Terms & Conditions
Last updated: 20 May 2026
These Terms & Conditions explain the basis on which you may use this website and the information made available through it.
This website is owned and operated by Smuts & Taylor Ltd, a private limited company registered in England and Wales under company number 06538652.
Our registered office is:
Ground Floor Marlborough House
298 Regents Park Road
London
N3 2SZ
United Kingdom
Our trading office is:
5 St John’s Lane
London
EC1M 4BH
Telephone: +44 (0)207 549 1632
Email: enquiries@smutsandtaylor.com
In these Terms & Conditions, “Smuts & Taylor”, “we”, “us” and “our” mean Smuts & Taylor Ltd.
By using this website, you agree to these Terms & Conditions. If you do not agree to them, please do not use this website.
1. About Smuts & Taylor
Smuts & Taylor provides property consultancy, lettings, property management and related property services, including services for private landlords, tenants, buyers, sellers and property investors.
This website is intended for people seeking information about our services and about properties in England.
The information on this website is general information only. It should not be treated as legal, financial, tax, mortgage, investment, valuation, surveying, planning or insurance advice.
Any specific service we provide to a landlord, tenant, buyer, seller, investor or other client will be subject to separate written terms, instructions, agreements, notices, tenancy documents or other relevant documents.
2. England-only scope for lettings and property management content
Unless expressly stated otherwise, any website content relating to residential lettings, property management, tenancy deposits, tenancy documents, rent increases, possession, right to rent checks, tenant fees, holding deposits, pets, rental adverts, rental bidding, landlord duties or tenant rights applies to England only.
Different rules may apply in Scotland, Wales, Northern Ireland or outside the United Kingdom.
3. Professional memberships, redress and property schemes
Smuts & Taylor Ltd is a property business operating in England. We are members of, registered with, or use the following professional bodies and statutory/property schemes where relevant to our work:
– Property Redress Scheme – Membership No: PRS003577
– Client Money Protect – Membership No: CMP004917
– Deposit Protection Service – Agent/Landlord ID: 1446500
– Association of International Property Professionals – Membership No: 20382
Our current professional memberships, scheme details, logos and certificates, where applicable, are displayed on our Memberships page:
Our PRS, CMP and DPS logos are also displayed in the footer of this website and link to our Memberships page.
Our memberships, registrations and scheme details are provided for transparency. They do not replace any statutory notice, tenancy agreement, prescribed information, client money protection certificate, complaints procedure, tenancy deposit certificate, tenancy deposit prescribed information, tenancy deposit scheme terms and conditions, or other document that must be provided separately.
Copies of our current redress and client money protection certificates can also be requested from us free of charge.
Where relevant, we display our PRS and CMP logos and certificates on our website and/or at our office in accordance with applicable requirements.
Our AIPP membership relates to professional standards applicable to international property work where relevant. It should not be understood as replacing any statutory English lettings, estate agency, tenancy deposit, redress, client money protection, consumer protection or housing law requirement.
4. Client money protection
Where we hold client money in connection with lettings or property management work in England, we do so in accordance with applicable client money protection requirements.
We are members of Client Money Protect, Membership No: CMP004917.
Client money protection is different from tenancy deposit protection. Client money protection is designed to protect client money held by a letting or property management agent if the agent cannot repay that money.
Where required, client money is held in a designated client account with a bank or building society authorised by the Financial Conduct Authority.
Our Client Money Handling Procedure explains how we receive, hold, safeguard, account for, reconcile and return client money. It is available on our website and can be provided free of charge on request.
If there is any inconsistency between these Terms & Conditions and our Client Money Handling Procedure, the Client Money Handling Procedure will apply to the handling of client money.
5. Redress scheme and complaints
We are members of the Property Redress Scheme, Membership No: PRS003577.
If you are unhappy with our service, please contact us first so that we can try to resolve the matter through our internal complaints process.
Complaints should be sent to:
Smuts & Taylor Ltd
5 St John’s Lane
London
EC1M 4BH
Email: enquiries@smutsandtaylor.com
Please set out the nature of your complaint, the property or service it relates to, the people involved, the relevant dates, and the outcome you are seeking.
Our Complaints Procedure is available on our website and can be provided on request.
If your complaint falls within the jurisdiction of the Property Redress Scheme and we have not resolved it through our internal complaints process, you may be able to refer the complaint to the Property Redress Scheme, subject to its rules, eligibility criteria and time limits.
If your complaint relates to international property work covered by our AIPP membership, we will also draw your attention to the relevant AIPP Code of Conduct and dispute resolution procedure where applicable.
6. Tenant fees, landlord fees and published fee information
We publish information about our relevant landlord fees and tenant permitted payments separately on this website.
Our published fee information should be read together with these Terms & Conditions, any landlord terms of business, any tenancy documents, any holding deposit terms, and any property-specific information provided.
For lettings and property management work in England:
– we will only require tenants, prospective tenants, guarantors or anyone acting on their behalf to make payments where those payments are permitted by law;
– our landlord fees must be clearly described and published in accordance with applicable fee-display requirements;
– any tenant permitted payments must be clearly described and published in accordance with applicable law;
– where fees are stated, they should make clear whether they are payable per property, per tenancy, per person or otherwise;
– where VAT applies, fees should be stated inclusive of VAT unless the method of calculation is clearly explained; and
– scheme information for redress and client money protection must be displayed with our relevant fee information where required.
If there is any conflict between our website wording and the Tenant Fees Act 2019, the Consumer Rights Act 2015, the Renters’ Rights Act 2025, or any other applicable law, the law will prevail.
7. Website use
You may use this website for lawful personal or business purposes connected with reviewing our services, viewing properties, making enquiries, or contacting us.
You must not use this website:
– in any way that is unlawful, fraudulent or harmful;
– to transmit malicious software, viruses or harmful code;
– to interfere with the operation, security or availability of the website;
– to copy, scrape, harvest or extract website content for commercial use without our written permission;
– to misrepresent your identity or authority;
– to submit false, misleading or incomplete information; or
– in any way that infringes our rights or the rights of any third party.
We may restrict or block access to the website where we reasonably believe there has been misuse, attempted misuse, or a security risk.
8. Website content
We take reasonable care to keep the information on this website accurate and up to date. However, property information, market information, availability, pricing, rents, charges, fees, regulations and guidance may change.
Website content is provided for general information only. It should not be relied on as the sole basis for making a decision to rent, let, buy, sell, invest in, manage or finance a property.
You should take your own advice where appropriate, including legal, tax, financial, mortgage, building survey, valuation, planning, leasehold, licensing and insurance advice.
We may update, remove or amend website content at any time without notice.
9. Property particulars and property information
Any property particulars, descriptions, photographs, floorplans, videos, virtual tours, measurements, areas, distances, maps, rental figures, service charge information, ground rent information, council tax information, lease information, licensing information, planning information, EPC information or other property details are provided in good faith for general guidance.
They do not form part of an offer, contract, tenancy agreement or warranty unless expressly incorporated into a separate written agreement.
You must not rely on property particulars as statements of fact without checking them. Prospective tenants, buyers, landlords and investors should satisfy themselves as to the accuracy of all relevant information before entering into any agreement.
Measurements and floor areas are approximate. Photographs, videos and floorplans may show only certain parts of a property and may have been taken at an earlier date. Furniture, fittings and contents shown may not be included unless expressly stated in the relevant written agreement.
We do not guarantee that a property will remain available, that a landlord or seller will accept an offer, or that any tenancy, purchase or other transaction will proceed.
10. Rental adverts and rental bidding
Where we advertise a residential property to rent in England, we will publish a specific asking rent.
We will not ask for, encourage or accept an offer above the advertised rent where the rental bidding rules apply.
If a property advert states a rent, prospective tenants should not offer more than the advertised rent. If an applicant does offer more than the advertised rent, we may have to disregard or reject that offer to comply with the law.
Any offer to rent a property is subject to contract, satisfactory pre-tenancy checks, landlord approval, right to rent checks, references where applicable, receipt of any permitted holding deposit, and completion of the required tenancy documentation.
11. Holding deposits
A holding deposit may be requested to reserve a property while pre-tenancy checks are carried out.
Any holding deposit will be subject to the Tenant Fees Act 2019 and any written holding deposit terms provided at the time.
A holding deposit must not exceed the statutory maximum.
We will not knowingly accept more than one holding deposit for the same property at the same time unless legally permitted.
A holding deposit will be refunded or retained only in accordance with the law and the written holding deposit terms provided.
12. Tenancy deposits
Where a tenancy deposit is required, it will be limited to the statutory maximum and protected in a government-authorised tenancy deposit protection scheme where required.
We may use the Deposit Protection Service, Agent/Landlord ID: 1446500, where relevant.
Tenancy deposit protection is separate from client money protection.
Where a tenancy deposit must be protected, the tenant must be given the required tenancy deposit prescribed information within the statutory time limit.
These Terms & Conditions do not replace:
– the tenancy agreement;
– the tenancy deposit certificate;
– the deposit prescribed information;
– the relevant tenancy deposit scheme terms and conditions;
– any inventory, check-in report or schedule of condition; or
– any other tenancy-specific deposit document.
Deductions from a tenancy deposit must be dealt with in accordance with the tenancy agreement, the relevant deposit scheme rules and applicable law.
13. Rent and rent in advance
We will not ask for, encourage or accept payment of rent before the tenancy agreement has been signed where this is prohibited by law.
After the tenancy agreement has been signed and before the tenancy starts, rent in advance may be requested only to the extent permitted by law.
Once the tenancy has started, rent is payable in accordance with the tenancy agreement and applicable law.
No wording on this website should be read as requiring a tenant, prospective tenant, guarantor or person acting on their behalf to make a prohibited payment.
14. Tenant permitted payments
We will not require tenants, prospective tenants, guarantors or anyone acting on their behalf to make any payment unless the payment is permitted by law.
Permitted payments may include, where applicable:
– rent;
– a refundable tenancy deposit;
– a refundable holding deposit;
– permitted payments for utilities, communication services, TV licence or council tax where lawfully required;
– permitted default payments, such as replacement keys or late rent interest, where lawful;
– permitted payments for a tenant-requested variation, assignment or novation;
– permitted payments where a tenant requests early termination; and
– any other payment expressly permitted by law.
Details of permitted tenant payments are set out separately in our Tenant Permitted Payments / Tenant Fees information.
If there is any conflict between these Terms & Conditions and the Tenant Fees Act 2019 or other applicable law, the law will prevail.
15. Landlord fees and services
Our fees for landlords are set out separately in our landlord fee information, terms of business, management agreement, or other written agreement provided to the landlord.
Landlord fees should be read carefully before instructing us.
Where fees are stated to include VAT, VAT is included at the applicable rate. Where fees are stated to be plus VAT, VAT will be added at the applicable rate.
No landlord should rely only on general website content when deciding whether to instruct us. The specific services we will provide, our fees, our authority to act, our commission, management charges, renewal charges, withdrawal charges, sale charges, contractor charges, mark-ups, minimum fees and any additional charges will be set out in the relevant written terms or instructions.
16. Tenancy agreements and written information
For assured tenancies in England, tenancy documents and written information must comply with current legal requirements.
Where we are instructed to prepare or arrange tenancy documentation, we will use reasonable care to ensure the relevant tenancy documents, prescribed information, written information, notices and supporting documents are provided in accordance with the law and the landlord’s instructions.
From 1 May 2026, assured tenancies in England are generally assured periodic tenancies, unless an exception applies.
Any tenancy agreement, tenancy variation, rent increase, possession step, pet request, deposit process or tenant communication must be handled in accordance with the law in force at the time.
Website information does not replace the need for a properly prepared tenancy agreement, statutory notice, prescribed information, Renters’ Rights Act Information Sheet, tenancy deposit documents, safety certificate, licence, or other required document.
17. Renters’ Rights Act Information Sheet and written tenancy information
Where required by law, tenants must be provided with the Renters’ Rights Act Information Sheet or written information about the key terms of their tenancy.
These Terms & Conditions do not replace the Renters’ Rights Act Information Sheet or any tenancy-specific written information that must be given to a tenant.
Where we act for a landlord and are instructed to serve or provide required tenancy information, we will do so in accordance with the landlord’s instructions and applicable law.
18. Right to rent checks
Before a tenancy is granted, right to rent checks must be carried out on prospective adult occupiers where required by law.
Applicants must provide the information and documents reasonably required for those checks.
Checks must be carried out fairly, consistently and without unlawful discrimination.
A tenancy may not proceed if a required right to rent check is not completed, if an applicant does not have the right to rent, or if there is another lawful reason why the landlord cannot proceed.
19. Equality, fairness and non-discrimination
We aim to treat landlords, tenants, applicants, buyers, sellers and other customers fairly and professionally.
We will not knowingly publish or follow requirements that unlawfully discriminate against any person because of a protected characteristic, receipt of benefits, or having children, where such discrimination is prohibited by law.
Applicants may be asked to provide information relevant to affordability, identity, right to rent, references, household composition, proposed occupiers, pets, guarantors, or other legitimate tenancy criteria.
Any information provided by an applicant must be accurate and complete.
20. Referencing and applications
Submitting an enquiry, viewing request, application or offer does not guarantee that a property will be reserved or that a tenancy will be granted.
A tenancy will not be binding unless and until all required steps have been completed. These may include landlord approval, satisfactory checks, receipt of permitted payments, completion of right to rent checks, signature or agreement of tenancy documents, and satisfaction of any lawful pre-tenancy requirements.
We and the landlord may decline an application where there is a lawful reason to do so, including failed referencing, incomplete information, false or misleading information, unsatisfactory right to rent checks, withdrawal by the landlord, or where the property is no longer available.
21. Rent increases and tenancy changes
Any rent increase for an assured periodic tenancy in England must follow the correct legal process.
Where required, this may include use of the statutory notice procedure and the correct notice period.
A rent increase may be challenged by a tenant where the law allows.
Any change to a tenancy must be agreed in accordance with the tenancy agreement and applicable law.
A fee for a tenant-requested change will only be charged where permitted by law.
22. Pets
Where a tenant asks to keep a pet, any request must be considered in accordance with the law and the tenancy agreement.
A tenant should make a pet request in writing and provide reasonable information about the pet.
A landlord must not refuse a request without a valid reason where the statutory rules apply.
Where the property is leasehold, superior landlord, freeholder, head lease, building management, insurance, licensing or mortgage restrictions may also need to be considered.
23. Repairs, maintenance and emergencies
If you are an existing tenant in a property managed by us, you should report repairs through the repair reporting process notified to you.
Emergency procedures may differ from routine maintenance procedures. Out-of-hours emergency contact details, where applicable, are provided separately.
This website may include general repair or emergency information, but tenants should always follow the specific reporting instructions given for their property.
24. No legal, financial, tax or investment advice
Nothing on this website is legal, financial, tax, mortgage, insurance, surveying, planning or investment advice.
Any market commentary, investment commentary, estimated rental value, yield indication, capital growth estimate, affordability comment, mortgage comment or tax-related comment is general information only.
You should obtain professional advice from a suitably qualified adviser before making a legal, financial, tax, mortgage, investment or property decision.
25. Third-party links
This website may include links to third-party websites, including property portals, government websites, professional bodies, contractors, software providers, payment providers, social media platforms or other external resources.
We are not responsible for the content, accuracy, availability, security, privacy practices or terms of any third-party website.
A link to a third-party website does not mean that we endorse that website or accept responsibility for it.
26. Intellectual property
Unless otherwise stated, all content on this website belongs to Smuts & Taylor or is licensed to us. This includes text, photographs, property descriptions, logos, branding, graphics, layout, design, videos, virtual tours, floorplans, documents and other materials.
You may view and print website content for your own personal use or internal business consideration.
You must not copy, reproduce, modify, distribute, publish, upload, transmit, scrape, store, exploit, frame or use any website content for commercial purposes without our prior written permission.
27. Website availability and security
We aim to keep the website available and secure, but we do not guarantee that it will always be available, uninterrupted, error-free or free from viruses or other harmful material.
We may suspend, withdraw or restrict all or part of the website for business, operational, legal, technical or security reasons.
You are responsible for ensuring that your own devices, software and systems are protected when using the internet.
28. Liability
Nothing in these Terms & Conditions excludes or limits liability where it would be unlawful to do so. This includes liability for death or personal injury caused by negligence, fraud, fraudulent misrepresentation, breach of statutory rights where liability cannot lawfully be excluded, or any other liability that cannot lawfully be excluded.
Subject to that, we are not liable for any loss or damage arising from:
– reliance on general website content;
– errors, omissions or out-of-date information on the website;
– property information supplied by third parties;
– website interruption, unavailability or technical issues;
– viruses or harmful material transmitted through the website;
– use of third-party websites linked from this website; or
– business losses, loss of profit, loss of opportunity, loss of data, loss of goodwill or indirect or consequential loss.
This does not affect your statutory rights.
29. Privacy and cookies
Our use of personal information is explained in our Privacy Policy.
Our website may use cookies and similar technologies. Further details are set out in our cookie information or Privacy Policy.
By using this website or submitting information through it, you should read the Privacy Policy carefully.
30. Communications
If you contact us through this website, by email, telephone, form, portal or social media, you must ensure that the information you provide is accurate and not misleading.
We may contact you using the details you provide, subject to our Privacy Policy and applicable law.
Email and online communications are not guaranteed to be secure or error-free. You should not send sensitive information unless it is necessary and you are comfortable using that method of communication.
31. Changes to these Terms & Conditions
We may update these Terms & Conditions from time to time.
The latest version will be published on this website.
By continuing to use the website after changes are published, you agree to the updated Terms & Conditions.
32. Severance
If any part of these Terms & Conditions is found to be invalid, unlawful or unenforceable, the remaining parts will continue to apply.
33. Governing law and jurisdiction
These Terms & Conditions, and any dispute or claim arising out of or in connection with them or your use of this website, are governed by the law of England and Wales.
The courts of England and Wales will have exclusive jurisdiction, except where consumer law gives you the right to bring proceedings elsewhere.
