By the Beacon Living Group team · 12 July 2026 · 6 min read + timeline walkthrough
Summary: a guaranteed rent assessment is Beacon Living Group's standard process for working out whether a Manchester property is a fit for a corporate lease, and what fixed monthly rent we can offer. It typically runs through six stages: initial enquiry, property details review, a remote or in-person assessment, an offer with terms, contract, and handover into the first month's rent. Nothing is binding until you sign, the assessment itself is free, and our standard aim is to put a written offer in front of you within 48 hours of completing the assessment stage, though timing varies by property.
Most Manchester landlords who contact us have never dealt with a guaranteed rent operator before. Once they start asking around, the questions pile up fast: what will Beacon actually want to know, does someone need to come round, what if the property does not qualify, and how long before there is a real number on the table instead of a vague promise. That uncertainty is usually the bigger barrier, not the numbers themselves.
There is no reason for the process to stay a mystery. Below is our standard assessment, stage by stage, so you know what to expect before you make an enquiry, not after.
This is our standard sequence. Individual properties can move faster or slower depending on how complete the information is and whether a visit is needed, so treat the stages as the shape of the process rather than a fixed clock.
You tell us the address, property type and what you are looking for, via the free rent offer form or a call. Our standard is to acknowledge every enquiry the same or next working day.
We look at what you have sent us, bedrooms, bathrooms, current use and any existing tenancy, and check the address against the areas we currently cover and local demand.
Usually a short call to talk through condition and compliance, or a visit to see the property in person if key details are not clear from photos alone. We are checking fit, not judging your decor.
If the property looks like a fit, we set out the fixed monthly rent we can offer and the headline lease terms in writing. Our standard aim is to do this within 48 hours of the assessment, though larger or more complex properties can take longer. No obligation to accept.
If you are happy with the offer, we move to a written corporate lease, typically for 3 to 5 years, setting out the fixed rent, the term and each side's responsibilities. We always recommend a solicitor reviews it, as with any lease.
Once the lease is signed, we agree a handover date, complete any preparation the property needs, and your fixed monthly rent begins from the date set out in the lease.
The assessment is not an inspection looking for reasons to say no. It is us working out two things: whether the property suits serviced accommodation use, and what fixed rent it can sustainably support. That typically means looking at:
None of the following is compulsory to start an enquiry, but having it to hand typically speeds up the property details review stage:
In the interest of being straightforward rather than glossing over it: a handful of things typically add time to the process, or can mean a property is not ready yet. These include selective licensing that has not been obtained where the area requires it, an unresolved dispute over ownership or title, missing mortgage lender consent to let, or compliance work needed before the property could safely be handed over. None of these permanently rule a property out. They usually just mean sorting one thing before the assessment can move to the next stage, and we will always tell you plainly which one applies rather than leaving the enquiry hanging.
If you are still weighing up whether guaranteed rent is the right structure at all, our guide comparing guaranteed rent against a letting agent is a useful place to start before you request an assessment.
There is no single answer because it depends on the property and how quickly information comes back to us. Our standard aim is to acknowledge enquiries within one working day and to give a written offer within 48 hours of completing the assessment stage, though more complex properties can take longer.
Not always. Many assessments can be completed remotely from photos, a floor plan and a call. We may still ask to see a property in person before making a firm offer, particularly if key details are not clear from what has been sent.
Some properties are not a fit for guaranteed rent, usually because of location, condition or an unresolved compliance issue. If that happens we will tell you plainly and explain why, rather than leaving the enquiry open with no answer.
No. The assessment and the resulting offer are both free and without obligation. Nothing becomes binding until you choose to sign a corporate lease.
We move to a written corporate lease setting out the fixed rent, the term and each side's responsibilities, then agree a handover date. Your fixed rent begins from the date set out in the signed lease.
The offer reflects what our assessment finds the property can sustainably support, so there is limited room to move it. You are welcome to ask how we reached the figure before deciding whether to proceed.
About Beacon Living Group. Beacon Living Group is a Manchester guaranteed rent and serviced accommodation operator. It leases properties from landlords across Manchester on 3- to 5-year corporate leases, pays a fixed monthly rent with no fees, and is built to manage every stay in-house. Beacon Living Group Ltd is registered in England and Wales, company no. 17076795.
Start a free assessment with no obligation, and find out the fixed monthly figure for your property.
