We have had thousands of conversations with Manchester landlords. The same questions come up every time. This page answers all of them honestly, covering what guaranteed rent is, how it protects you under the Renters Rights Act, whether it is safe, what it pays, and how to get started with Beacon Living Group.
Guaranteed rent is a commercial arrangement in which a company such as Beacon Living Group takes a corporate lease on your property and pays you a fixed monthly rent for the full duration of that lease, whether or not the property is occupied. The arrangement is also known as rent-to-serviced-accommodation (R2SA) or rent-to-rent.
The lease runs for 3 to 5 years. During that period, Beacon manages the property, typically running it as serviced accommodation for short stays by contractors, business travellers, healthcare workers and relocating families. As the landlord, you receive your rent on the same date every month, with no management demands, no void periods and no fees.
This is a fundamentally different model from using a letting agent. A letting agent finds you a tenant, takes a monthly percentage and leaves the management risk with you. Beacon takes the property on a corporate basis, removing both the management burden and the income risk entirely.
Beacon Living Group pays you a fixed monthly rent under a 3 to 5 year corporate lease, whether or not the property is occupied or generating income. You receive payment on the same date every month with no management responsibilities.
R2SA is a strategy in which a company takes a corporate lease on a residential property and operates it as short-stay serviced accommodation for guests. You as the landlord receive guaranteed monthly rent. Beacon manages all bookings, cleaning, guest relations and maintenance.
A letting agent works on your behalf to find tenants and manages the ongoing tenancy, charging 8 to 15 percent monthly. Crucially, the income risk stays with you: if the tenant does not pay, neither do you. With guaranteed rent, Beacon pays you directly under a corporate lease regardless of occupancy, with zero fees and no void risk.
The amount depends on your property's size, location and condition. Properties across North Manchester (M40), Salford, city centre and Old Trafford typically receive offers at or above the open market rent. Request a free assessment and Beacon will confirm a figure within 48 hours, with no obligation.
Standard contracts run for 3 to 5 years, with clear renewal and exit provisions set out in writing before you sign anything. The rent is fixed for the term, giving you certainty to plan your finances well ahead.
Yes, the terms are used interchangeably. Rent-to-rent, R2SA, guaranteed rent and corporate lease all describe the same underlying structure: a company (Beacon Living Group) leases your property, pays you fixed rent, and manages the property commercially.
The Renters Rights Act came into force in 2025 and made significant changes to assured shorthold tenancies. Section 21 (no-fault eviction) is abolished. Fixed-term ASTs are replaced with periodic tenancies from the start. Rent increases are limited to once per year and subject to challenge through the First-Tier Tribunal.
These changes make the risk of a residential AST considerably higher than it used to be. If a tenant stops paying rent or refuses to leave, the legal process to regain possession is lengthy and costly.
Guaranteed rent with Beacon Living Group sidesteps this entirely. The arrangement is a commercial corporate lease, not an AST. The Renters Rights Act does not apply to your agreement with Beacon. You are not a residential landlord under the Act when you lease to Beacon; you are a commercial lessor.
No. Guaranteed rent operates under a corporate commercial lease, not an Assured Shorthold Tenancy. The Renters Rights Act only applies to ASTs, so you are fully outside its scope when you work with Beacon Living Group. Your income is protected by contract for the full lease term.
It significantly increases risk. Section 21 no-fault eviction is gone. Fixed terms are replaced with periodic tenancies. Rent increases face tribunal challenge. For landlords on traditional ASTs in Manchester, regaining possession now takes longer and costs more. Many are switching to guaranteed rent as a direct response.
Many Manchester landlords choose guaranteed rent precisely because of the Act. It removes the AST entirely, guarantees income for 3 to 5 years, and keeps you completely outside the new legislative framework. Beacon handles all management and you deal only with Beacon, not individual tenants.
Because your agreement with Beacon is a commercial lease rather than an AST, further changes to residential tenancy law do not affect it. Your income is fixed by contract and legally protected for the full term regardless of future legislation.
The concept does not apply. You are not dealing with individual tenants at all. Beacon holds the property on a corporate lease and you deal only with Beacon. At the end of the lease, the property returns to you in the agreed condition and you decide what happens next.
This is the right question to ask. Guaranteed rent is safe when the operator is legitimate, the contract is thorough and the protections are in writing. Beacon Living Group operates with all three.
The core protections are: a written corporate lease with clear payment terms and exit provisions; a contractual property-return guarantee in the same or better condition; booking deposits held on every guest stay; and routine inspections throughout the lease period.
The question landlords often ask is: "What if Beacon stops paying?" A written contract gives you the legal right to terminate and recover the property if Beacon fails to meet its obligations. Before signing with any operator, verify their registered UK company number, check their insurance, ask for references from current landlords, and confirm the contract is signed by a named director.
Yes, when done properly. Beacon Living Group backs every arrangement with a written corporate lease, a contractual property-return guarantee in the same or better condition, routine inspections, and booking deposits on every guest stay. You deal directly with the company director throughout the contract.
Yes. Rent-to-rent is entirely legal in the UK. Beacon Living Group holds a corporate lease on your property and licences short stays to guests. Legal requirements include written landlord consent, appropriate landlord and public liability insurance, council compliance for short-term use, and local licensing compliance. Beacon handles all of these on your behalf.
No. The model is economically sound. Serviced accommodation (short stays) generates significantly more revenue per night than a long-term let, giving Beacon margin to pay you a competitive fixed rent while covering all operating costs. The risk of voids and management transfers to Beacon. It is a different revenue model, not a promise that defies economics.
Your written contract gives you legal grounds to terminate and recover the property if Beacon fails to pay. Beacon Living Group is a registered UK company based in Manchester, with a named director who signs every contract personally. Before signing with any guaranteed rent operator, verify their company registration number and ask for current landlord references.
Beacon carries out routine inspections, arranges professional cleaning after every guest stay, maintains the furnishings and fittings, and returns the property in the same or better condition at the end of the lease. Guest booking deposits cover any damage beyond fair wear and tear, and the contractual guarantee provides a further backstop.
Article 4 directions in some Manchester areas restrict changes of use. Beacon checks the planning position for each property as part of the initial assessment. Most standard self-contained residential properties in Manchester are not affected by Article 4 restrictions on short-term lettings, and Beacon advises on any exceptions before any agreement is signed.
The most common question is whether guaranteed rent pays more or less than a traditional let. In many cases, particularly in North Manchester and Salford, it pays more in net terms once you account for letting agent fees, maintenance costs, void periods and the time you spend managing the tenancy.
A typical letting agent charges 8 to 15 percent management monthly, a tenant-find fee of one to two weeks' rent, and an inventory fee. Void periods average three to six weeks per year for many Manchester landlords. Guaranteed rent eliminates all of these, and Beacon also absorbs utilities, council tax, Wi-Fi and minor maintenance costs.
The fixed contract rent is agreed upfront and does not change for the term. You know exactly what you will receive each month for the next 3 to 5 years.
Often yes, in net terms. A letting agent charges 8 to 15 percent monthly plus one-off fees, and the income stops during voids. Guaranteed rent carries zero fees, zero void risk and Beacon covers bills on top. For many Manchester landlords, particularly in North Manchester, the annual net income is higher with guaranteed rent.
None. The rent Beacon agrees is the rent you receive. Beacon Living Group covers utilities, council tax, Wi-Fi, TV licence, insurance and minor maintenance as part of the arrangement. There are zero management fees and zero deductions from your monthly payment.
The rent is fixed for the full term of the contract unless both parties agree in writing to a review. This gives you complete certainty to plan your finances for 3 to 5 years ahead.
Self-managing on Airbnb can generate higher gross revenue in a good month, but brings platform fees of 14 to 20 percent, void risk, cleaning coordination, guest disputes and significant time investment. Guaranteed rent delivers a lower but certain and entirely passive income every month. Most Manchester landlords prefer the certainty, particularly given increased short-let regulation.
Beacon Living Group covers: North Manchester (M40, Newton Heath, Moston, Miles Platting, Failsworth, Blackley), Salford (including Salford Quays and Eccles), Manchester city centre and Ancoats, Old Trafford and Trafford, and East Manchester (Openshaw, Gorton, Levenshulme). North Manchester (M40) is a particular strength given high short-stay demand from North Manchester General Hospital, the Etihad Campus and major northern employers. See all areas we cover.
Most standard self-contained residential properties work well: 1 and 2 bedroom flats and houses in good repair, in accessible locations. The property must not have a lease clause or HMO licensing requirement that prevents subletting for serviced accommodation. Beacon assesses each property individually as part of the free assessment.
No. Beacon Living Group furnishes each property to a high serviced-accommodation standard at its own cost before it goes live. You do not need to invest in furniture, appliances or fittings before handing the property over.
Yes. Properties in M8 and M40 postcodes near North Manchester General Hospital are particularly well suited to guaranteed rent with Beacon Living Group because of consistent short-stay demand from NHS staff, medical professionals, visiting consultants and healthcare contractors. Beacon covers this area and places healthcare guests in North Manchester properties regularly.
Guaranteed rent can apply to HMOs, but the licensing and management structure differs. Beacon Living Group focuses primarily on self-contained 1 and 2 bedroom properties for serviced accommodation. If you have an HMO, request an assessment and Beacon will advise on the best route for your specific property.
North Manchester (M40) and Salford consistently deliver strong short-stay demand relative to property prices, making them high-yield areas for guaranteed rent. City centre and Ancoats command higher absolute rents but also higher property values. Newton Heath, Moston and Miles Platting offer some of the strongest yield-to-price ratios in Greater Manchester for serviced accommodation.
Call 07544 843569, WhatsApp or fill in the form on the Landlords page. We confirm within 48 hours whether your property qualifies and issue a guaranteed rent offer.
We walk you through the lease terms, rent figure, contract length and property-return guarantee. No obligation until you sign.
We furnish to a high serviced-accommodation standard at our own cost, arrange insurance and utilities, and handle all compliance checks.
In straightforward cases this can run in as little as a week from enquiry; most landlords should allow one to three weeks. See our full stage-by-stage timeline for what typically happens at each step. After that, your rent arrives every month without you needing to do anything.
Call 07544 843569, WhatsApp us or complete the short form on the Landlords page. We confirm whether your property qualifies and send a guaranteed rent offer within 48 hours, with no obligation to proceed.
From first enquiry to first rent payment typically takes around 7 days. Beacon carries out the assessment, issues the offer, completes the contract and arranges furnishing within that window.
At the end of the lease term, Beacon Living Group returns the property in the same or better condition, as guaranteed in the written contract. You then decide whether to renew with Beacon, seek a different arrangement, or return to traditional letting.
Yes. We are happy to put you in touch with an existing landlord who has been with us for more than one full lease cycle. Ask when you speak to us and we will arrange it.
Beacon Living Group is a Manchester-based guaranteed rent and serviced accommodation company. We offer Manchester landlords fixed monthly income under a 3 to 5 year corporate lease, with zero management fees, zero void periods and a written property-return guarantee. We operate across Greater Manchester, with a particular focus on North Manchester (M40), Salford, Manchester city centre and Old Trafford. Our guests are contractors, corporate travellers, NHS and healthcare staff, and relocating families. Landlords deal directly with us and never with individual guests.
Call or WhatsApp: 07544 843569 | Email: omid@beaconlivinggroup.com
Tell us about your Manchester property. We'll confirm your guaranteed rent figure within 48 hours. No obligation.
