Umbra Lettings

Umbra Lettings Letting Agency covering Gosport, Fareham, Portsmouth & Southampton.

What should a good managing agent actually do for me?More than you might think. If you're paying for full management, he...
19/06/2026

What should a good managing agent actually do for me?

More than you might think. If you're paying for full management, here's what you should expect as standard:

▪️Marketing the property and finding suitable tenants
▪️Thorough referencing and Right to Rent checks
▪️Drawing up a compliant tenancy agreement
▪️Protecting the deposit in an approved scheme
▪️Collecting rent and chasing any arrears
▪️Arranging repairs and routine inspections
▪️Keeping you on the right side of changing legislation

That last point matters more than ever with the Renters' Rights Act now in force. A good agent doesn't just react, they keep you ahead of the rules. If your current agent isn't doing these things, it might be time for a chat.

Do I need landlord insurance, and what should it cover?Standard buildings insurance is usually not enough for a rental p...
15/06/2026

Do I need landlord insurance, and what should it cover?

Standard buildings insurance is usually not enough for a rental property — you need specialist landlord insurance that covers the specific risks of letting.

A good policy should include buildings cover, public liability insurance (in case a tenant or visitor is injured), loss of rent cover (if the property becomes uninhabitable due to damage), and legal expenses cover for tenant disputes.
Some policies also offer rent guarantee cover, which pays out if a tenant stops paying rent — increasingly worth considering given how long it can take to resolve tenancy issues.

Check your policy each year and always make sure your insurer knows the property is let. Failing to disclose this can invalidate a claim.

Tenant referencing: do not skip it, even for 'trustworthy' applicantsWe hear this occasionally. A landlord has met an ap...
13/06/2026

Tenant referencing: do not skip it, even for 'trustworthy' applicants

We hear this occasionally. A landlord has met an applicant, they seemed nice, there was a good feeling about them. The landlord wonders whether referencing is really necessary.

It always is.

Referencing is not about distrust — it is about information. A credit check tells you whether someone has a history of managing debt responsibly. An employer reference confirms their income is what they say it is. A previous landlord reference tells you how they have treated a home in the past.

A gut feeling is not a substitute for any of these. People who mean well but have overstretched finances can still fall into arrears. And once a tenant is in your property, addressing problems is a lengthy, costly process.

Good referencing also gives you a clearer picture of what tenancy length and rent level is realistic for that applicant — useful before you commit.

We always recommend using a professional referencing company rather than doing it informally. The cost is modest and the protection it provides is not.

Questions about referencing? Get in touch.

What are my legal obligations for property maintenance?As a landlord, you are responsible for keeping the structure and ...
12/06/2026

What are my legal obligations for property maintenance?

As a landlord, you are responsible for keeping the structure and exterior of the property in good repair, ensuring heating and hot water systems work, maintaining plumbing and drains, and keeping gas and electrical installations safe.

You must also carry out an annual gas safety check (and give the tenant a copy of the certificate), have a valid Electrical Installation Condition Report (EICR) every five years, and ensure the property has working smoke alarms on each floor and a carbon monoxide detector in any room with a solid fuel appliance.

Staying on top of these requirements is not just good practice — failing to meet your legal obligations can expose you to significant liability and create complications if tenancy problems arise later.

Void periods: the cost landlords underestimateA week here, two weeks there — void periods can feel like a minor inconven...
11/06/2026

Void periods: the cost landlords underestimate

A week here, two weeks there — void periods can feel like a minor inconvenience, but the numbers add up fast. On a property renting at £1,200 a month, a two-week void costs you £600 in lost income. On top of that, you are still paying the mortgage, insurance, and any utilities you cover.

The good news is that most voids are avoidable — or at least reducible — with a bit of forward planning.

Start renewal conversations early. Do not wait until the last month of the tenancy to find out if your tenant is staying. Give yourself time to market the property properly if they are leaving.

Keep the property well maintained. Tenants who feel their home is looked after are more likely to renew. And a well-presented property lets faster when it does go to market.

Price it right. Overpricing in a flat market is the single biggest cause of extended voids. A quick let at a fair rent beats a slow let at an optimistic one, almost every time.

We help landlords minimise void periods across the area — if you would like to talk through your property's position, we are happy to take a look.
Message us to find out more.

Always happy to help ❤️
10/06/2026

Always happy to help ❤️

Should my letting agent be a member of a professional body?Yes — and it is a legal requirement in England for letting ag...
10/06/2026

Should my letting agent be a member of a professional body?

Yes — and it is a legal requirement in England for letting agents to belong to a government-approved redress scheme, either The Property Ombudsman or the Property Redress Scheme. This gives you a formal route to complain if things go wrong.

Beyond that, membership of ARLA Propertymark signals a higher standard of professionalism: trained staff, client money protection, and a commitment to keeping up with legislation.

Always check before you instruct. It takes 30 seconds online and tells you a lot about how seriously an agent takes their responsibilities.

🚫 Red flags to watch for when choosing a letting agent 🚫Picking the wrong letting agent can cost you time, money and a l...
09/06/2026

🚫 Red flags to watch for when choosing a letting agent 🚫

Picking the wrong letting agent can cost you time, money and a lot of stress. Before you sign anything, here are a few things worth watching out for.

They cannot tell you their average void period. Any agent worth their fee should know how long properties typically sit empty on their books. Vagueness here is telling.

They do not mention compliance. The regulatory landscape for landlords has shifted significantly — gas safety certificates, EPCs, electrical testing, deposit protection. If compliance does not come up in your first conversation, ask why.
Their fees sound too good. Low fees sometimes mean corners cut elsewhere — cheaper contractors, less thorough referencing, fewer inspections. Ask what is included and what is not.

They cannot give you references. A confident, established agent will happily put you in touch with existing landlord clients. If they hedge on this, trust your instincts.

The right agent should feel like a genuine business partner — someone who knows your property, understands your goals, and keeps you informed without you having to chase.

Follow us for more practical landlord tips.

What fees should I expect from a letting agent?Fees vary by agent and service level, but here is a rough guide for Engla...
08/06/2026

What fees should I expect from a letting agent?

Fees vary by agent and service level, but here is a rough guide for England:
Let-only: typically 8 to 12% of the first year's rent (or a fixed fee), covering tenant find, referencing and tenancy setup.

Full management: usually 10 to 15% of monthly rent, taken from rental income each month.

Watch out for additional charges not always obvious upfront — tenancy renewal fees, inspection fees, check-out fees, or maintenance markups. A good agent will give you a clear written breakdown of all charges before you sign. If they are vague about costs, that is worth noting.

What is the difference between let-only and full management?Let-only means your agent finds a tenant, handles the tenanc...
06/06/2026

What is the difference between let-only and full management?

Let-only means your agent finds a tenant, handles the tenancy paperwork and referencing, then steps back. Once the tenant moves in, you manage everything yourself — maintenance calls, inspections, renewals, deposit disputes, all of it.

Full management means the agent handles the day-to-day running of the tenancy on your behalf. That includes routine inspections, arranging repairs, collecting rent, chasing arrears, and managing the tenant relationship.

Which suits you depends on how hands-on you want to be, how close you live to the property, and how much time you have. Many landlords start with let-only and move to full management once their portfolio grows — or after one stressful maintenance call too many.

Address

42a, Basepoint Business Centre
Gosport
PO130FQ

Opening Hours

Monday 9am - 8pm
Tuesday 9am - 8pm
Wednesday 9am - 8pm
Thursday 9am - 8pm
Friday 9am - 8pm
Saturday 9am - 8pm

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