Jones & Co Lettings

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Jones & Co Lettings www.jones-and-co.co.uk - residential letting & managing agents covering the Norwich area We specialise in sourcing and managing multi-let properties.

www.jones-and-co.co.uk

Jones & Co are residential letting and managing agents covering Norwich. Whether you are a landlord seeking responsible, quality tenants for your property or a tenant searching for a home, we are here to help. We are experienced, professional, and friendly. We have extensive local knowledge that ensures we provide a service which is second to none. A forward-looking business based on traditional values, we always strive to be at the forefront of the property letting market and invest much time and effort in ensuring that we are fully up to date with ever-changing tenancy law and government legislation. Together with our attention to detail and conscientious attitude we have the experience, resources and skills to deliver the kind of services that landlords and tenants require. Details of some of the properties we are currently instructed to let can be found on our website at www.jones-and-co.co.uk/property-list/, together with essential information for both landlords and tenants, and a description of our services. If you require any further information or advice please do not hesitate to contact us. We look forward to hearing from you. Tel: 01603 327576
www.jones-and-co.co.uk

New tenants recently moved into one of our properties and weren't happy with its condition.That's never an ideal way to ...
13/10/2026

New tenants recently moved into one of our properties and weren't happy with its condition.

That's never an ideal way to start a tenancy.

But we'd already identified the decorating issue at checkout, recorded it and started discussing it with the landlord.

So when the tenants raised their concerns, we could tell them honestly:

"We've seen it too, and here's what we're doing about it."

Quotes came in quickly. The landlord approved the work. Contractors were instructed and the tenants were kept updated.

What could have become a difficult relationship ended with a better property and tenants who felt they'd been listened to.

It reminded me that problems aren't always what damage customer relationships.

Silence does.

Uncertainty does.

Feeling ignored does.

You can't always fix the problem immediately.

You can almost always communicate immediately.

We recently had a choice between cleaning some tired carpets and replacing them.Cleaning would have been cheaper.We reco...
09/10/2026

We recently had a choice between cleaning some tired carpets and replacing them.

Cleaning would have been cheaper.

We recommended replacing the most worn areas and redecorating the property at the same time.

Why?

Because the tenancy changeover gave us a natural opportunity to reset the house.

The previous tenant had lived there for a long time and the property had inevitably started to look tired.

The new tenants have now moved into a freshly decorated home with new carpets through the main areas, while the landlord has improved an asset they intend to own for the long term.

Sometimes the cheapest option is absolutely the right one.

But I don't think "What's cheapest today?" should always be the only question.

Another useful question is:

"What decision will I be pleased I made several years from now?"

At a recent checkout inspection, we spotted three areas where carpet was beginning to come loose around door thresholds....
06/10/2026

At a recent checkout inspection, we spotted three areas where carpet was beginning to come loose around door thresholds.

Possibly the least exciting property-management story ever told.

But I quite like examples like this.

Deal with it now and it's a small job.

Ignore it and the carpet can continue pulling away, become damaged and eventually turn into a much larger expense.

A lot of good property management is surprisingly mundane.

It's spotting things while they're still cheap.

A dripping tap. A loose handle. Decoration beginning to deteriorate. A carpet starting to lift.

Most property problems don't begin as urgent problems.

They become urgent because nobody dealt with them when they were small.

Maintenance isn't only about fixing what's broken.

Quite often it's about noticing what's starting to break.

Imagine a property rents for £1,000 per month.At a 10% management fee, that's £100 plus VAT.In a quiet month, it would b...
02/10/2026

Imagine a property rents for £1,000 per month.

At a 10% management fee, that's £100 plus VAT.

In a quiet month, it would be easy to ask, "What did my £100 actually buy?"

But property management makes much more sense when viewed over a year rather than a month.

That year might include rent collection, arrears chasing, statements, inspections, certificates, maintenance, tenant communication, contractors, records, rent reviews and changing legislation.

Some months need very little attention.

Others need hours of work.

But I think the biggest thing a landlord is buying is confidence.

Confidence that somebody is paying attention.

I've never wanted Jones&Co to be the cheapest property manager.

I'd much rather we ask ourselves:

How do we become the highest-value one?

Cheap and valuable are not the same thing.

One of our tenants recently wasn't happy with the bedroom they'd ended up with in a shared property.It was a joint tenan...
29/09/2026

One of our tenants recently wasn't happy with the bedroom they'd ended up with in a shared property.

It was a joint tenancy, so technically bedroom allocation was something for the group to sort out themselves.

We could have told them exactly that.

We could also have phoned the landlord and made it their problem.

Instead, we acted as the go-between.

We listened to why the tenant was unhappy, spoke to the group and encouraged them to find a sensible solution.

They did.

The landlord never needed to become involved.

It's a tiny example, but I think it illustrates something important.

Management should mean managing.

Not simply forwarding every email or passing every problem upwards.

Sometimes the value of an agent is knowing which problems we should resolve ourselves and which ones genuinely require the landlord.

A tenant is two days late paying their rent.Does the landlord need a phone call immediately?Probably not.Does the agent ...
25/09/2026

A tenant is two days late paying their rent.

Does the landlord need a phone call immediately?

Probably not.

Does the agent need to do something?

Absolutely.

That's an important distinction.

We talk a lot about communication in our business, but good communication doesn't mean telling everybody everything the moment it happens.

If a payment is late, we have a process. We contact the tenant, follow up and escalate if necessary.

If it reaches the point where the landlord needs to be involved, I'd much rather be able to say:

"Here's what's happened, here's what we've already done, and here's what happens next."

That's very different from simply transferring the worry straight to the landlord.

Good communication is not maximum communication.

It's the right information, to the right person, at the right time.

The best property management is often almost invisible.When things are working properly, there isn't always much drama.R...
22/09/2026

The best property management is often almost invisible.

When things are working properly, there isn't always much drama.

Rent comes in. Certificates are renewed. Inspections happen. Maintenance gets picked up. Tenants get answers. Records are updated. The landlord hears about the things they genuinely need to know about.

Most of the time, there isn't one big moment where you think, "That was brilliant property management."

The value is often in the things that never become problems.

Behind one managed property, there can be dozens of small actions and decisions over the course of a year, most of which the landlord will never see.

And I think that's largely how it should be.

A landlord doesn't appoint an agent because they want somebody to look busy. They appoint an agent because they want confidence that things are under control when they're not looking.

Good management shouldn't create more noise for the landlord.

It should remove unnecessary noise while making sure the important things never get lost.

Property improvement does not always mean a new kitchen or a major refurbishment.Sometimes it means replacing one weak c...
31/08/2026

Property improvement does not always mean a new kitchen or a major refurbishment.

Sometimes it means replacing one weak chair.

Refreshing one tired bedroom.

Removing furniture that is no longer needed.

Improving the welcome information.

Changing an unreliable contractor.

Adding one question to an inspection checklist.

At Jones&Co, continual improvement applies to the properties we manage as well as the systems inside our business.

We have been trusted to look after a landlord’s asset.

Part of that responsibility is noticing where the property or the management experience could become slightly better each year.

Large refurbishments have their place.

But the strongest portfolios are often improved through dozens of sensible decisions made consistently over time.

Before the next academic year, choose one improvement in each area:

• Property
• Process
• Communication
• Tenant experience

A student property should be slightly better at the start of every academic year.

What is the one improvement you plan to make before your next tenancy?

One of the more recent additions to our student inspection checklist was checking every chair for wobbly legs.It sounds ...
28/08/2026

One of the more recent additions to our student inspection checklist was checking every chair for wobbly legs.

It sounds very specific.

That is because good systems often become specific.

A chair can appear perfectly acceptable during a visual inspection. The problem may only become obvious when somebody sits on it.

Once we recognised that weakness, we had two choices.

We could ask everybody to remember it next time.

Or we could improve the checklist.

We chose the checklist.

We take the same approach to the equipment our inspectors carry. Our kit has gradually grown to include light bulbs, carbon monoxide detectors, screwdrivers, meter cupboard keys, tape measures and a key engraver.

Every item has probably been added because, at some point, we needed it and did not have it with us.

A problem becomes particularly expensive when a business pays to learn the same lesson twice.

Every missed item, repeated question and unnecessary return visit gives us information about the system.

The important thing is to capture the lesson.

What did your last student tenancy teach you—and where have you recorded it?

A tenant reports a repair.A contractor is booked.A part needs to be ordered.From the landlord or agent’s perspective, th...
26/08/2026

A tenant reports a repair.
A contractor is booked.
A part needs to be ordered.

From the landlord or agent’s perspective, the issue is being dealt with.

From the tenant’s perspective, nothing appears to be happening.

That is how small problems begin to feel much bigger.

A repair does not always need to be completed immediately to feel well managed.

But the tenant should understand:

• That the report has been received
• Who is dealing with it
• What happens next
• Whether approval is required
• When they will hear again

Even an update saying there is no further update can be helpful.

“The contractor is booked for tomorrow. We have no additional information today, but we will contact you after the visit.”

The technical position has not changed.

The tenant’s understanding of it has.

A repair with no communication can feel ignored.

The same repair, with clear updates, can feel controlled and professionally managed.

Every maintenance update should answer three questions:
What has happened?
Who owns the next action?
When will the tenant hear again?

Address

6 Nelson Street
Norwich
NR34BQ

Opening Hours

Monday 9am - 9am
Tuesday 9am - 9am
Wednesday 9am - 9am
Thursday 9am - 9am
Friday 9am - 9am
Saturday 9am - 5pm
Sunday 9am - 12pm

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