Beacon Living Group takes your Manchester property on a 3- to 5-year corporate lease and pays you a fixed rent every single month, occupied or not. No management fees, all bills covered and a written guarantee your property comes back in the same or better condition, fair wear and tear excepted. Would you rather keep the booking income yourself? Beacon runs properties on that basis too.
Summary: Beacon Living Group pays Manchester landlords a fixed guaranteed rent every month on a 3- to 5-year corporate lease, with £0 management fees, no void periods and every bill covered. Your property comes back in the same or better condition, fair wear and tear excepted. That promise is written into the lease rather than into a brochure. If you would rather keep the booking income and pay Beacon to run the property instead, that route is open too. Start with a free rent offer. It takes under a minute and there is no obligation.
Traditional management quietly drains your return through fees, voids and hidden costs. The figures below use an illustrative Manchester property let at £1,250 a month over a five year term. Compare the two models side by side, then see the full working in our guaranteed rent vs letting agent guide and what an empty property really costs in our void period cost breakdown.
| Investment Variable | High-Street Management | Beacon Living Group £0 fees |
|---|---|---|
| Management fees | ✕12% of rent collected (£9,000) | ✓£0.00, none ever |
| Void periods | ✕2 to 5 months lost (£2,500 to £6,250) | ✓£0, rent paid even when empty |
| Minor maintenance | ✕Landlord expense | ✓Covered by Beacon |
| Utilities, council tax & Wi-Fi | ✕Landlord / tenant pays | ✓All covered by Beacon |
| Professional cleaning | ✕Tenant responsibility | ✓Weekly · hotel-grade |
| Tenant damage risk | ✕High, deposit only | ✓ID-verified guests + £200 deposit (£500 on a debit card) + inspections |
| Renters’ Rights Act exposure | ✕Full AST regime | ✓Outside AST as a corporate let |
| Condition at hand-back | ✕As-is, no guarantee | ✓Same or better in writing, fair wear and tear excepted |
| Your bottom line | £11,500 to £15,250 leakage | Fixed rent, £0 fees |
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Beacon Living Group publishes the maths rather than asserting it, so here is the leakage calculation with every figure adjustable.
Worked example, illustrative: a Manchester property let at £1,250 a month, managed on a typical 12% fee, with three months empty across a five year term.
| Over a five year term (illustrative) | High-street management | Beacon Living Group |
|---|---|---|
| Agent fees at 12% | £9,000 | £0 |
| Rent lost to 3 months of voids | £3,750 | £0 |
| Total leakage | £12,750 | £0 |
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The Beacon Guarantee is the set of commitments written into every Beacon Living Group lease, not a marketing line. You become a passive investor again while Beacon absorbs the costs that traditional management quietly passes back to you.
Each commitment carries a consequence. If two months’ rent go unpaid without a valid and accepted reason, you can end the agreement and take your property back. The rent owed to you remains owed. The property must also be returned in the same or better condition, fair wear and tear excepted, with that requirement in the contract rather than in a brochure.
Beacon Living Group runs two landlord services. Guaranteed rent suits owners who want a number they can plan around. Serviced accommodation management suits owners who would rather keep the booking income and pay someone to run the property properly.
Beacon takes your property on a 3- to 5-year corporate agreement and pays a fixed rent on the same date every month, occupied or not. Beacon covers the bills, the cleaning and the day-to-day running. Management fees are £0. Everything above on this page describes this route.
Choose this if you want certainty, a hands-off asset and the same figure landing every month regardless of how the property performs.
You keep the booking income and Beacon runs the property as serviced accommodation for a management fee. You carry the running costs and the month-to-month variation, so you also keep the upside when demand is strong. Fees depend on the property and the service level, so we quote them property by property rather than publishing a headline percentage.
Choose this if you want to stay exposed to the income rather than swap it for certainty. Read how our serviced accommodation management service works.
Management is Beacon’s newer service line and we say so plainly. Briar House in Wythenshawe runs on the management route, so you can inspect how Beacon operates a real Manchester property before deciding which route suits you.
A full property and yield analysis to confirm the fit and the numbers. Read how the strategic assessment works.
We confirm the rent figure and the terms in writing. Take them to your own solicitor before you sign anything.
Beacon furnishes and prepares the property to hotel-grade standard at its own cost.
Your guaranteed rent begins. Beacon handles the guests, the bills, the cleaning and the upkeep.
Beacon says no to properties where the numbers do not work. After a short strategic assessment we confirm whether your property qualifies and the exact guaranteed rent we can offer.
We take properties where corporate guests, contractors and visiting families already need somewhere to stay. Location drives the rent we can commit to.
Every property must be clean, safe and well presented. The exact standard is set by the clientele and location we position it for, from contractor crews to corporate stays. Single units, portfolios and larger 4- and 5-bedroom houses, including former HMOs, are all considered.
We work with owners who would rather hold the asset than run it. You want the guests, the bills and the paperwork handled properly by someone who answers the phone.
Every property is assessed before Beacon makes an offer. We would rather turn a property down than agree a rent we cannot keep paying.
Send a few quick details and book a 15-minute call or viewing. No obligation.
We assess the property and come back with a guaranteed monthly rent and draft terms.
We sign and take over the bills and the management. Your guaranteed rent begins.
Beacon Living Group operates Briar House, a four-bedroom serviced house in Wythenshawe (M22). Briar House runs on the management route rather than on a guaranteed-rent lease. It is proof that Beacon can run a Manchester property end to end, not proof of the lease itself. The owner is paid on time every month while Beacon handles the guests, the bills and the upkeep.
You can inspect the house for yourself. It is listed on Airbnb and Booking.com with photographs, reviews and live pricing. Ask us and we will show you round in person or walk you through how it runs.
Beacon is founder-run by Omid Behzadnia. When you call or WhatsApp you deal with Omid and the Manchester team directly, not a lettings desk. Beacon Living Group Ltd is a young company and we say so plainly. It is registered in England and Wales under company no. 17076795. Judge it on the contract terms above rather than on claimed years of history.
Antony handed Beacon the keys to his Wythenshawe property. Here is what he makes of it, in his own words.
Beacon has paid me on time every single month and I’ve never had to chase a thing.
Speak to Antony before you decide. Ask us and we will arrange a call, so you hear how Beacon runs a property from the owner rather than from us. Request a reference call →
Beacon Living Group operates on a corporate commercial lease with a registered company and a named founder, not a sub-let handshake. Every guest pays a refundable security deposit of £200 on a credit card, or £500 on a debit or prepaid card held against damage, properties are routinely inspected and you get a written condition guarantee. You deal with a named local team and are welcome to references and to view live properties.
Read our full due-diligence guide: is guaranteed rent safe? Before you sign with anyone, us included, read the questions to ask a guaranteed rent company and compare Manchester’s guaranteed rent companies for yourself.
If two months’ rent go unpaid without a valid and accepted reason, you can end the agreement and take your property back. The rent owed to you remains owed. Every deal is underwritten so the rent sits comfortably within what the property earns, which is why we turn down deals that do not fit. You are never trapped.
We check consent-to-let, leasehold restrictions, freeholder permissions and Article 4 before anything is signed. If a property cannot be used this way we tell you straight away. Better to find out now than later.
Yes. Because Beacon takes the property on a corporate commercial agreement rather than an Assured Shorthold Tenancy, you sit outside the AST regime entirely. See our plain-English guides to the Renters’ Rights Act for Manchester landlords and how a corporate let differs from an AST. This is general information rather than legal advice, so check your own position with a solicitor before you sign.
The contract requires the property to be returned in the same or better condition, fair wear and tear excepted, in writing. Every guest pays a refundable security deposit of £200 on a credit card, or £500 on a debit or prepaid card before arrival, held against damage or a breach of house rules. Guests are ID-checked and stays are inspected. Guest cancellation is free, which changes nothing for you because your rent is fixed either way.
It is based on your property’s size, area and condition, plus the revenue it can realistically generate as serviced accommodation. After a short strategic assessment we confirm whether your property qualifies and the exact guaranteed rent we can offer. There is no automated quote. Every figure is underwritten properly, which is how we can guarantee it. Read what happens during the strategic assessment.
Usually about a week from strategic assessment to your first guaranteed rent payment. After your strategic assessment we confirm an offer, normally within 48 hours. We then sign a clear corporate lease, prepare the property and begin paying your guaranteed rent, typically within seven days.
Beacon Living Group takes apartments and houses across Greater Manchester, from single units to full portfolios, including larger 4- and 5-bedroom houses and former HMOs. The property must be clean, safe and well presented. We handle the furnishing and hotel-grade setup to the standard the location and clientele require, so you do not need to furnish it yourself.
You receive the same fixed rent by bank transfer on the same date every month for the full term of the agreement, whether the property is occupied or empty.
Beacon Living Group partners with landlords across Greater Manchester, including Wythenshawe and South Manchester, M40 and North Manchester, M9 and Harpurhey, Salford and Salford Quays, Old Trafford and Trafford, Stockport and Tameside, plus the city centre and surrounding postcodes.
Your property always remains yours. If two months’ rent go unpaid without a valid and accepted reason, you can end the agreement and take the property back. The rent owed to you remains owed. That is the honest answer every operator should give. We have written up exactly what happens if a guaranteed rent company goes bust so you can check the protections for yourself.
The Beacon Guarantee is the set of written commitments in every Beacon lease: fixed rent on the same date every month, £0 management fees, bills covered and hand-back in the same or better condition, fair wear and tear excepted. If two months’ rent go unpaid without a valid and accepted reason, you can end the agreement and take your property back. The rent owed to you remains owed. The guarantee has a consequence rather than being a slogan.
Yes. Beacon Living Group runs serviced accommodation management alongside guaranteed rent. You keep the booking income and Beacon runs the property for a management fee. You carry the running costs and the month-to-month variation, so you also keep the upside when demand is strong. Fees depend on the property and the service level, so we quote them property by property. Read how our serviced accommodation management service works.
No invented numbers. Just the safeguards that are written into every Beacon agreement.
A corporate commercial lease that sits outside the AST regime, plus a written guarantee your property is returned in the same or better condition, fair wear and tear excepted.
A named Manchester team you can call, message on WhatsApp and meet. References and live properties are available on request. No anonymous middlemen.
Your guaranteed-rent figure is free and yours to keep with no obligation. If two months’ rent go unpaid without a valid and accepted reason, you can end the agreement and take your property back.
Answer a few quick questions about your property. It takes under a minute. We will come back normally within 48 hours with the exact guaranteed monthly rent we can offer.
Would you rather be quoted for management than for a fixed rent? Say so and we will price that instead. WhatsApp us or call 07544 843569.
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 and pays a fixed monthly rent with no fees. It also manages properties for owners who prefer to keep the booking income. Beacon Living Group Ltd is registered in England and Wales, company no. 17076795.
Find out what Beacon Living Group would pay you for it. The figure is free, it is yours to keep and there is no obligation to take it.
