Landlords & letting agents
Portfolio accounts with priority response, direct tenant liaison, consolidated monthly invoicing and photographic job records. Built for Cambridge's rental and student market, and for agents managing stock across Hertfordshire.
Appliance failures in a rented property are never just an appliance problem. They are a tenant relations problem, a compliance problem and, if a machine floods a downstairs flat, an insurance problem. Appliance Kings works with landlords, letting agents and HMO operators across Cambridge and its surrounding villages, Huntingdon and its surrounding areas, and the whole of Hertfordshire, and we are set up for how the rental sector actually operates rather than treating you like a domestic caller who happens to own more kettles. Cambridge in particular runs on a rhythm that most trades ignore. Student lets and professional tenancies turn over in the same compressed few weeks, and in that window every landlord in the city is trying to get the same appliances checked, repaired or replaced. We plan for that period deliberately and encourage account customers to book their changeover work in advance, because an appliance sorted in a quiet week costs the same as one sorted in a panic and is far more likely to be available. HMOs bring their own pattern too, with communal washing machines and kitchens taking a level of use that domestic appliances were never designed for, and where a monthly descale in water at 280 to 320 mg/l genuinely changes how long a machine survives. Practically, we make it easy. With your authorisation we contact tenants directly, agree an appointment that suits them and attend without you needing to be there, then report back with the diagnosis, the price and a recommendation in a single message you can approve or decline. We invoice you rather than asking tenants for payment at the door, and invoices are itemised by property address so they drop straight into your accounts. Portfolio accounts get consolidated billing, a named contact and priority scheduling, with same-day attendance where a slot exists and next day as standard. Every repair carries the same 6-month parts and labour guarantee we give everyone else.
Pick your own slot in the diary — appliance, address and a time that suits you, in about a minute.
Book online (opens in a new tab)or
07849 033758Same-day slots when we have one. Call-out from £90, labour included.
from £90 call-out — that covers the visit, the diagnosis and the labour. Parts are the only extra, quoted for your approval before we fit anything. No hourly rates. 6 months guarantee on parts and labour.
Direct tenant liaison
With your authorisation we contact the tenant, arrange access and confirm the appointment ourselves. That removes the three-way phone tag that eats a landlord's evening, and it means the tenant deals with an engineer who can actually answer their questions. You get a single update with the diagnosis, the cost and our recommendation.
Invoicing that suits an accountant
We invoice the account holder rather than taking payment at the door, and every invoice is itemised by property address. Portfolio customers can have consolidated monthly billing instead of a stream of one-off receipts. Everything is issued by email with the appliance, the fault and the work carried out clearly described for your records.
Response times that protect the tenancy
Same-day call-outs are available and next day is our standard, which matters when a tenant is without a washing machine or a fridge full of food is at risk. Account customers are prioritised in the schedule. Quick attendance also limits the escalation from an inconvenience to a formal complaint or a repairs dispute.
Changeover and void period scheduling
Tell us your tenancy dates and we will plan appliance checks, servicing and repairs into the void rather than into the first week of a new tenancy. This is far easier on everyone than trying to book an engineer during the Cambridge changeover crush. A property that starts a tenancy with working, serviced appliances generates dramatically fewer calls in month one.
Written reports for your compliance file
Every visit generates a clear written record of what was found, what was done and what we recommend next. Landlords use these for their own maintenance records and, occasionally, as evidence in deposit discussions about appliance condition. It also gives you a genuine picture of which appliances in your portfolio are approaching the end of their life.
Repair, replace and install under one roof
Because we both repair and sell domestic appliances, a machine that is beyond economical repair does not leave you starting again with a different supplier. We can advise on a suitable replacement, supply it, install it and take the old one away for proper WEEE disposal. For a landlord that is one call rather than three.
Hard water expertise that saves you money
Across Cambridgeshire, Bedfordshire and Hertfordshire, water at roughly 280 to 320 mg/l destroys heating elements and clogs machines, and it is the single biggest cause of premature appliance failure we see. Our servicing is built around descaling and filter management for exactly that reason. Landlords with several properties usually notice the difference in call-out frequency within a year.
Honest advice on what is worth fixing
We will tell you plainly when a repair is not worth the money on a machine that owes you nothing. That honesty is not charity; a landlord who is told the truth calls back for the next fifteen years. You get the repair figure, an assessment of the machine's remaining life and a recommendation you can actually act on.
Do you work with letting agents as well as private landlords?
Yes, we work with letting agents, private landlords and HMO operators throughout our coverage area. Agents typically use us on a portfolio account with consolidated invoicing and a named contact for approvals. We can work to your agreed authorisation limits so minor repairs proceed without a separate sign-off each time.
Can you attend when neither I nor my agent is present?
Yes, provided a responsible adult over 18 is at the property to give access. We will arrange the appointment with the tenant directly and report back to you afterwards. We do not use key safes or attend empty properties unaccompanied, because someone needs to confirm the fault and authorise the work.
How do you handle authorisation for the cost of repairs?
We diagnose, then send you the price and recommendation before any work is carried out. Many landlords set a standing authorisation limit, for example allowing us to proceed with anything under a set figure without waiting for a reply. That keeps small jobs moving while you retain control of anything significant.
Do you offer discounted rates for multiple properties?
Yes. A portfolio account gets you consolidated invoicing, priority response and tenant liaison across every address. On top of that, the maintenance plan is £19.99 a month per property, with 10% off the first two additional plans and individual pricing from three properties up. The plan cuts the call-out to £50 on anything found at the annual inspection, takes 20% off other call-outs and 10% off parts. Tell us how many addresses you manage and we will put a figure together.
Can you help with student let changeovers in Cambridge?
Yes, and we strongly recommend booking that work in advance because the entire market moves within the same few weeks. Give us your changeover dates and we will schedule appliance checks, descaling and any repairs into the void period. Doing it early is significantly more reliable than competing for slots during the rush.
Are your repairs at rental properties guaranteed?
Yes, every repair carries our 6-month guarantee on parts and labour regardless of whether the property is owner-occupied or rented. If the same fault recurs within six months we return at no charge. The guarantee follows the repair, so it still applies if the tenant changes in the meantime.
What if the damage was caused by the tenant?
We will document what we find and report it to you factually, without taking sides. Overloading, foreign objects in a pump, blocked filters and forced doors leave recognisable evidence, and our written report describes it plainly. What you do with that information in a deposit discussion is entirely your decision.
Do you handle appliances in HMOs and communal kitchens?
Yes, provided they are domestic machines, which most HMO appliances are. We do not work on commercial or coin-operated laundry equipment, so if a property has an industrial-style machine installed we will tell you honestly that it is outside our remit. Domestic appliances in communal settings wear far faster, so we usually recommend a shorter service interval for them.
Managing more than one property?
Tell us how many and we'll put together an account.