What sets us apart from the other Agents in The Forest Of Dean: We understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you the Landlord with the best possible service and the right tenant for your property.

We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agents your asset will be in professional and caring hands.

A Great Service

Because we are completely in love with our jobs and motivated by customer satisfaction, we pride ourselves in offering the best personal service, with attention to detail, whilst at the same time maintaining a high standard of competence and professionalism.

Aroha properties take complete pride in their work and devote all of their time and energy to both landlords and tenants.

Aroha Properties are a part of The property Ombudsman redress scheme and the Client Money Protect scheme.


Competitive Rates

Our fees are competitive and may be open to negotiation dependent on the level of Service required.

Carefully Selected Tenants

Drawn from a continually updated register, a thorough vetting service of each tenant is conducted. Full references including financial profile and credit check together with an employment and previous landlord reference are conducted by an external company. Depending on the type of letting just a Financial Guarantor may be sufficient. In certain circumstances a combination of both may be required. These checks are carried out by a third party referencing company that specialise in only the best tenant referencing service offering our landlords the reassurance they need to put their minds at rest that we are choosing the right tenants them.

Free services

Free expert valuation of your property's monthly rental value
Free rental valuations
Free client viewings
Free advertising on the UK's largest property portals such as Rightmove
Free Social Media advertisement

Free photography
Free Letting Board advertising your property for Let *subject to restrictions
Free advice

Our Services

1. Letting Only Service

50% of the first months rent . Our Tenant Find Only service allows our landlords to have peace of mind whilst we carry out all the work and preparation in readiness for letting their property and finding a thoroughly referenced tenant.

  • Free services under the No Let, No Fee Service
  • Client referencing - Full referencing & credit checks for prospective tenants
  • Liaison with both Landlord & prospective Tenant during the process where necessary to ensure a smooth transaction
  • Legal documents - Provide an 'Assured Shorthold Tenancy Agreement'
  • Arrange signing of the agreements & release of keys
  • Inventory prices are as follows......

1 Bed- £60
2 Bed- £75
3 Bed- £100
4 Bed- £120
5 Bed- £140 (Depending on floor space)

  • Instruct tenants - Inform tenants of the rent due date & Landlords bank/contact details
  • An electronic payment - Payment directly into the landlord's bank account
  • An electronic Landlords statement
  • Tenancy information supplied
  • Full Inventory (if required)

2. Full Management Service

45% Of the first months rent 10% of the monthly rental income. Service include:

  • Free Services under the No Let, No Fee Service
  • Client referencing - Referencing for prospective tenants including 'Right to Rent' checks
  • Legal Documents - Assured Shorthold Tenancy Agreement' & 'Inventory Schedule Of Conditions'
  • Liaison with both Landlord & prospective Tenant during the process where necessary to ensure a smooth transaction
  • Arrange signing of the agreements
  • An electronic payment - Payment directly into the landlord's bank account
  • An electronic landlords statement
  • Rent collections - Rent/Deposit collection
  • Electronic payment - Rent transferred directly into the your bank account for rental payments
  • Electronic statement
  • Holding of the deposit -The deposit will be held with a government approved scheme (if Aroha prepare the inventory Report)
  • Utility liaison - Information of a tenancy change will be provided to the utility company(s)
  • Key holding - Holding of key for instant access
  • Tenant liaison - Dealing with day-to-day enquiries
  • Inspections - we will inspection the property during tenancy
  • Maintenance Management - Instructing contractors - Arrangement for contractors to repair any necessary work
  • Contract Renewals - Supply extension of 'Assured Shorthold Tenancy Agreements' (if applicable).
  • Check Out Inspections
  • Deposit Handling - At the end of a tenancy

3. Add On Services

  • EPC's
  • Gas Safety Certificates
  • Gas/Plumbing
  • Electrical
  • Periodic Inspections
  • Stand Alone Inspections
  • Legionnaire's Risk Assessment
  • Contract Renewals
  • Inventories - included in the management service
  • Check outs - included in the management service
  • Cleaning services

All additional services are charged at an extra cost. Costs will be discussed on application

Preparing the Property

We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.

General Condition

Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.


Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.

Personal items, ornaments etc.

Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner's risk. All cupboards and shelf space should be left clear for the Tenant's own use.


Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools. However, few Tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by our regular gardener.


At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.

Information for the Tenant

It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.

Aroha Lettings do provide the tenant/s with a Welcome Pack on execution of the property. This pack will have all the legal and essential information required to make the move in too their new home as smooth as possible.


You should provide one set of keys for each Tenant and one set for the agent if the property is being fully managed.

Other Considerations

Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly, and also that he/she complies with the law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us:

If your property is mortgaged, you should obtain your mortgagee's written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.

If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.

You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can provide information on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

Council tax and utility accounts
We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.

The inventory
It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete Service, we will if required arrange for a member of staff to prepare an inventory and schedule of condition, at the cost quoted in our Agency Agreement.

What is an Assured Shorthold Tenancy?
Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant.

Health and Safety, and other Legal Requirements

The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.

Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences.

There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificate.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, and certain other items. Non-compliant items must be removed before a tenancy commences.

Smoke Alarms
All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in other ordinary tenanted properties (except HMOs), it is generally considered that the common law 'duty of care' means that Landlords and their Agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that the Landlord fit at least one alarm on each floor (in the hall and landing areas).

Is your property a House in Multiple Occupation (HMO)?
If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules will apply.

The Housing Health and Safety Rating System (HHSRS)
The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.

The Disability Discrimination Act 2005
The DDA 2005 addresses the limitations of current legislation by extending disabled people's rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people.

Energy Performance Certificates (EPCs)
EPCs are required for all tenanted property in England & Wales, Scotland, and Northern Ireland. Landlords offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPCs is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.

What is 'Right To Rent'?
The government have introduced new legislation under the Immigration Act 2014, as of 1st February 2016, that all private landlords in England including those who sub-let or take in lodgers will have to check new tenants have the right to be in the UK before renting out their property. It has also been suggested that this legislation will shortly be introduced into Wales.

Landlord must also ensure that they do not discriminate against potential tenants due to the new legislation. Guidelines have been issues by The Human Rights Commission to help landlords avoid unlawful discrimination. However despite this, surveys have discovered that the introduction of the Rent To Right checks have discouraged landlords to rent to someone without a British passport. The survey has also revealed that some landlords would be less likely to rent to someone with a foreign name or accent.

Overseas Landlords and Income tax
When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.

Tenancy Deposit Protection
All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales, Scotland, and Northern Ireland must now be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes. More information on request.

The above is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property. If you wish you can print this page by using your browser Print option.