Questions we get asked.

Book online: pick a free time on the listing's page and it's booked straight away. The time is taken off the list for everyone else and we email you a confirmation. Each listing's page shows the days and times viewings are available. You can also message us on WhatsApp on 07540 097048 or call the office on 0161 224 4000. We give you the full address before the viewing.

Yes. One person fills in the group application for the whole house, with each person's name, email and guarantor details.

Most students need a UK-based guarantor, usually a parent or guardian. If you don't have one, get in touch before you apply and we'll talk you through the options.

It depends on the listing. Every listing says clearly whether bills are included.

Only on listings that show one. Where a listing has a zero-deposit option, it is subject to eligibility and the provider's terms; a standard deposit applies if you are not approved. Fees may apply.

It depends on the listing. Each listing says whether it is let by the room or as a whole property, and shows the rent on that basis: per room, or for the whole property.

Where a deposit applies, it is shown on the listing. Deposits are protected in a government-approved tenancy deposit scheme.

Many groups start looking in the autumn for the following September. Register with your areas, budget per room, room type, academic year, move-in date and group size, and we'll email you when a matching room is listed.

Use the Report a repair page on this website (in the Students menu, or "Report a repair online" at the bottom of every page): pick the problem, add a photo if you can, and you get a reference straight away. The maintenance team picks it up in office hours; quote your reference if you call us about it. In an emergency, if anyone is in danger or there is a fire, call 999; if you smell gas or a carbon monoxide alarm is sounding, get out and call the National Gas emergency line on 0800 111 999. Then report it here as an emergency and, if the office is open (Monday to Thursday, 10am to 5pm), call us as well.

No heating or hot water in cold weather, a leak you can't stop, no power, or a security problem such as a broken front door lock. If anyone is in danger, call 999. If you smell gas, call the National Gas emergency line on 0800 111 999 first. For the rest, report it online as urgent and, if the office is open (Monday to Thursday, 10am to 5pm), call us as well.

Yes. We manage HMOs across Manchester, Salford and Stretford: tenant find, rent collection, compliance and maintenance, from our office on Dickenson Road.

No. We'll check your current agreement's notice period, then handle the handover: tenancy documents, deposits, certificates and keys.

We look at your property, the rent it's achieving, its licensing and safety paperwork, and how it's managed today, then call you with honest advice. There's no obligation.

The student areas around the universities, such as Fallowfield, Rusholme, Withington and Victoria Park, and HMO management areas across Manchester, Salford and Stretford, such as Didsbury, Levenshulme and Chorlton. Each has its own page under Areas, with a list of every other area we cover. If your house is just outside those, ask; we'll tell you honestly whether we can look after it properly.

Room by room. We compare each room with what is actually letting nearby, allow for bills, size and condition, and price to let early in the cycle rather than sit empty in summer. Every room's rent is then published on the listing.

Fees are agreed in writing before we start and shown on our fees page. There are no hidden extras: if a job costs money, you approve it first.

Yes. Rent and deposits we hold are covered by the safeagent Client Money Protection Scheme (accreditation A7758), deposits are registered with a government-approved scheme, and we are members of Property Redress (membership PRS042128), so there is an independent route if anything ever goes wrong. The certificates are on our fees page.

It depends on the house and the time of year. Houses listed in the autumn for the following September usually let during the winter, when the most groups are looking. The later a house is listed, the more it competes with every unlet room in the area, which is why we price to let early.

On this website with every room's rent and live availability, on the portals, and to the groups who have registered with us. Photos are taken properly and viewings can be booked online.

Often, yes. Students register with us with their group size, areas and budget, so when a matching room is listed they are emailed about it. Register the house and we'll tell you who is waiting.

Yes, and we explain everything as we go: licensing, certificates, deposits, the Renters' Rights Act and what a realistic rent looks like. The free management review is the best place to start.

Demand from both universities stays strong, but students have more choice than they did and compare rooms carefully: condition, bills and the price per room decide it. Houses that are well kept and honestly priced let first. Ask for a free review and we'll tell you how your house compares.

Since 1 May 2026, tenancies are periodic and section 21 has gone, but Ground 4A lets student HMO landlords take the house back each summer to re-let to new students, if the tenancy is set up correctly. We handle that for our landlords.

317 Dickenson Road, Manchester M13 0NR. If you're coming to see us about a particular house, book the viewing online first so the keys are ready.

Monday to Thursday, 10am to 5pm. Outside those hours the website assistant answers common questions, repairs can be reported online at any time, and you can leave us a message on WhatsApp.

No. Walk in during opening hours. If you want to see a particular house, book the viewing online first so the keys and a member of the team are ready.

Yes, on 0161 224 4000, but booking online on the house page is quicker: pick a free time and it's booked straight away, with a confirmation by email.

Ask for a free management review on the website, or call the office and ask for the lettings team. We call back in office hours, Monday to Thursday.