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    Why use M & M
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    M & M have developed a reputation over nearly 30 years of letting and managing homes in Leighton Buzzard and the surrounding area as honest, reliable and professional. We work to the highest industry standards, and are a company proven to achieve results. We have dedicated maintenance, contracts and accounts departments, ensuring that all aspects of your let are dealt with promptly and efficiently. In a time before the internet, social media and large corporate property portals, M&M built its foundations on word of mouth and recommendation.

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Landlord's Guide
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    M & M Properties have developed a reputation over the last 30 years of letting and managing homes in Leighton Buzzard and the surrounding area as honest, reliable and professional.

    We work to the highest industry standards, and are a company proven to achieve results. We have dedicated maintenance, contracts and accounts departments, ensuring that all aspects of your let are dealt with promptly and efficiently.

    In a time before the internet, social media and large corporate property portals, M & M Properties built its foundations on word of mouth and recommendation. Both Michael Smith and Steven Root are fully licensed ARLA agents (Association of Residential Lettings Agents) operating from our town centre Leighton Buzzard office. If you combine this with the exposure that all rental homes are given to the market and the way in which each tenancy is carefully and expertly executed within our showroom you have a truly unequalled service in the Leighton Buzzard market.

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    ARLA Licensed Agent

    The Association of Residential Letting Agents (ARLA/Propertymark) is committed to providing the highest standards of letting and management services through its licensed agents. Being licensed ensures your agent is following best practice. They provide you with consumer protection and ensure the service provided is of the highest standard within the industry.

    How you are better protected with a licensed agent?

    A licensed ARLA agent is qualified and is required to keep up to date with the latest developments in the market, and with the ever changing legislation affecting letting and property management.

    Without this knowledge and expertise, whether you are a tenant or a landlord, you may be badly advised or misled - or you may even suffer financial loss as a result.

    By choosing a licensed ARLA agent you are protecting your money because it is covered by a Client Money Protection Scheme. A licensed ARLA firm will also have professional indemnity insurance in place for your protection.

    A licensed firm abides by a code of practice as well as rule of conduct. This means you can be assured that the service you receive is to the highest standard, and your enquiry will be dealt with professionally and fairly.

    In the unlikely event that things go wrong, a licensed ARLA firm has a written complaints procedure and is a member of the Ombudsman for Lettings.

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    Marketing

    At M & M Properties we utilise much of the technology that exists in today's society to ensure that a property lets promptly. M & M have extensive marketing on major property portals including bespoke premium products on
    www.rightmove.co.uk, advertising here at www.mandmproperties.co.uk. M & M have also been regular advertisers in the Leighton Buzzard press for the last 30 years ensuring that your property is always seen. We believe that with all the above in action we have the virtual and media world covered for our clients, however, we must not forget the importance and prominence of our office, and the value of face to face contact with Landlord's and tenants.

    M & M have the largest showroom in Leighton Buzzard, displaying properties on LED pocket displays. On the streets our prominent To Let boards are easily recognisable and ensure your property stands out from the crowd.

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    Lettings Process

    At M & M our service is bespoke to each and every client and our work begins from the very first time we communicate with you, in fact that might be now! We have utmost pride in ensuring that we tell you the whole story all of the time, and that the success of every property and tenancy is totally in parallel with our own success and progression. If our client's experience is positive and successful then we have built another trusting and long lasting relationship.

    M & M have established themselves as the market leader in Leighton Buzzard by identifying our client's individual needs, treating them with respect and working together, and on their behalf, to achieve a specific property goal. In return for our dedication our clients have come back to us again and again, and have helped us to continue with our progression.

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    Our Services

    M & M offer three levels of service, which are as follows:

    Property Management

    Assessment of Rent

    The level of rent, which can be achieved on a property, will be determined by the current level of demand for rental accommodation in your area. A prospective tenant will also consider the location of the property, the quality of furnishings/fixtures that are being left and its general condition. One of our Property Managers will visit your property and evaluate its rental value based on these things. It is normal that furnished/unfurnished properties are let at a rental inclusive of buildings insurance, and in case of leasehold properties, ground rents/service charges. The tenant is responsible for council tax, water rates, gas, electricity and telephone.

    References

    As our Property Manager will point out to you every possible precaution is taken to ensure the tenant placed in your property will provide a trouble free tenancy. A prospective tenant will be interviewed by one of our property managers, and if deemed suitable for a tenancy, M & M Properties employ the services of a professional company specializing in the vetting of tenants for residential property. If a tenant wishes to proceed with a property they will be charged an administration fee, and complete the appropriate application form, providing information including employment details, salary and where they have resided for the last three years. Once all checks have been carried out we will make our recommendations for the tenancy to be formally granted, or the property placed back on the market, depending on the findings of the outside reference company.

    Inventory And Schedule Of Condition

    A detailed inventory and schedule condition will be drawn up prior to the first tenant moving in. It is important to maintain a certain standard expected by landlord and tenant, and therefore it may be necessary for us to instruct gardeners and cleaners prior to the commencement of the tenancy. This would be carried out after obtaining the appropriate instructions from the landlord, and charged at the cost agreed. The detailed inventory will be updated and methodically checked before each tenancy commences. This document will form part of any claim for dilapidation against future deposits.

    Furnished or Unfurnished

    There is now more demand for unfurnished than furnished property. When leaving the property unfurnished you are required to leave carpets and curtains throughout, and we advise leaving three main kitchen appliances i.e. cooker, fridge and washing machine although this is not essential. Any kitchen appliances left at a property will remain the responsibility of the landlord, unless otherwise specified.

    Property maintenance and maintenance reporting platform

    The implementation of an online repair reporting service in 2018 is helping to provide a much improved service to the tenant and help protect our Landlord's property around the clock and save them money. Handling maintenance issues is an integral part of our service to our Landlord, The new 'fixflo' system ensures we provide the highest levels of service to our landlord and tenant. During the tenancy, your tenant will report online any maintenance issues occurring at your property. The online maintenance platform is multilingual, easy to use from either a smart phone or desk top computer providing critical information including photos.If it is of an urgent nature e.g. burst pipes, it would be repaired by our chosen maintenance engineer at our discretion to avoid further damage, and or cost to yourself. For less urgent defects we would contact you and gain permission before proceeding. This is of course for defects caused as a result of normal wear and tear, and is your responsibility as the landlord. Any fault caused by the tenant will be repaired at their own cost. We would request that details of all service contracts and current guarantees are given to us at the time of instruction. If the property is fitted with a central heating system we would recommend arranging an annual service contract to avoid expensive breakdown costs.

    Routine Property Visits

    Our management team will visit your property and view both the inside and outside. This is to gain an understanding of how the tenants are living in the property, and to also look for possible defects that should be addressed (it should be appreciated that any overview can only extend to apparent or obvious defects and would not amount in any way to a survey). We cannot accept responsibility for hidden or latent defects. M & M Properties are not qualified surveyors or structural engineers. A written report can be provided on request after a property visit has been carried out.

    Transfer Of Services

    We will read the gas and electric meters and arrange for the transfer of the services at the commencement of each tenancy. However as the telephone providers will not deal with managing agents you will need to arrange disconnection and your final account before leaving the property. Incoming tenants will make their own arrangements for the reconnection of the service. Water meters are generally transferred by us into the tenant's name; however, in some situations it will be necessary for the landlord to remain responsible. Where there is a water meter M & M Properties will notify the water company, and an estimated bill will be raised. M & M Properties do not read water meters without prior agreement with the landlord.

    Collection of Rent and Accounting

    At the commencement of the tenancy we will collect the first month's installment of rent in advance in cleared funds. The tenant will thereafter pay the rent on the first of each month by standing order. The landlord will be paid into a designated bank account by the twentieth of the same month. Our accounts department will provide a detailed monthly statement showing the rent received, and any deductions including our service charge and other expenses. The forwarding of statements to accountants or another third party is carried out by us at your request. We will, if instructed, settle the landlord's closing accounts for gas, electricity, water and council tax.

    Tenancy Agreements and Notices

    Your property will be let under an assured Shorthold Tenancy Agreement as defined in the Housing Act 1988, as amended in 1996, 2004 and 2015. The Agreement will be for a term no less than six months and would not end sooner, unless both the Landlord and Tenant were both in agreement. The rent would remain the same during this set period with any increase, if requested, being obtained at renewal of contracts for a further term.

    Assuming that no breach of the Tenancy Agreement has occurred the provisions for recovery of possession in section 21 of the Housing Act would apply. The landlord would be required to serve a minimum of two months notice prior to the end of the agreement when looking to recover possession.

    Security Deposit

    We will take a deposit of not less than one month's rent. We will hold the deposit as

    stakeholder. This means we will hold the deposit on both the landlord's and tenant's behalf. We are members of the Tenancy Deposit Scheme and we hold the deposit under the terms of that scheme. Full details of the scheme are available on request. At the end of the tenancy, we will provide a fair service to ensure the deposit is distributed to whom it should be paid, or to assist in determining the amount due to both the landlord or the tenant.

    Nil deposit scheme

    This is an alternative method of providing a deposit. It works by way of the tenant paying a non-refundable Nil Deposit service charge, significantly less than a traditional deposit, this can be as low as two weeks rent plus vat. Offered by let Alliance, the Nil Deposit service manages payment of any entitlement for any breach of a tenancy agreement up to six weeks rent. Throughout the tenancy the tenant will have tenants' liability insurance in place - this will protect against accidental damage to fixtures, fittings and furniture. This scheme provides wider choice for the tenant and may help reduce void periods between tenancies.

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Meet The Team
  • Introduction

    M & M Properties is run by Michael Smith and Steven Root with a large team of professionals, all of whom live within the area, and almost all have been educated in the town. Everyone at M & M is trained to the highest standards in the industry, and staff are promoted based on their abilities, which enables M & M to provide a service based on professionalism, continuity of staff, and a depth of local and estate agency knowledge which is second to none in Leighton Buzzard.
  • Team Member

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    Michael Smith, MNAEA, MARLA - Managing Director
    Mike was educated at Cedars Upper School, joined M & M Properties in 1985 and became MD in 2005. Mike is passionate about driving the company forward, constantly striving to improve and keep moving the business upwards. Mike lives in a local village with wife Julie, and is a keen sportsman, playing cricket for a local cricket team, enjoys running, and golf, and is an avid rugby supporter.
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    Steven Root, MNAEA, MARLA - Lettings Director
    Steve was educated at Vandyke Upper School, joined M & M in 1997, and became Lettings Director in 2005. Steve believes that a continual quality of service delivered over a number of years should be at the heart of a successful Letting relationship. Steve lives locally with his wife and young son, and loves all sports, particularly cycling, and played semi-professionally for Leighton Buzzard Football Club.
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    Christopher Hollins - Lettings Manager
    Chris was educated at Vandyke Upper School, joined M & M in 2007, and was promoted to Lettings Manager in 2014. Chris is responsible for the day to day running of the front line lettings department. Chris lives in the town and away from work likes to play sport, particularly tennis and golf.
  • Team Member

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    Karen Sirett - Head of Maintenance Department
    Karen joined the company in 2015, having previously worked for us nine years earlier as a maintenance administrator, rejoining us to now head the department, a role which she fulfils with great enthusiasm and commitment. Karen lives in a local village, and is married with two teenage children and two labradors. She is a member of a community choir, loves rugby (watching not playing!), and socialising with friends and family.
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    Timothy Cornes - Senior Negotiator
    Tim was educated at Bletchley Grammar School, and joined M & M in 2012 to run the Village & Country Department. Having worked in agency since 1981, Tim is extremely knowledgeable about the town and its properties, and is well respected and liked by all. Tim lives in Linslade, and out of work enjoys watching football, is a keen swimmer, and golfer.
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    Julie Roff, MNAEA - Consultant
    Julie was educated at Aylesbury High School and joined M & M in 2012. Julie's entire thirty five year career has been spent marketing village and country property in this area. Julie has first class knowledge of estate agency, and the local market. Julie lives in a local village with husband Mike Smith, and has two sons. Julie loves doing anything involving the great outdoors, and spending time with her family and friends.
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    Kate Peplow - Sales Administrator
    Kate was educated at Vandyke Upper School and joined M & M in 2012. Kate's role consists of the daily admin of the office, and she is the lynch-pin of the Sales Team, keeping everyone in order, and her vast knowledge of Leighton Buzzard and the surrounding areas is invaluable. Kate lives in the town, and out of work Kate enjoys am-dram which sees her performing in the local theatre.
  • Team Member

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    Dean Hammond - Sales Manager
    Dean joined M & M in May 2018 to head the Sales Team. Dean is a very experienced Estate Agent having worked in the industry for over 25 years for both corporate and independents in the three counties. He lives locally, has three children, and in his free time practices martial arts, plays badminton and snooker, and enjoys cycling. He is a keen traveller with the America's and Europe being his favourite destinations.
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    Angela Ziemelis - Maintenance Administrator
    Angela joined the M & M Lettings office in June 2018 as part of the expanding maintenance department, working alongside Karen. Angela lives in Dunstable and attended Queensbury Upper School. Having worked in property management for over nine years she has a wealth of knowledge and experience. In her spare time she likes socialising with family and friends, and going on family holidays.
  • Team Member

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    Trudi Lockett - Accounts
    Trudi joined M & M in September 2017 and soon became a very valuable member of the M & M team, working in the busy accounts office. Trudi has lived in Woburn Sands since a teenager and has worked in finance for over twenty five years. When not working she enjoys spending time with her family, travelling and is a very keen walker, having recently completed Wainwrights 192 mile Coast to Coast Walk.
  • Team Member

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    Tracy Pyle-  Contracts administrator
    Tracy joined M & M in September 2017, and works in the Lettings Office preparing and administrating the contracts, a key role which requires great attention to detail. Tracy moved to Leighton Buzzard in 2006 and lives with her partner and son who is a keen footballer playing for Leighton United FC and Woodside FC. Out of work Tracy enjoys sending time with family and friends, and travelling to new and exciting places.
  • Team Member

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    Tom Smith - Trainee Property Manager
    Tom joined M & M in September 2018 to train as a Property Manager, and quickly became an integral part of the Lettings Team, working closely alongside Chris Hollins and Tom McCormick. Tom was educated at Vandyke Upper School, he still lives locally and plays football for the town's semi-professional side Leighton Town FC. Tom enjoys winding down by spending time on the bank fishing with his younger brother at venues all around the country.
  • Team Member

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    Sarah Bishop - Maintenance Administrator
    Sarah joined M & M in January 2019 to work in the Maintenance Department with Karen and Angela, where she is kept very busy dealing with landlords and tenants alike resolving the many and varied issues that arise, and with fourteen years' experience in property management she immediately became a very valued member of the team. Sarah has lived in Linslade for 7 years and in her spare time she likes to keep fit and get involved in charity runs as well as do the local park run on a Saturday morning, along with spending quality time with her young son and husband, and socialising with her friends.
  • Team Member

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    Michael Sibley - Senior Sales Negotiator
    Michael joined M & M in February 2019 as a Senior Sales Negotiator and works alongside Dean, Tim & Kate in the busy sales office. Educated at Vandyke Upper School he has lived in Leighton Buzzard all his life, and after four years of working in agency in Milton Keynes returned to work in his home town to put all his local knowledge to good use. When not working he enjoys spending time with his family, watching films and going to the cinema.
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