit being that the necessary credit history / income / employment ‘right to rent’ is carried out correctly. This becomes accountable to that third party. Once satisfied and assurance is under-written, there is the opportunity for the Landlord to purchase a Landlord Rent & Legal Cover Policy by a selection of insurance providers.
  • Prepare Inventory – A Detailed document with photographic evidence incorporated. This important document is used as evidence both at the commencement, checkout of Tenancy and repeatedly updated for future Tenant transitions.
  • Sign Up of all Parties – Agree draft and sign of original Tenancy Agreement and associated legal documents.
  • Check In – We will formally meet the Tenant to handover keys, check through and sign the inventory and take the relevant meter readings on the day.
  • Ongoing duties – Forward diary planning for 6 monthly inspections, continual communications with Tenants to ensure their contentment of living. Arrange for maintenance and service issues, trade access and visits of compliance as required on their due dates. 24hr contact facility for emergencies out of hours calls.
  • Monthly Accounting – Organise accounts, rent payments and monthly distribution of Landlord statements.
  • Check out/Final Inspection – Detailed final inspection and check of Inventory schedule of condition, prior to return of Deposit.

Please ask for a copy of our Terms and Conditions and our service checklist, which clearly illustrate our overall management & Letting services. The fees range from 6% incl vat – 12% (incl VAT) and are charged upon the monthly rental monies received, dependant on which service is chosen. Either Full Management or Let Only service. Please ask for further details.

  • Tenancy Referencing Fee – £125 (incl VAT) per person to be named on the Tenancy Agreement. Includes Referencing (ID checks, Right-to-Rent checks, financial credit checks, obtaining references from current or previous employers/Landlords and any other relevant information to assess suitability and affordability). As well as contract negotiation (amending and agreeing Terms) and arranging the signing of the Tenancy Agreement.
  • Guarantor Reference Fee – £50 (incl VAT).
  • Preparation of initial Inventory – £99 – £282 (incl VAT).
  • Annual TDS (subs for deposit scheme) – £18 (incl VAT) Deducted annually in the month of March where the property is occupied by an existing Tenant within a rental term.
  • Renewal Fee – £60 (incl VAT) per Tenancy: Contract negotiation, amending and updating terms, compliance updates, review of rent, extension of tenancy terms and arranging for the signing of a further Tenancy Agreement.
  • Landlord withdrawal fee (before moving) – £350 (incl VAT) per Tenancy to cover the costs associated with the marketing, advertising and Tenancy set-up fee should the Landlord withdraw from the Tenancy before it has started.
  • Court Attendance fee – £150 (incl VAT) per visit.
  • Landlord Withdrawal Fee – (Prior to move-in) £350 (incl VAT) per tenancy. To cover the costs associated with marketing, advertising and tenancy set-up should the Landlord withdraw from the tenancy before it has started, having accepted a successfully referenced tenant application.

We do not charge Landlords for:
Copies of additional Landlord Statements of account
Check-in or Check-out Fees
Interim or Final Inspection Fees
Rent Review Fees
Contract/trade bolt-on Fees
Any additional Fees in dealing with extended works of refurbishment or advice.

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