Your rent, paid every month. Whether the property is let or not.
We lease your property for 2 to 10 years, manage it end to end, and pay you a fixed monthly income with 0% commission and zero fees. A family-owned London business, doing this for over 30 years.
No obligation. A written offer usually follows a single visit.
Three audiences, one promise: nothing left for you to chase.
Landlords want certainty. Councils want compliant homes they can place families in. Tenants want a repair fixed without a fight. We are set up to give all three the same straight answer.
Landlords
You stop worrying about voids, arrears and midnight repair calls. We pay your rent on the first of every month, forever, for the term of the agreement.
Learn about Guaranteed RentCouncils & Providers
We hold the lease on every property and can commit to a placement immediately — no going back to a landlord for permission. One point of contact, one standard of property.
Partner with usTenants
One named property manager. Repairs we pay for. A phone line answered by someone who knows your address. Everything you need is in one place.
Tenant informationWe become your tenant. You stop being a landlord in every way except ownership.
We lease your property from you for an agreed period, then let and manage it on your behalf. Void periods, arrears, day-to-day repairs, tenant calls at 11pm — they become our problem, and your rent arrives regardless.
Six steps from first call to first payment.
Free valuation
We visit in person and give you a written guaranteed rent figure.
Offer agreed
You review the figure at home — no pressure, no time limit.
Agreement signed
One contract. We take over from the date you choose.
Compliance checks
We arrange every certificate the law requires — at our cost.
Tenants placed
Fully referenced tenants, most from our council partnerships.
Rent starts
First payment on the agreed date — and every month after that.
“I have not chased a rent payment or arranged a plumber since 2016. That is the whole review.”
R. Patel — four properties, Newham and Redbridge, with us since 2016
The five things landlords ask first.
If yours is not here, the full list covers landlords, tenants and housing partners separately.
Guaranteed Rent, in plain terms
One fixed payment a month for two to ten years, no commission, and a property you no longer have to think about. Here is exactly what you get, what we take on, and what the figure looks like.
We lease the property from you, then let it ourselves.
You sign one agreement with one company. For its whole length we pay you a fixed monthly rent, place and manage the tenants — largely through local authority partnerships — and carry the cost of repairs, voids and legal work.
Nearly 170 laws and over 400 regulations govern residential letting in England. Under this scheme they are our responsibility to meet, not yours to learn. Your only remaining duties as owner are your mortgage, your buildings insurance and your ground rent.
A working figure before you pick up the phone.
Three answers give you an indicative monthly range for a guaranteed rent agreement. It is a guide drawn from what we currently pay in each borough, not an offer — the written figure follows a visit.
Indicative only, and subject to an inspection. Figures assume vacant possession and a minimum two-year agreement.
Guaranteed Rent against a high-street agent.
The same property, the same borough, two different arrangements.
Three short steps. We call you back the same working day.
Prefer to talk? Ring 020 8478 9992 and we can do all of this on the phone in five minutes.
The property
From first call to first payment, usually inside three weeks
Six steps, each with a date attached. Here is exactly what happens and what we need from you at each stage.
Free property valuation
We visit the property in person — no desktop valuations. One of our property managers assesses the condition, the market rate and what we can realistically guarantee. Before we leave, you have a verbal steer on the figure.
- No charge, no commitment required
- Usually booked within 48 hours of first call
Written rent offer
Within two working days of the visit, you receive a written guaranteed rent offer. It states the exact figure, the proposed term and the start date. Take as long as you need to read it.
- No time pressure — the offer is open until you decide
- Happy to talk through every line
Agreement signed
If the figure works for you, we draw up a formal lease agreement. Both parties sign. We strongly recommend your own solicitor reviews it — we expect that and welcome the questions it generates.
- Clear, plain-English lease document
- You choose the start date
Compliance and certificates
We arrange every certificate and check the property needs to be legally let — gas safety, electrical installation, EPC, smoke and carbon monoxide alarms. All at our cost. We handle booking the engineers; you just need to provide access.
- Gas safety, EICR, EPC, alarms — all included
- We keep copies and remind you of renewals
Tenants placed
Most of our tenants come through longstanding local authority partnerships — families in temporary housing need who need stable homes. Every tenant is fully referenced. You are not involved in tenant selection under a guaranteed rent agreement.
- Full referencing carried out by us
- Deposit protected in a government scheme
Rent starts
Your first guaranteed payment arrives on the agreed date. From this point on, your job is done. Ours continues — managing tenants, handling repairs, chasing anything that needs chasing — until the lease ends.
- Paid in advance every calendar month
- Same amount, every month, for the full term
Four documents and a set of keys.
Start at step one. It takes ten minutes.
Everything we take off your desk
Management is not an add-on to the guaranteed rent agreement, it is the agreement. Here is the full list of what our team handles once the lease is signed.
Tenant finding & referencing
Full credit, employment and right-to-rent checks. We source most tenants through local authority partnerships.
Tenancy agreements
We draft, issue and renew all agreements. Section 21 and 8 notices handled by our in-house team.
Day-to-day maintenance
Our contractor network handles everything from a dripping tap to a boiler replacement — within agreed response times.
Legal compliance
Nearly 170 laws govern residential letting. We monitor every requirement and act before deadlines — gas, electrical, EPC, fire safety.
Deposit protection
All deposits held in a government-approved scheme. Disputes handled by our team — you are not involved.
Rent accounting
Monthly statements, annual summaries and clear records for your accountant and HMRC self-assessment.
24/7 out-of-hours line
The office line diverts to an on-call property manager outside business hours. Emergencies are attended within four hours.
Property inspections
Regular scheduled visits to check condition and compliance. Written reports filed after every inspection.
Nothing. There is no management fee, because we are your tenant.
We make our margin on the difference between what we pay you and what the property earns. That is the entire commercial model, and it is why the figure we quote is the figure you receive.
Report a Repair
Day-to-day repairs are covered by us at no cost to the tenant or the landlord.
The office line diverts to the on-call property manager outside 9.00–18.00. Use it for anything that cannot wait until morning.
020 8478 9992If you smell gas or suspect a carbon monoxide leak, evacuate immediately and call:
Gas Emergency: 0800 111 999Living in one of our properties
One named property manager, repairs we pay for, and a phone line answered by someone who knows your address. Everything you are likely to need is on this page.
Report a repair
Tell us what is wrong and we will get a contractor to you. You will get a reference number and a response time, not a queue position.
Call the office
Mon–Fri 9.00–18.00, Sat 10.00–14.00. Outside those hours the line diverts to an on-call property manager.
Email us
Send a question or a non-urgent issue to our property management team. We reply the same working day.
Visit the office
538 High Street North, Manor Park, E12 6QN. Two minutes from Manor Park station. You are always welcome to come in.
Can I comfortably afford this rent?
Get a simple estimate of how your rent and household costs compare with your monthly household income.
What to do first, before you call us.
Four situations where the first two minutes matter more than the phone call.
Gas leak
Leave the building immediately, do not use electrical switches. Call the National Gas Emergency line on 0800 111 999, then call us.
Electrical fault
Switch off the consumer unit if safe to do so. Do not touch any exposed wiring. Call us on 020 8478 9992 for emergency attendance.
Flood or major leak
Turn off the water at the stopcock (usually under the kitchen sink). Place towels or containers to limit damage, then call us immediately.
Fire
Get everyone out, close doors behind you, call 999. Never go back in. Once everyone is safe, call us to arrange emergency repair & temporary housing.
Something broken? Tell us in two minutes.
You will get a reference number and a response time, not a queue position.
Homes we can place families in, this month
We have worked alongside London boroughs for over twenty years. Because we hold the lease on every property, we can commit to a placement without going back to a landlord for permission.
One lease holder, one point of contact, one standard of property.
Immediate decisions
We do not need landlord approval. If we have a property that fits, we can confirm the placement in one call.
Compliant properties
Every property meets current standards before any placement. Gas, electrical, fire safety, EPC — all in date.
Stable tenancies
Long-term leases, managed by us, mean families are not moved on at short notice when a landlord changes their mind.
20+ year relationship
We understand how housing referral teams work and have dedicated contacts in multiple London boroughs.
Talk to the partnerships team
Tell us the borough, the household size and the timescale. We will come back with what we can offer and when.
A family business on High Street North, since 1994
We aim to offer landlords a different kind of service: consistent, worry-free payments and a property looked after by people who live and work in the same part of London.
Over 30 years in one trade, in one part of London.
All Seasons Lettings and Management is family-owned and family-run. We started by letting a handful of properties around Manor Park and now manage a portfolio exceeding £1 billion, having paid landlords more than £250 million in guaranteed rent.
The team brings over 100 years of combined expertise in lettings, maintenance and housing law. That matters because nearly 170 laws and over 400 regulations sit between a landlord and a compliant tenancy, and none of them are your job under our agreements.
Opened our office at 538 High Street North, Manor Park. Started with local family properties.
Established long-term housing placement partnerships with London Borough of Newham and neighbouring councils.
Expanded guaranteed rent coverage across all of East, North-East and Greater London boroughs.
Over £250 Million paid out to landlords in guaranteed rent; portfolio under management exceeds £1 Billion.
Three habits that have not changed in thirty years.
Straight answers
The figure we quote is the figure you receive. No surprises in month three, no fees we forgot to mention, no renegotiating after the contract is signed.
Local knowledge
We live and work in East London. We know which streets let quickly, which boroughs have the highest council demand, and what a contractor should cost on your road.
Long-term thinking
We aim to renew leases, not replace them. A landlord we have looked after for ten years costs us far less than finding a new one. That alignment of interests is the whole business model.
Answers, sorted by who is asking
If your question is not here, ring the office. Someone who knows the answer will pick up.
Landlords
Talk to a property manager
The quickest route is the phone — most rent questions are answered in one call. The office is on High Street North and you are welcome to come in.
Send us a message
We reply the same working day.
Reporting a repair? The repair form gets to the maintenance team faster.
538 High Street North
Manor Park
London E12 6QN
Where we take properties
Any London borough and the surrounding area. Demand is strongest in the east, where our own team is based, but if the postcode is not listed it is still worth a call.
East London
North-East London
North & West London
South London
Not sure whether your postcode qualifies? Read us the first half of it on the phone and we will tell you in under a minute.
Call 020 8478 9992The parts of letting nobody explains properly
Short, specific pieces written by the team that manages the properties. No newsletters, no gated downloads.
How compliant is your property?
Complete a quick property health check and identify key areas that may need attention across current landlord compliance requirements in England, with London-specific local licensing considerations.
Is your property meeting key landlord compliance requirements?
Answer 8 short questions covering gas, electrical safety, licensing, EPC, deposit rules and property condition to receive a clear overview of areas that appear good, need review, or require attention.
What is guaranteed rent — and is it right for you?
The honest version: what you get, what you give up, and who it works best for.
The 9 certificates a London landlord must have
Gas, electrical, EPC, fire, CO — the complete list with current renewal intervals.
Section 21 and 8 notices — what changed in 2026
The Renters Reform Act in plain English: what landlords can still do and what has changed.
HMO licensing: do you need a licence and how do you get one?
The threshold most landlords miss, the cost, and what happens if you let without a licence.
Guaranteed rent vs. letting agent: a proper comparison
The full cost breakdown across five years, including voids, repairs and agent fees.
Damp and mould: what a landlord is legally required to do
The Awaab's Law changes, the 14-day rule, and what a proper investigation looks like.
Rather ask a person than read a guide?
Property Tools
Useful tools for London landlords and tenants.
Tools for landlords
Quick calculators and checks to help you understand your property.
Rent Calculator
Estimate your property's potential rental income.
Compliance Health Check
Review key compliance and safety areas for your property.
Property Yield Calculator
Understand potential gross and net rental yield.
Void Cost Calculator
See what vacant weeks could cost you.
Need custom advice on your property?
Speak directly with our East London property management specialists.
Thinking about switching managing agents?
Changing managing agents doesn’t have to disrupt your tenancy or your property. We’ll review your current arrangement and help plan a smooth handover.
How Switching Works
We handle the transfer professionally and methodically to ensure zero disruption to you or your existing tenants.
1. Tell us about your property
Share your property details, current tenancy setup, and what you are looking to improve.
2. We review your current arrangement
We examine your existing agency agreement terms, notice periods, and key transfer prerequisites.
3. We agree a transition plan
We agree on a handover schedule and serve written notice to the outgoing agent on your behalf.
4. Management moves across
We coordinate the handover of keys, tenancy information, deposit records and tenant communications, then take over day-to-day management.
Request a Switching Review
Tell us a little about your current arrangement and we’ll help you understand the practical steps involved in switching.
Why London Landlords Switch
Most landlords only consider changing agents after recurring operational friction. Here are the core reasons landlords move their properties to All Seasons.
Poor Communication
Delayed responses, frequent changes of contact and difficulty getting clear updates when you need them.
Slow Maintenance Handling
Delayed repairs, slow contractor coordination and tenants repeatedly chasing straightforward issues.
Unclear Charges
Unexpected charges, unclear fee structures and statements that are difficult to reconcile.
Compliance Concerns
Missed certificate dates, unclear licensing responsibilities or limited visibility over important compliance records.
Inconsistent Rent Collection
Delayed landlord payments, limited arrears visibility and uncertainty around monthly cash flow.
Lack of Visibility
Limited inspection reporting, unclear maintenance status and little visibility over what is happening at the property.
What We Help Coordinate During Handover
We request and audit all critical property files so nothing falls through the cracks.
Tenancy agreements, tenant contact details, referencing records and relevant payment information.
Inventories, check-in reports, property condition information, key records and inspection history.
Gas Safety, EICR, EPC, licensing records and other relevant property compliance documents.
Coordinated introduction of the new management arrangements and updated contact details.
Outstanding repairs, contractor information, warranties and relevant maintenance records.
Deposit information, rent records, account details and other handover documentation.
Switching Managing Agents FAQ
Can I switch agents while a tenant is in the property?
What happens to the tenant deposit?
Will All Seasons contact my current agent?
How long does the handover normally take?
Ready to review your current management arrangement?
Speak confidentially with our senior London property management team about your property. No obligation to switch.
One management team for your entire portfolio.
Centralise property management, compliance, maintenance and reporting across your London portfolio.
One View Across Your Portfolio
Streamline your multi-property operations with unified oversight and single-team accountability.
Fewer Contacts
One team coordinating multiple properties.
Better Compliance Visibility
Important certificates, renewals and property requirements monitored centrally.
Easier Maintenance
One process for reporting and coordinating repairs.
Consolidated Reporting
Clearer visibility across portfolio activity and management.
Discuss Your Portfolio
Whether your properties are currently managed by one agent or spread across several, speak to our team about whether centralised management could simplify your portfolio.
Centralised Portfolio Management
One team to coordinate your properties, tenants, compliance, maintenance and reporting across London.
Centralised Property Management
One point of contact for management across multiple London properties, reducing fragmented communication between different agents.
Rent & Income Oversight
Consolidated visibility across rent collection, payment schedules and property-level income.
Compliance Monitoring
Centralised monitoring of key property compliance requirements, certificates, licensing and renewal dates.
Inspection Management
Coordinate periodic property inspections, reports, photographs and follow-up actions across the portfolio.
Maintenance Coordination
Centralised repair reporting, contractor coordination and maintenance visibility across properties.
Document Management
Centralised records for tenancy agreements, inventories, certificates, warranties, inspections and other property documents.
Portfolio Reporting
Consolidated reporting across rent, maintenance, compliance and property activity.
Dedicated Point of Contact
A dedicated property-management contact who understands the portfolio and coordinates activity across the properties.
Ready to simplify your London portfolio?
Speak confidentially with our property management team about how centralised management can work for your portfolio.