The short answer
With guaranteed rent, GladStay rents your property from you on a long-term agreement and pays you a fixed rent every month, even if a tenant doesn’t pay. The guarantee is written into the contract and there are no agency fees or commissions. It starts with a free, no-obligation property assessment.
- Rent
- Fixed, monthly
- Agency fees
- £0
- Typical term
- Long-term agreement
On this page9 sections
How guaranteed rent works
Guaranteed rent, also called rent-to-rent, replaces the usual agency model. Instead of finding tenants for you and taking a fee, GladStay rents the property directly from you, manages it long-term and pays you a fixed rent, regardless of what happens inside the house.
You receive a fixed monthly amount for an agreed term, subject to due diligence and contract. GladStay takes care of day-to-day operations and tenant management within the permissions agreed in writing. Fewer variables, fewer decisions and a much more predictable outcome.
What you get
- Your rent
- Fixedpaid every month, written into the contract
- When you’re paid
- 2–3 days earlybefore the rent is due, every month
- Agency fees
- Noneno commissions or deductions
- Term
- Long-termwith no void periods
- Guaranteed rent, written into the contract. If a tenant doesn’t pay, you still receive your rent. It is a contractual guarantee, not a verbal promise.
- Rent paid in advance. Tenant payments are collected at the beginning of the month, and you are paid 2–3 days before the rent is due.
- No void periods. GladStay works exclusively with long-term agreements, so there are no gaps between tenancies to cover.
- Upfront investment. Before renting out any room, GladStay renovates it at its own expense, which increases the value of the property and makes it easier to rent.
- No operational workload. Tenants, maintenance and daily operations are handled for you. You stay informed without the last-minute calls.
Who handles what
| Task | Who handles it |
|---|---|
| Finding and screening tenants, including affordability checks, landlord references and Right to Rent | GladStay |
| Move-in, documentation and rent collection | GladStay |
| Issue handling, maintenance coordination and emergency response | GladStay |
| Inspections, periodic updates and reporting | GladStay, as agreed |
| Check-out, condition checks and re-letting | GladStay |
| Safety certificates, landlord-responsible repairs, major replacements and improvements | Typically the landlord, confirmed in writing |
From first call to long-term management
Assessment and alignment
An initial call and a property review: location, property type, number of rooms, condition and furnishing, plus timelines, constraints and any licensing or refurbishment considerations.
Choose the right model
Guaranteed Rent, Letting or Letting & Management, guided by your priorities, risk tolerance and long-term objectives.
Onboarding and setup
An inventory baseline with photos or video, keys and access, contractors ready where needed, and compliance and safety requirements confirmed.
Marketing and tenant sourcing
Listing preparation, enquiries and viewings, and structured screening, including affordability checks, landlord references and Right to Rent where applicable.
Long-term management
Rent collection, issue handling, maintenance coordination and emergency response, inspections as agreed, and periodic updates and reporting. With Letting, you manage the property yourself once the tenancy is set up.
How long it takes
For guaranteed rent, onboarding typically takes around 1–2 weeks once agreed, subject to access and works.
Guaranteed Rent, Letting or Letting & Management?
GladStay offers three models: Guaranteed Rent, Letting and Letting & Management. The right one depends on how much certainty, involvement and upside you want:
| Compared | Guaranteed Rent | Letting | Letting & Management |
|---|---|---|---|
| Your income | A fixed monthly amount for an agreed term | The rent tenants pay you | The rent tenants pay, less a management fee |
| If a tenant doesn’t pay | You still receive your rent | Income depends on tenants paying | Income depends on tenants paying |
| Void periods | None: long-term agreements | Not guaranteed; minimised through pricing and fast marketing | Not guaranteed; minimised through pricing and fast marketing |
| Fees | No agency fees | A one-off fee | A management fee |
| Ownership and control | You keep the property; day-to-day operations are handled within agreed permissions | You keep full ownership and manage the property yourself once the tenancy is set up | You keep full ownership and receive rent from tenants |
| Best for | Predictable income and minimal involvement | Managing the property yourself, with a tenant found for you | More flexibility and potential upside |
You can also compare the three models side by side on the landlords page. Not sure? We advise on the right fit after the assessment.
What to check before you sign any guaranteed rent agreement
Whoever you work with, a few checks protect you before you commit:
- Your mortgage lender. If the property has a mortgage, you must get your lender’s permission to rent it out.
- Licensing. Larger shared houses (5 or more people forming more than one household) need a licence from the council, and some councils license smaller ones too. Check with your council: see the landlord compliance checklist.
- Responsibilities in writing. The agreement should say who handles safety certificates, repairs, licensing and day-to-day operations.
- The rent and the term. Make sure the fixed amount, when it is paid and how long the agreement runs are all written down.
- Your lease and insurance. If the property is leasehold, check the lease allows it to be let this way, and tell your insurer how it will be used.
Start with a free property assessment
The first step is a simple conversation, with no pressure, no commitment and no sales pitch. During a free property assessment we look at your property, your goals and which model is a good fit for both of us. We cover:
- Location and type of property
- Number of rooms and current condition
- Your expectations around rent and stability
- Which model is the right solution for you
Book your free property assessment
If it makes sense, we explain how the model works in practice. If it doesn’t, you still leave with clarity.
Questions and answers
What’s the difference between Guaranteed Rent, Letting and Letting & Management?
Guaranteed Rent (rent-to-rent) provides a fixed monthly payment for an agreed term, subject to contract and property fit, with no agency fees. With Letting, GladStay finds and vets your tenant for a one-off fee, and you then manage the property yourself. With Letting & Management, you receive rent from tenants while GladStay manages operations for a fee.
Which option is right for me?
If your priority is predictable income and minimal involvement, Guaranteed Rent may be suitable. If you want more flexibility and potential upside, Letting & Management may be a better fit. If you’d rather manage the property yourself, Letting may suit you. We advise after the assessment.
Do I still get paid if a tenant doesn’t pay?
Yes, under Guaranteed Rent. The rent is a contractual guarantee: you are paid every month, 2–3 days before the rent is due.
Are there agency fees with Guaranteed Rent?
No. With Guaranteed Rent there are no agency fees, commissions or deductions: you receive the agreed rent.
Do you guarantee no voids under Letting or Letting & Management?
No. Under Letting and Letting & Management, voids depend on market conditions and tenant turnover. We focus on minimising them through pricing strategy and fast, organised marketing.
How long does it take to get started?
For Guaranteed Rent, onboarding typically takes around 1–2 weeks once agreed, subject to access and works. For Letting and Letting & Management, timelines vary and are discussed during onboarding.
What costs should I expect as a landlord?
Our fee depends on the model: no agency fees with Guaranteed Rent, a one-off fee with Letting and a management fee with Letting & Management. Other typical costs may include safety certificates, landlord-responsible repairs, major replacements and improvements. Responsibilities are confirmed clearly in writing.
What areas do you cover?
London and surrounding areas. Final availability is assessed case by case, depending on the property and the service model.
What types of properties do you accept?
Most commonly shared houses let room by room, family lets and suitable larger shared houses. Final suitability depends on layout, demand and compliance requirements.
Sources
Checked against these official sources on 29 October 2026:
About this guide
Written by the GladStay team: 1,500+ tenants helped since 2013. We check our guides against the official sources above and update them when the rules change. This is general information for England, not legal advice: for your own situation, use the official sources or get independent advice.
Fixed rent, every month
No agency fees, long-term agreements and a free, no-obligation property assessment.