Discover your ideal accommodation with our extensive range of property letting services. Based in Herne Bay, Kent, our letting agents specialise in providing clients with a selection of modern flats and houses at affordable rates. Whether it’s your first time renting or you’ve had years of experience, we’re able to guide you through the entire process.

Landlords guide

Established in 1861 WILBEE & SON ESTATE AGENTS have been providing a property management service in Herne Bay and the surrounding districts ever since. We currently manage a large portfolio of properties in the district and pride ourselves on a service that is personal yet professional, taking great care to understand the needs of the landlord and the tenant.

Rent – valuation & collection

We will be pleased to advise you on the market rental value for your property. Rents are payable by the tenant calendar monthly. If the property is to be managed by WILBEE & SON ESTATE AGENTS, we will collect the rent due and you will be paid direct monthly in advance. We will prepare, monthly, an income and expenditure account, which you can send to the Inland Revenue™ if required.

Dilapidations deposit

If you are a landlord in England and Wales and you enter into a tenancy and take a deposit from your tenant on or after 6th April 2007, or you renew an existing tenancy on different terms to the previous tenancy e.g. there is an increase in the deposit after this date, the deposit must be protected in a government authorised tenancy deposit scheme. This rule only applies if the tenancy is an assured shorthold tenancy. If you would like further information please contact us or visit


We will search our database and try to match a tenant to your property. Where necessary we will advertise the property, either with a 'to let' board erected outside the property, within our weekly advert in the local press or within the lettings section of our internet sites. On finding a suitable tenant we will take up references and credit checks. If the tenant matches the property and passes our checks we will collect the dilapidation's deposit and first months’ rent. Once the tenancy agreement and terms and conditions have been signed we will hand over the keys to the tenant.

Tenancy agreement

We will prepare an assured shorthold tenancy agreement under current legislation. In general this will be for a period of not less than six months. This gives you the flexibility to re-let the premises after giving the tenant two month(s) written notice to quit (under section 21 of the Housing Act 1988 as amended by the Housing Act 1996). Similarly the tenant may terminate after the initial period by giving one months’ written notice.

Landlords safety obligations

Home owners and annual landlords gas safety inspection testing certificate. These regulations state that all gas installations and appliances need to be regularly maintained to ensure that they run safely and reliably by a qualified gas engineer. In rented accommodation all appliances and associated pipework, chimneys, and flues must be subjected to an annual safety check by law, and a suitably qualified engineer will issue a safety certificate following the checks. A copy of this safety certificate must be given to a tenant before they move into a property, and, anyway, within 28 days of the check whether requested or not. Failure to do so may result in loss of life. Not only that, you risk being prosecuted, and this could result in you facing a maximum penalty of £5000 for each offence. If the case is then referred to the crown court the maximum penalty may be an unlimited fine and the possibility of imprisonment.

Electrical safety

If you let a property you must ensure that the electrical system and all appliances supplied are safe - failure to comply with the Electrical Equipment (Safety) Regulations 1994 and the The Consumer Protection Act 1987 is a criminal offence and may result in:

  • A Fine Of £5,000 Per Item Not Complying
  • Six Months Imprisonment
  • Possible Manslaughter Charges In The Even Of Deaths
  • The Tenant May Also Sue You For Civil Damages
  • Your Property Insurance May Be Invalidated
  • These Regulations Are Enforced By The Health & Safety Executive

Energy Performance Certificate

All properties marketed for sale or rental now require an (EPC).

Smoke alarms

All properties built since June 1992 should be fitted with mains powered smoke detector alarms from new. Although there is not legislation requiring smoke alarms to be fitted in other ordinary tenanted properties, it is generally considered common law ‘duty of care’ means that the 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).

All the above can be arranged through our office.

Tenancy terms and conditions

We will prepare a terms and conditions agreement for the tenant detailing any items (such as pets, garden, periodic inspections, termination details etc.) not covered in the tenancy agreement. The tenant is required to sign a copy of this document for our records.

Council tax and utilities

The payment of water rates, council tax, gas, electricity, telephone bills, t.v. licence, cable, and satellite television, and any other bills are the responsibility of the tenants.

Termination of tenancy

At the end of the tenancy we will inspect the property. Hand over the keys to the property to the landlord or seek a new tenant (subject to a credit check).


You are responsible for all repairs to the property with the exception of window glass or other breakages and damage caused by the tenants. Small repairs can be carried out by our contractors, or ones nominated by you, and their charges deducted from your account. We will always ask for instructions before commencing any large scale repairs.


Tenants are advised to provide their own contents insurance for the accommodation. Information relating to property insurance, legal protection insurance etc. is available on request through our offices. We have a rent guarantee insurance scheme offered in association with HomeLet(tm) a national tenant referencing company, which ensures that you receive your monthly rent (subject to referencing). The cover provides you with up to 12 months full rent after the first month that the tenant is in arrears. The cost is approximately 4% of the monthly rent. The insurance also provides legal cover, for up to £50,000, for the eviction of the tenant should this prove necessary. In addition they will provide 50% of the monthly rent for up to three months after the tenant has been evicted whilst a new tenant is sought. Please check current information provided by HomeLet(tm).


Tenants are reminded in the tenancy terms and conditions of the need to ensure that the rent on the property should at all times come first. If however arrears of rent arise then there is a set procedure that will come into force. This procedure includes the use of debt collection agencies and county court summons where we have been unable to arrange a suitable conclusion. (any possession proceedings will be dealt with by a solicitor.)


If your property is mortgaged, you should obtain your mortgage lenders 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.

Income tax

When resident in the UK, it is entirely the landlords responsibility to inform the Inland Revenue™ of rental income received, and to pay any tax due. Where the landlord is resident outside the UK during a tenancy, under rules effective from 6 April 1996, unless an exemption certificate is held, we as landlord’s agent are obliged to retain and forward to the Inland Revenue™ on a quarterly basis, an amount equal to the basic rate of income tax from rental received, less certain expenses. An application form for exemption from such deductions is available from this agency, and further information may be obtained from the Inland Revenue™.

Schedule of condition

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.

General condition of 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. 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-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. 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.

Management fees

Our fees for managing the property are some of the most competitive to be found locally and fully negotiable, please contact us for a quote.

Contact our letting agents to find out more about property letting services in Herne Bay, Kent