For properties in the South East of England only
Keep control of your property.
Guests book, stay and leave. No tenancy, no courts. Every stay is structured correctly as a guest booking.
3,500+ guests hosted. Five reviews on 
, every one five stars. 
Keep control of your property.
The numbers, the risks, who this is not for. 7 minutes.
15 to 20 minutes with Emerson. No obligation.
No lock-in, one month's notice. Two written guarantees.
In landlords' own words
Feel like you've lost control of your own portfolio?
You don't have a tenant problem. You have a tenancy problem.
Section 21 went on 1 May 2026. Every tenancy is periodic now, and possession runs through the courts. Sign a tenancy and it decides what happens in your property, not you.
This is how landlords put it, in their own words.
“Is anyone else feeling like they've lost total control of their portfolio?”
“The asymmetric risk when you get a bad tenant.”
“I'm constantly firefighting.”
“Reading about court backlogs and bailiff delays in the news now is really causing me significant stress.”
None of that is about your tenants. It is the model around the property that changed.
Don't fight the rules. Change the rental model.
A holiday let sits outside the tenancy rules.
Listed on 35+ booking channels, including:
Trustpilot
TrustpilotFive reviews on Trustpilot, every one five stars. Here they are, word for word.
Saqib Malik, 4-bed: A smooth switch, booking up 4 months straight.
We have a 4 bed property and Emerson helped us switch it from a long-term let to a Holiday Let. We'd been anxious about the new no-fault eviction laws and weren't sure what to do, but the whole transition was smooth. The property is already booking up 4 months straight. Really happy we made the move.
ADI Ltd, 10-bed: The asset in the safest of hands.
Where do I start, Emerson is the best at what he does and not only does he provide honest feedback he delivers on his promises.
He provides a bespoke and tailored experience from the get go making your experience feel unique and really takes on the management role from an owners perspective rather than a third party. Making you feel like the asset is in the safest of hands.
You feel like he never sleeps as he is always on hand with any queries/ support needed along with making analytical recommendations which sets him apart from all competition.
I cannot recommend ETRE enough to anyone else considering, from my experience you will not regret it.
Saima Iqbal, 9 properties including an HMO: Council compliance, and every cost visible.
Emerson has been managing 9 properties including an HMO property with complete compliance of the Reading Borough Council rules and regulations and liasing with them perfectly. He does all the maintenance work in the most economical ways and is fully transparent with all costs.
Emerson is thorough in his dealings with all properties and the best bit is manages to get the best rental prices.
Azim Malik, 5-bed: Long let to holiday let, booking months ahead.
We have 5 bed property. Emerson helped us transition from a long term to a short term rental. We were anxious about the new laws on no fault evictions. The property is booking till July august already.
Jessica Way, 1-bed, Reading: A higher return than the buy-to-let option.
1000% recommended!
We have a 1 bedroom flat Reading city Centre at high standard and we wanted to maintain it running it as a service accommodation, and it's running as a Airbnb for 7 months now, Emerson has been really helpful, knowledgeable for our property making a higher return than our alternative option (buy to let), maintaining the high standard condition of our property.
Super happy with service 🎉
Swipe or use the arrows to read them all
Read them on Trustpilot under ERTE Properties.
Switch 01, Azim, 5-bed house
Will it actually book? Look at Azim's calendar.
Will it actually book? This is Azim's five-bed. We did not answer that with an opinion. Look at the calendar: every green bar is a confirmed booking.
We furnish for the guests the area gets and price by season:
- contractors in the week
- families and weddings at the weekend
- contractor teams for months over winter
Azim, booked solid through August
Tap a room, then drag the divider.
"We have 5 bed property. Emerson helped us transition from a long term to a short term rental. We were anxious about the new laws on no fault evictions. The property is booking till July august already."
Every green bar is a confirmed booking.
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Our answer: the Portfolio Holiday Let Switch
One empty rental becomes a managed holiday let in 30 days.
That's why we created the Portfolio Holiday Let Switch: guests book, stay and leave. No tenancy, no courts, and you keep control of your property. Every stay is structured correctly as a guest booking.
You keep control.
You own it, you decide, and you see every booking, clean and invoice in your two apps.
Condition, filmed after every stay.
Vetted guests, nobody under 24, a deposit on every stay, and our cleaners film the house after every guest.
Compliance is handled.
Gas certificate, EICR, fire risk assessment and PAT held, renewed and visible in your property app.
We deal with the guests, not you.
Messages, check-in and anything that goes wrong are ours, day and night, with a reply in under 30 minutes as standard.
“making a higher return than our alternative option (buy to let), and maintaining the high standard condition of our property.”
Jessica Way, 1-bed, Reading, Trustpilot, 10 February 2026
Three steps, 30 days
From empty rental to live holiday let in three steps.
Run the numbers.
Your Holiday Let Report, free, within 72 hours:
- What comparable holiday lets near you took over the last 12 months, bad months included
- A mortgage-terms check
- Planning and Article 4 status for your address
- Your setup cost, quoted upfront
If it doesn't stack up, we say so.
We make the switch.
Furniture and decoration, photography, the certificates, and the listing live across 35+ booking channels. No trips, no contractor calls, no chasing a gas engineer. The switch takes 30 days.
You collect the income.
First bookings typically land in 14 to 30 days. Guest messages, cleaning, pricing and maintenance are ours, day and night, and guests get a reply in under 30 minutes as standard. One statement a month, on the 1st.
You approve the plan. You do none of the work.
Two apps, so you see all of it.
The Guesty owner portal calendar, with one reservation open
The booking app: your live calendar, every booking, guest details, payouts and reviews.
Illustration of the ERTE property app
The property app: every clean, every garden visit, every invoice, every receipt, your owner statements, the inventory and every property certificate.
We take up to five switches a month, because each one takes 30 days.
The job you stop doing
Nobody asks you for the wifi password at 11 on a Sunday night.
- The cleaning rota.
- The linen.
- The pricing, changed daily.
- The listings across every channel.
- Guest vetting.
- The certificates and their renewal dates.
- The neighbour who is not sure about any of this.
- The call at two in the morning.
Cleaning and maintenance run at cost with the invoice visible in your property app. No maintenance job over £150 goes ahead without your yes.
No lock-in, one month's notice. Two written guarantees.
Switch 02, Saima, 9 properties
Will they wreck it? Here is what every guest has to pass first.
Nobody gets the address or the door code until they have passed all of it:
- identity document with a matching selfie
- signed terms
- a card in the same name as the booking
- a guest history check
Nobody under 24.
A deposit on every single stay.
Our cleaners film the house after every guest, every glass, wall, carpet and the garden, so there is a timestamped before and after
Saima, nine properties without lifting a phone
"Emerson has been managing 9 properties including an HMO property with complete compliance of the Reading Borough Council rules and regulations and liasing with them perfectly. He does all the maintenance work in the most economical ways and is fully transparent with all costs. Emerson is thorough in his dealings with all properties and the best bit is manages to get the best rental prices."
Nine properties and a licensed HMO, fully compliant, one point of contact.
Comparing managers?
Seven questions to ask any manager. Our answers, in writing.
Ask every manager you are talking to the same seven questions. Then compare what each one puts in the contract.
| Ask them | Our answer |
|---|---|
| What do I have to do myself? | Nothing day to day. We talk to the guests, book the cleaners, set the prices and handle the maintenance, and you approve the plan. Every stay is structured correctly as a guest booking. A guest booking, structured correctly. No tenancy, no courts. |
| How do I know the property is being looked after? | We clean and inspect it after every stay. Our cleaners film the house after every guest, so there is a timestamped before and after. |
| Something breaks. Who sorts it, and who pays? | We sort it. There is a deposit on every stay and a filmed before and after, and we handle the damage claim. Anything else is at cost with the invoice in your property app. |
| What is guaranteed in writing? | Two written guarantees and no lock-in, in the signed contract. |
| How do I get out? | One month's notice, any time. The property handed back guest-ready, with bookings already in the diary handled by us. |
| Who deals with the compliance? | We do. We hold the gas certificate, EICR, fire risk assessment and PAT, renewed and visible in your property app. |
| What does all this cost me? | Our fee is a share of the income we generate: no income, no fee. Setup, furniture and decoration are quoted upfront in your report. |
See every service, side by side ▾
What you get with us vs a typical agent
We checked our full service against what typical holiday let agents advertise. Tap any category to see the breakdown.
Services a typical agent does not offer
Everything a typical agent does, plus the work that protects your property and lifts your income.
Self-managing “starts to feel like buying yourself another job”. Those are an investor's words.
The services above are that job, done by us. The fee is a share of the income we generate; no income, no fee. Cleaning and maintenance pass through at cost, with no markup.
What we guarantee
Two written guarantees and no lock-in, in the signed contract.
In the first 12 months your net income is at least 30% above your net buy-to-let income. If we do not hit that, you get back the full cost of your furniture and decoration.
If your property's rating drops below 4 stars, we stop charging our management fee until it is back above 4.5.
Your guests set that rating, not us.
No lock-in. One month's notice, any time.
Your property comes back guest-ready, and you sell whenever you choose.
Every figure in this section is a term in the signed contract. If you are comparing managers, ask each one for these clauses in writing.
What this costs you
Our fee is a share of the income we generate: no income, no fee.
Setup, furniture and decoration are quoted upfront in your report, so the full cost of switching is on paper before you sign anything.
No lock-in, one month's notice. Two written guarantees.
Switch 03, ADI, 10-bed house
What about the neighbours? Here is what goes into the house.
What about the neighbours? This is ADI's ten-bedroom house, and this is what goes into it:
- A noise monitor in the living room. It reads decibels and records nobody.
- Over 75 and the guest gets a message.
- Three strikes and they are removed, agreed in writing before they book.
- A camera outside the front door.
- TVs in hotel mode, volume capped.
- Nobody under 24.
- Security on call, day and night. Any alert answered within 2 hours.
Since 2022 the only council contact we have had came on a property that had previously been an HMO. They visited to confirm it was being run as a holiday let, saw guests rather than tenants, and closed it with no issue.
ADI, run like a boutique hotel
Swipe the photos · 11 in total.
"Emerson is the best at what he does and not only does he provide honest feedback he delivers on his promises. He provides a bespoke and tailored experience from the get go making your experience feel unique and really takes on the management role from an owners perspective rather than a third party. Making you feel like the asset is in the safest of hands. You feel like he never sleeps as he is always on hand with any queries/ support needed along with making analytical recommendations which sets him apart from all competition."
Noise-monitored, nobody under 24, a deposit on every stay. Booked month after month.
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Will this work for my property?
Who we turn down, and why.
Not every property suits this. Here is how we find out before either side commits.
Empty or between lets only.
We do not move tenants out, and we will not help anyone do it.
Experienced landlords only.
This is for landlords who already let property. Furniture and setup cost money, quoted upfront in your report, so a first-time landlord is better off elsewhere.
Not if you are about to sell.
Then just sell. If the sale is a year or two away, the no lock-in matters more to you than the guarantee.
The first two months
Guests book ahead. Your first month or two can run on last-minute bookings and may not be profitable. Those months build your reviews, which is why the guarantee is measured over 12 months. Notice is still one month.
No lock-in, one month's notice. Two written guarantees.
Who you're dealing with
We run holiday lets ourselves.
You did not build a bad portfolio. The model around it changed.
We began in 2022, after seeing careful landlords lose control of properties they had spent years paying off. Since then we have hosted 3,500+ guests. Our properties run from studios to a ten-bedroom house, across Reading and the Thames Valley.
Enough about us. The report is about your property.
Emerson Tenas, founder
More switches
From a one-bed to a ten-bedroom house. Same standard.
Jessica, beating buy-to-let month after month
Tap a room, then drag the divider.
"We have a 1 bedroom flat Reading city Centre at high standard and we wanted to maintain it running it as a service accommodation, and it's running as a Airbnb for 7 months now, Emerson has been really helpful, knowledgeable for our property making a higher return than our alternative option (buy to let), maintaining the high standard condition of our property. Super happy with service"
Seven months in, a higher return than the buy-to-let she compared us against.
One 2-bed. Same address. A different property to a guest.
Tap a room, then drag the divider.
- Staged and furnished to a five-star guest standard
- Professionally photographed, listed across 35+ channels
- Cleaned and inspected after every single stay
- Run day to day by us: guests, cleaning, maintenance
Staged for the guest who books it, not for the brochure
Tap a room, then drag the divider.
- Staged and furnished to a five-star guest standard
- Professionally photographed, listed across 35+ channels
- Cleaned and inspected after every single stay
- Run day to day by us: guests, cleaning, maintenance
A studio, held to the same standard as a 10-bed
Tap a room, then drag the divider.
- The same staging spec we use on a 10-bedroom house
- Professional photography, listed across 35+ channels
- The same cleaning and inspection routine after every stay
- Proof the method works on any size of property
After the 30 days
What changes once the switch is done.
- Guests book, stay and leave, every stay structured correctly as a guest booking. No tenancy, no courts.
- One statement a month, on the 1st, and the evidence behind it.
- Every clean, invoice, receipt and certificate in your property app.
- The property kept in good condition. Still yours, still an asset to pass down. You block your own weeks; it is your holiday home too, within the personal-use cap in the contract.
- One month's notice, any time you want it back, with the property handed back guest-ready.
That is a contract, not a promise.
No lock-in, one month's notice. Two written guarantees.
Questions
The questions landlords ask before they sign anything.
What does it cost to run a holiday let?
How do you know what my property could earn?
Does occupancy hold year-round?
Will I need to spend money before it can earn?
What if my property does not suit as a holiday let?
Will my lender, freeholder or council allow it?
Do I lose control of my property, and am I locked in?
One property, 30 days
Keep control of your property.
- One property first. You judge us on real figures, then you decide about the rest.
- No tenancy, no courts: every stay is structured correctly as a guest booking, and you keep control of your property.
- Two written guarantees. One month's notice. Up to five switches a month.
“Making you feel like the asset is in the safest of hands.”
ADI Ltd, 10-bedroom house owner, Trustpilot, 18 February 2026
If you want to keep control of your property, booking a call is the right decision.
15 to 20 minutes with Emerson. No obligation.
No lock-in, one month's notice. Two written guarantees.