Professional Standards and Local Knowledge

Our lettings team keeps up to date with current housing law, tenancy procedures and changes affecting the private rented sector in England. Staff training and ongoing professional development remain important because the legal position for landlords, agents and tenants has changed significantly from 1 May 2026. :contentReference[oaicite:1]{index=1}

Cooke & Co have been renting and managing property in Thanet since 1992. Over many years we have worked hard to build a reputation for being approachable, experienced and fair, while also making sure tenancies are handled properly and in line with current legal requirements.

Whether you are renting for the first time or have rented before, our aim is to make the process clearer, more straightforward and less stressful. Good customer service matters to tenants just as much as it matters to landlords.

Our Approach to Tenants

We believe tenants should be treated fairly, spoken to properly and given clear information. A good tenancy starts with realistic expectations, honest communication and paperwork that is easy to understand.

We also recognise that issues sometimes arise during a tenancy. When they do, we aim to deal with them in a practical and professional way, keeping proper records and helping where we reasonably can.

Our role is to look after the tenancy process carefully, support communication between the parties and make sure that what needs to be put in writing is put in writing.

Cooke & Co Make These Promises to Our Tenants

• We work to recognised professional standards and refer to current Propertymark membership rather than outdated historic schemes. :contentReference[oaicite:2]{index=2}
• We maintain Client Money Protection arrangements to help safeguard client funds.
• We offer a wide selection of rental properties across Margate, Ramsgate, Broadstairs and surrounding areas.
• We provide accompanied viewings wherever reasonably possible so tenants can ask questions and understand the property properly.
• Our terms are intended to be transparent, fair and easier to understand.
• We will not make unfair or unlawful demands of applicants or tenants.
• Our reservation and referencing process will be explained clearly before you are asked to commit.
• We will not knowingly reserve the same property for two different parties at the same time once the agreed commitments have been met.
• The holding process, including any permitted payment, will be explained in writing before you pay anything.
• We aim to put important matters in writing to reduce misunderstandings later.
• We work to explain tenant responsibilities throughout the tenancy in a clear and polite way.
• We keep records of reported repairs and complaints so there is a proper history of what has been raised.
• We use reputable and appropriately insured independent contractors where required.
• Where specialist contractors are needed, we use properly qualified professionals such as Gas Safe engineers and suitable electrical contractors.
• We continue training so staff remain current with changes in lettings law and practice.
• We aim to ensure properties are let in line with current legal requirements.
• Where we take a tenancy deposit, it will be protected in a government approved tenancy deposit protection scheme as required by law. :contentReference[oaicite:3]{index=3}
• Where a deposit is not held by us on an introduction only letting, we expect the landlord to deal with deposit protection correctly in accordance with the law.
• We use tenancy documentation that is intended to reflect current legal requirements and we explain paperwork openly and honestly.
• We do not collect rent at the door or use threatening behaviour.
• If arrears arise, we try to communicate early and sensibly so the issue does not become worse than it needs to be.
• We offer practical payment methods suitable for normal tenancy transactions, subject to our current terms and any applicable charges.
• We are open six days a week and have systems for reporting urgent repair issues, including an online repair reporting facility through our website.

Important Information for Tenants from 1 May 2026

The legal position for private renting in England changed from 1 May 2026. Most private tenancies now operate as assured periodic tenancies rather than the old assured shorthold tenancy model. New Section 21 no fault notices can no longer be used, and there are now clearer rules around rent increases, rent in advance, rental bidding and pet requests. :contentReference[oaicite:4]{index=4}

For new tenancies from 1 May 2026, tenants must be given certain written information about the tenancy. Many existing tenants with written tenancy agreements must also receive the government Information Sheet explaining the changes introduced by the Renters Rights Act. :contentReference[oaicite:5]{index=5}

Landlords and letting agents cannot invite or accept offers above the advertised rent, and they cannot ask for or accept rent before the tenancy agreement has been signed. Once signed, rent in advance is also more tightly controlled. :contentReference[oaicite:6]{index=6}

If a tenant wants to keep a pet, the request must now be made and considered under the updated legal framework. Tenants should still wait for written consent before bringing a pet into the property. :contentReference[oaicite:7]{index=7}

Fairness, Transparency and Proper Records

We believe a well run tenancy depends on proper records, honest communication and clear expectations from the outset. That is why we aim to explain the holding process, the tenancy paperwork, deposit handling, payment arrangements and maintenance reporting as clearly as possible.

We also believe tenants should know where they stand. That includes understanding what is expected of them, what they can expect from us, and how issues such as repairs, inspections and end of tenancy matters are usually handled.

Good administration helps everyone. It reduces confusion, provides an audit trail and makes it easier to deal with concerns fairly if they arise later.

Why Tenants Use Cooke & Co

Tenants often want the same things landlords want. Clear communication, sensible administration, fair treatment and a team that understands the local area. That is what we try to provide.

We know that moving home can be stressful. Our aim is to make the process more straightforward by offering realistic advice, a professional approach and a lettings team that takes pride in helping people find the right rented home in Thanet.