Happy Lets
Glasgow, G3
4/5, 72 reviews
76% recommended
100% lettings valuation accuracy
77% lettings fee satisfaction



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“£240 to clean an ALREADY CLEAN flat - Dreadful experience with Happy Lets - do NOT rent from them...”

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Oct 16,2018
Minithumbdown
By: 'L&S'
Oct 16,2018
3 people found
this helpful
Our "happy lets" experience was anything but "happy". It was, and continues to be, awful.

Before we could sign the lease, we had to take out contents insurance from a Happylets preferred insurer. This was an extra monthly cost to us, on top of the £550/month rent, and the £650 deposit already paid.

When you move in, they provide an inventory which is supposed to highlight every issue with the property (i.e. issues with cleanliness, faulty items, etc) - no surprise, this inventory misses out on a great deal of issues throughout the property. Happylets give you only 7 days to write to them with any changes you wish to make to the inventory - otherwise you forfeit the chance make changes to the inventory (which then costs you dearly when vacating the property -- see below). It is unrealistic to find every fault in a property within 7 days of moving in. As detailed below - we experienced a new issue with our property for every month of our 18-month tenancy.

During the tenancy - Happylets arrange a quarterly flat inspection - only to not turn up at all. We had 4 inspections during our tenancy and only on ONE of those occasions did the agent turn up on the date and time they said they would. We would call the office to ask where the agent is, and why they haven't turned up - only to be told that the agent is "very busy" and will need to rearrange an inspection for another day. This is incredibly unprofessional and inconvenient for the tenants who have waited in all day on the agent turning up to do the inspection (we didn't want agents in the flat when we weren't there).

The inventory does NOT get updated with each of these inspections. Our more recent inventories did not take into account a full new boiler being installed and the subsequent damage done to the boiler cupboard/shelves & carpet due to the previous faulty boiler leaking foul-smelling water (leading to mould and rot of the wooden shelves inside the cupboard). Surprise surprise, Happylets did not take this into account in their quarterly inspections/inventories.

We experienced a new issue for each month of our tenancy. The highlights of which include: the oven broke down and we reported this right away to happy lets. It took them 3 MONTHS (during which time they stated they were going back and forth with the landlord) to replace our oven. The other highlight? Our BOILER was faulty and leaking foul-smelling dirty water into the boiler cupboard in our BEDROOM. The boiler issue was reported in August 2017 and a new boiler was not fitted until FEBRUARY 2018. We were without a functioning boiler for 6-7 months during our 18-month tenancy. And of course, it was throughout the winter period - so we were freezing. Numerous other issues included - mouldy peeling wallpaper in the en-suite bathroom (no extractor fan & a WALLPAPERED bathroom?!) which we reported NUMEROUS times throughout our tenancy - nothing was ever done to repair this - but you BET that it was listed on our move-out report as a fault on the part of the tenant. Other issues - Happylets lied to us and said there was no building factor for the property we lived in (we wanted to make a complaint about the constant partying from our neighbours upstairs as police and community service officers didn't do much to intervene other than tell them to keep the music down, etc). There are many other issues too numerous to write here - but suffice to say we reported every issue as soon as we noticed it, and happy lets would appear to be very helpful in the first instance - before essentially ignoring the issue. We'd have to call/email many times to attempt to get things resolved - and even then - there were a number of outstanding issues when we vacated the flat as we finally decided to move out, having had enough of the poor service from Happylets, the numerous issues with the flat, and the constant partying from our neighbours upstairs.

We were incredibly dissatisfied with the way Happylets were handling the repairs/maintenance issues in our property. We emailed several times to ask for a face to face meeting with a Happy Lets agent - only to be told to submit our requests in writing and "then we can arrange a face to face meeting" - which, of course, was never made. Not once did we sit down with an agent from HappyLets despite making numerous requests to do so.

We have now moved out of the aforementioned property, and are now going through the disputes process with SafeDeposit Scotland as - even though my partner and I took 2 days off work to ensure we had cleaned the property properly - even hired a RugDoctor and went over the carpets - the landlord/agent wants to charge us nearly £240 to clean this ALREADY clean flat. 2 of us took 2 days off work to make sure it was cleaned to the "acceptable standard" that is stated in our tenancy agreement, and we are being ripped off again now. We are loathe to pay £240 from our security deposit of £650 to a landlord/agent when you consider the numerous, serious issues we had throughout our tenancy. Upon receiving the email to state that the landlord wanted to subtract £240 from our security deposit - we called Happy Lets to speak to an agent about our concerns. We were told that Happy Lets is "just a middle man" and that any concerns/issues we were experiencing would have to be resolved through safe deposit Scotland. Agent stated that he is "the man in the middle" and "his hands were tied" because we didn't want any subtractions from the security deposit, whilst the landlord wanted to make deductions. He advised us to deal with the issues through SafeDeposit Scotland. So we are now going through the adjudication process with them.

On moving out, we have found that when advertising the property - HappyLets have used the same old stock photos that are years old, before raising the rent to £590/month - win/win for them. Happylets will then send you the outcome of the final flat inspection after you have moved out and pin point all the dust & marks they found etc, giving you absolutely no time to remedy issues. As with other reviews I note, it is common practice that Happylets will most certainly falsely conclude that the property is in need of a 'professional cleaning' (a cleaning company no doubt associated to happylets, also in on the screw).

To conclude: we are both incredibly disappointed and UNHAPPY with the service from "Happy Lets" and would advise prospective tenants to avoid renting from this agency.
Was this helpful? Yes
By: UNhappy tenant
Dec 08, 2018
I am another very unhappy tenant and it is an absolute lie that Happy Lets has 'absolutely no requirement for you to take (insurance) from a preferred insurer'. Prior to signing the contract they tell you you have to buy tenants liability insurance as it is 'a requirement for your tenancy agreement'. More specifically, they have their partners from Let Alliance contact you saying:"We recently completed your references ahead of your move into your new home and they have asked us to contact you about the tenants' insurance we offer as this forms part of your tenancy agreement." (Yes, we all have the emails, and don't even try saying that Happy Lets 'does not operate this way' - you are just embarrassing yourselves even more).

Of course, having read over the contract, I saw that there is zero mention of such a requirement (as obviously it is illegal to put such a clause in there). When I confronted them about it they said they stopped making it obligatory 'as of last week' - of course they conveniently forgot to inform me of this 'change'.
I seriously wonder why they are even taking the time to write such long ridiculous responses to bad reviews. Obviously it is part of an effort to portray themselves as 'professional' to prospective tenants and landlords while actually scamming people of their money, but it's just so painfully obvious that they are LYING.
By: Kira Keaney
Oct 23, 2018
Dear L&S,

We are sorry to hear of your experience with Happy Lets and unfortunately do not seem to have a record of you following our in-house complaints procedure which is available to resolve any grievances; if you are looking for a resolution and for the matter(s) to be investigated, we assure you that this is a lot more effective than leaving a review and would implore you to do so.

With regards to insurance, there is absolutely no requirement for you to take this from a preferred insurer. Like any insurance, this protects the tenant and is completely in their own interests to take this out. If you would prefer not to take out a policy then we are always happy to come to an agreement with the landlord as many tenants opt to do. If you were therefore advised that this insurance had to be with a preferred company then please forward this email on to [email protected] as this is not how we operate and will have to be looked into immediately.

With regards to the inventory, by your own admission, you have stated that it is ‘unrealistic' to find every fault and this is something we happen to agree with. We outsource a company to produce our inventories in order to ensure they are as impartial as possible and they are professionals in this field. Regardless, we hope you can appreciate that they only have a window of a few hours to compile this document. For this reason, we do allow tenants a further 7 days whilst living in the property to try and ensure that all issues are highlighted. If a tenant is unable to spot a certain issue after 7 days of occupying the property then we are sure that an inventory clerk can be forgiven for missing this also. Furthermore, if this ever was to be the case and something was brought to us after the designated 7 days then we would take this to the landlord and act on good faith to decide whether this issue was present at the commencement of the tenancy or took place during the course of the tenancy.

In many cases, tenants have come to us after the 7 days to report an issue and the inventory has been updated accordingly. Again, if you experienced something to the contrary above then do please email Happy Lets as per the above details. In your own case, we can see that you did email Happy Lets six days after your tenancy commenced to state that ‘everything in same repair as the inventory states' but that there were a few repairs (you then listed 10 issues). However, we did not receive the actual inventory back from you until 03/04/2018; almost a month later but we were happy to accept this from you.

You have also advised that there were then new issues every month but from what we can see, these were repairs which were aside from the inventory - such as the oven issue. We can see that this was originally reported to a field agent on 29/06/2018. Tenants are provided with a Repair Notice upon moving into a property stating exactly what to do when there is a repair and who to report this to (we have a dedicated repairs team). Unfortunately our field agents are based outside of the office so this was not picked up until 04/07/2018 and there was a lot of communication with the landlord as this was a costly repair and it was finally agreed for a new oven to be installed which was carried out the following month. Our own records therefore do not seem to match your own version of events so we will have to again ask that you submit an email via the proper channels if you are stating that this repair took three months.

With regards to the boiler, it is fairly common for these to be in the bedroom and there is no legislation stating that this cannot be the case; the boiler would have been in the bedroom when you viewed the property and we have no record of you reporting its location as a concern. We can see that we were first sent an email on 12/08/2017 to report an issue with the boiler. As this was a Saturday, the office was closed and was therefore responded to that very Monday. In that same email, we reminded you that there was an emergency contact number for when the office is closed (again this is stated on the Repair Notice given at the beginning of the tenancy). Given that there was no heating or hot water, we deemed this an emergency and arranged a contractor to attend that day in lieu of the landlord's authorisation. The contractor reported that a new filling loop was required and costs were passed to the landlord that day. We received authorisation on 17/08/2018 (you were notified via email of this) and the contractor attended the following day and the problem was rectified (so less than a week later and you did email our repairs department to thank them for all their help).
Unfortunately, there was another issue with the boiler that weekend to which you called the emergency contractor and it was discovered to be another costly repair (a different matter to the earlier one) and was simply bad luck but was resolved that following week.

We then did not hear anything until November 2017 after having emailed all of our tenants to prepare them for winter, you responded on 29/11/2017 to advise that Happy Lets had ‘been brilliant in getting contractors out the fix the problems' but you were having to top up the boiler pressure every day. Our repairs department then approached the landlord with the possibility of a new boiler. We were then instructed to ask that you continue to top up the pressure until further notice. Although we completely appreciate this would have been an inconvenience, it was functioning and there was still heating and hot water at the property. On 20/12/2018, you submitted another request for the boiler to be replaced which we again took to the landlord. although having paid for two costly repairs, the landlord agreed to replace the boiler in January which was a great expense and this was installed on 06/02/2018. You again emailed your thanks and appreciation to the landlord and Happy Lets that very day so to read your review is very disappointing as it would indicate you were left without a working boiler for 6-7 months with no action from Happy Lets and the landlord which is simply untrue.

With regards to the wallpaper in the bathroom, again this was the case when you viewed the property but we can see that this was reported to us and subsequently passed along to the landlord but was unfortunately not actioned. Given that this was cosmetic and not an actual repair, we were unable to proceed without the landlord's authorisation. Looking at the checkout report, the peeling wallpaper is quite clearly stated as a landlord issue so can only presume that you have not read this correctly.

We are again disappointed to be accused of lying by advising there was no factor for the building. You first notified Happy Lets of the excessive noise on 17/04/2018 and asked that we report this to the factors. We replied the very same day to advise that there was not a factor in place for this building and having again double checked the register, there is still no factor for the building so if you have information to the contrary then we would be grateful if you could pass this along to us. In that same email, we provided the relevant details of where to report your grievance but you replied that it had since been less noisy and if the problem was to persist, you would act on the advice given to you by Happy Lets. We are sorry to hear that the community service officers did not do much to assist but as a letting agency, I hope you understand that all we can do in these situations is direct you to the correct authorities. We then understand that the problem did persist and lead you to hand in your notice for which we were sorry to hear. At that point, we had no idea you were dissatisfied with Happy Lets as your emails always conveyed your gratitude to us for our assistance. We are therefore completely confident that you were never ignored during your tenancy but again would urge to contact us with further information/examples of this so that this may be looked into.

Now on to property inspections which are carried out periodically as per your lease agreement; these are not quarterly as you have incorrectly stated. Your first inspection was carried out approximately three months after taking up occupancy on 27/06/2017 and went ahead as scheduled. The next one was then scheduled to take place on 15/12/2017 but unfortunately the agent called in sick that morning and you were emailed that day advising you of the situation and that we would be in touch in January to rearrange; there is no record of you calling. As promised, we emailed you on 04/01/2018 advising that an inspection would take place on 16/01/2018 which again went ahead as planned. Finally, a third inspection was arranged for 18/07/2018 and again this went ahead as planned. On all occasions, you were advised that the inspection would take place between 9am & 5pm as it is difficult to provide a specific time (however, if you call on the day then we are happy to try and give you a firmer time slot). Again, we cannot see any such requests from yourself but welcome the opportunity to investigate this further.

A property inspection is not an inventory check and is merely to provide the landlord with an overall view of the condition of the property. If we were to take along and update the inventory each time, we assure you that this would be a 2-3 hour task and cannot see tenants being too happy about this. It is our aim to carry out such inspections with minimal disruption and inconvenience to the tenant.

You have mentioned that you were unhappy with the way maintenance was dealt with but again this is strange to hear as your many emails to ourselves (particularly to our repairs department) always conveyed your gratitude. We can see that a request for a meeting was emailed to us in December asking for this to take place in the New Year. We did then reply asking for the issues in writing so these could be looked into as opposed to waiting until the New Year and to ensure that we had the relevant answers for you and not to waste your time. A lot of your issues were down to the landlord whom we had to chase for an update. You then sent a list and a property inspection was arranged to look at these issues and then passed to the landlord. We did not hear anything further form you about a meeting until we contacted you in March asking whether you would be happy to extend your agreement following your list of issues. You then replied to advise you did want to stay and that you appreciated all of the maintenance that had been carried out in recent months (and went on to sign an extension with us). We cannot see another request for a meeting after this.

Now on to your deposit, there were numerous issues/repairs peppered throughout your tenancy and these all seem to have been dealt with effectively but we fail to see how this has any bearing on the cleanliness of your property at the end of your tenancy. However, you have correctly stated that during the deposit return process, we are merely the ‘middle man' and any proposed deductions come from the landlord and not Happy Lets. We have sent the landlord the checkout report and photos and they do not feel the property is to the cleanliness that is was given at the commencement of the tenancy. This is exactly why we have the Tenancy Deposit Scheme in place who will act as the adjudicator and most tenants find this comforting. Therefore, if £240 is an unfair amount then we can assure you that SafeDeposits Scotland will not grant this. Simply put, the property was given to you having been professionally cleaned and the landlord expects it back in the same standard. We cannot ‘falsely' claim anything as we need to have evidence (such as photos/invoices/quotes) to support any such claims but if there is anything being falsely claimed then as stated above, this is why we have tenancy deposit schemes; something which Happy Lets very much supports.

Finally, we are unsure as to why you feel the need to mention our advert but nonetheless are happy to address it. We do sometimes use photographs from before the last tenancy as we tend to advertise the property in advance (to reduce the vacant period for the landlord) and tenants prefer that we do not take up to date photos as these belongings and possessions are present. This also means one less visit to the property; as you have stated, you preferred to be in during visits so this would have no doubt been inconvenient for you. Furthermore, photos from before the recent tenancy usually reflect a more accurate reflection of the property and we do also have a disclaimer contained in our advert. The rent was raised to be in line with the current rental market and was taken fairly quickly; you were just lucky to be paying below the average rental for that property.

Again, we are sorry to hear of your comments as your emails to us very much imply you were happy with the service from Happy Lets so it is certainly disappointing to hear that was not in fact the case; although we do tend to find that many happy tenants become unhappy when a landlord proposes a deduction from their deposit.

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Opening Hours
Address

Happy Lets
1287 Argyle Street
Glasgow
City of Glasgow
G3 8TL
01413344633

Performance statistics
Services Valuation Accuracy Fees Satisfaction Min Price of property reviewed Max Price of property reviewed
Lettings 100% 77% £267 £1,550
Review statistics
From Landlords From Tenants From Vendors From Buyers Other
10 1 44 16 0 0 0 0 1 0
Areas covered
  • G3
  • G33
  • G11
  • G13
  • G12
  • G41
  • G14
  • G20
  • G1
  • G2
  • G31
  • G32
  • G4
Services offered
  • Sales
  • Lettings
  • Block Management
  • Surveys
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“Very bad ..they are very very bad and literal......”

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Dec 08,2020
Minithumbdown
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Dear Kirangandhi, we are really disappointed to read your review and just wanted to clarify this again for you. At the start of your tenancy in 2018, you agreed to an inventory that stated that the property was professionally clean and there was no sign of mould. Furthermore, you were given 7 days to make any amendments to this. It was only when we attended routine inspections did we discover mould starting to form in areas in the property and you were given advice by email on how to combat ...

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Nov 04,2020
Minithumbdown
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By: Kira Keaney
Nov 04, 2020
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We are saddened and frustrated to see that you would prefer visiting various social media websites to leave inaccurate comments instead of trying to liaise with ourselves in resolving the matter. Looking through our records, an entry date of 23/08/2019 was agreed via email on 14/08/2019 and that was the date on which you took up occupancy. An inventory was set to you on 03/09/2019 and you had seven days to make amendments which you did and seemed happy with when you returned this on 05/09 ...

“I contacted Iain regarding a property that wa......”

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Oct 22,2020
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Dec 16, 2020
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Thank you for your kind words - Iain has also been passed these and is delighted to hear it :) ...

“I really appreciate the way team understood the urgency of ......”

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Sep 29,2020
Minithumbup
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By: Kira Keaney
Dec 16, 2020
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You are more than welcome - thanks for the kinds comments! ...

“Positive Experience...”

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May 19,2020
Minithumbup
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“Iain MacLachlan (Property Manager) and Kira K......”

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May 09,2020
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Mar 20,2020
Minithumbdown
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Feb 08,2020
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“Excellent work from Iain MacLachlan...”

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Nov 13,2019
Minithumbup
By: 'Nicolas'
Nov 13,2019
0 people found
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“Cool friendly guy, very calm, sends emails on......”

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Nov 07,2019
Minithumbup
By: 'Konstantinos'
Nov 07,2019
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“We had the best of service from all the staff......”

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Oct 17,2019
Minithumbup
Caroline
By: 'Monika'
Oct 17,2019
0 people found
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“Professional and highly efficient service. Ma......”

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Sep 19,2019
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“Great experience...”

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Sep 10,2019
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By: 'H&C'
Sep 10,2019
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We had a great experience working with iain at Happy Let's. He was very attentive, at all points of the day, promptly answering any questions we had and making us feel at ease. We would definitely recommend Iain from Happy let's to anyone looking to ...
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N/A
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“Excellent service...”

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Jun 14,2019
Minithumbup
By: 'Bwatson'
Jun 14,2019
0 people found
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Throughout the entire process of noting interest in the flat to sorting through my work reference and gaurentour, until even after I had moved in Iain has provided great customer service and has always been extremely helpful and patient. He has truly made me feel ...
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“A Great Few Years...”

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Apr 16,2019
Minithumbup
Amanda
By: 'MikeBlythe'
Apr 16,2019
0 people found
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My flatmate and I have enjoyed many happy and comfortable years in our property from Happy Lets. The flat is regularly checked over and the team are all incredibly lovely and supportive. We haven't had any major problems with the agency whatsoever in 3 years, and ...
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“Satisfied...”

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Feb 27,2019
Minithumbup
By: 'Heather'
Feb 27,2019
0 people found
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I had a fairly smooth process with happy lets. Everything was done via email/phone call and any time I had any queries Iain was quick to answer....
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N/a
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“Iain...”

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Feb 22,2019
Minithumbup
By: 'Sahlouls'
Feb 22,2019
0 people found
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Iain was such a helpful agent worked hard tried his best to let me move in to the property 136 Renfield street as soon as possible. He's such a great man with great experience....
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Comment on agent fees
Good
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“Answered all our questions regarding moving into our flat...”

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Feb 13,2019
Minithumbup
By: 'Glenn'
Feb 13,2019
0 people found
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Iain has been great! I honestly thought he was a manager when he was dealing with us. Answered every question we had...
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Comment on agent fees
Agent had no fees that I’m aware of
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“Management of my property...”

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Jan 30,2019
Minithumbup
By: 'Mr'
Jan 30,2019
0 people found
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I have been a landlord with Happy Lets for almost 3 years since I switched from another agency who could not keep me updated on my property without constant chasing at my end. It left me feeling uneasy that I had to be one step ahead ...
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“Profesionales...”

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Jan 19,2019
Minithumbdown
By: 'Alobaidy'
Jan 19,2019
0 people found
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Thanks Iain for all things that you helped us with. We have received amazing professional deal in term of viewing and filling the form out and everything....
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Comment on agent fees
Great
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“Professional and Friendly...”

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Jan 08,2019
Minithumbup
By: 'Annoymous'
Jan 08,2019
0 people found
this helpful
Iain was professional and friendly to come into contact with. He was very helpful providing everything that I needed and his communication skills were excellent too. He was understanding and put things in place that made it easy for myself to sign the lease and ...
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“Great help...”

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Jan 03,2019
Minithumbup
By: 'MB'
Jan 03,2019
0 people found
this helpful
Iain has been brilliant from the start - very warm and friendly approach but always remained professional. We were in frequent contact but never felt like we were bombarded with messages. He made sure we knew what was happening at each stage of the process ...
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Was this helpful? Yes

“Customer for over 10 years......”

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Nov 19,2018
Minithumbup
By: 'Pippa'
Nov 19,2018
0 people found
this helpful
We have been with Happy Lets as a landlord for over 10 years now so that is a testimonial in itself. Everything handled professionally and has been great to see the business grow and develop. They regularly take feedback on board - for example, we were ...
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Comment on agent fees
Very proportionate - it costs a lot when a tenant changes but that is the same everywhere and to be expected. The vetting process is thorough which is very important.
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“Friendly and quick service...”

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Oct 26,2018
Minithumbup
Amanda
By: 'MB'
Oct 26,2018
0 people found
this helpful
I found out I had passed the checks for a property the day before I was going on holiday. I told Amanda what my situation was and she quickly processed the paperwork so I could sign it that day. My experience so far with Happy ...
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Was this helpful? Yes
By: Kira Keaney
Oct 29, 2018
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Hi there, Many thanks for your kind comments which have been passed along to Amanda. Amanda shall continue to be your dedicated property manager throughout your tenancy and we have no doubt that your positive experience shall continue! Thanks again and hope you have a fab holiday! ...

“Great Service...”

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Oct 19,2018
Minithumbup
Amanda
By: 'Anna'
Oct 19,2018
0 people found
this helpful
I am actually gutted I am no longer with Happy Lets. Rented the flat managed by them for the last 3 years and I had no hassle at all. They were very responsive and friendly, always great communication with plenty of notice when it came to ...
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By: Kira Keaney
Oct 23, 2018
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Hi Anna, Thanks so much for your kind comments; you have been a tenant with us for so long now, certainly is sad that this is no longer the case. You know where we are though should you ever require our assistance. All the very best to you! :) ...

“£240 to clean an ALREADY CLEAN flat - Dreadful experience with Happy Lets - do NOT rent from them...”

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Oct 16,2018
Minithumbdown
By: 'L&S'
Oct 16,2018
3 people found
this helpful
Our "happy lets" experience was anything but "happy". It was, and continues to be, awful. Before we could sign the lease, we had to take out contents insurance from a Happylets preferred insurer. This was an extra monthly cost to us, on top of the £550/...
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By: UNhappy tenant
Dec 08, 2018
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I am another very unhappy tenant and it is an absolute lie that Happy Lets has 'absolutely no requirement for you to take (insurance) from a preferred insurer'. Prior to signing the contract they tell you you have to buy tenants liability insurance as it is 'a requirement for your tenancy agreement'. More specifically, they have their partners from Let Alliance contact you saying:"We recently completed your references ahead of your move into your new home and they have asked us to contact you ab ...
No fees information available
Kindly note that legally, letting agents need to publish information about their tenancy fees, government-approved redress schemes and client money protection schemes on their website and on third party websites (on which agents are listed). For properties to lease/rent in England, agents need to keep this information up to date and precise on allAgents or specify within the property description.

Complaints Procedure

We apologise if you have had an experience that has caused you a need to complain.
We are committed to providing a quality service and take all complaints seriously.
Should you wish to make a formal complaint, please email [email protected] for a copy of our in house complaints procedure.
We are committed to ensuring all complaints are fully and fairly addressed.
We will investigate your complaints fully and provide you with a written, formal response.
Should you remain dissatisfied, following the completion of our review, you are at liberty to refer the matter to The Property Ombudsman or ARLA.
Last updated at 3:22 PM 01/12/2017 by Kira Keaney

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