In real estate, most attention is given to access — access to assets, access to opportunities, access to off-market deals.
In my experience, that’s rarely where the real value sits.
The most consequential real estate decisions are usually shaped long before a deal reaches a negotiation table. They are shaped by timing, by who is involved early, by what is filtered out, and by whether momentum is allowed to replace judgement.
Over the years, working with private principals, family offices, and individuals operating in the public eye, I’ve seen the same pattern repeat itself:
the costliest mistakes are rarely technical — they are contextual.
They come from misaligned incentives, from pressure to progress, from decisions being made too late in the process, and from a lack of independent judgement at the moment it matters most.
This is why the way I work today sits above transactions.
Rather than acting as a distributor of opportunities, my role is to act as a filter — helping principals decide what not to pursue, who to trust, and when to slow things down.
For family offices and private capital operating across borders, this is especially important. Jurisdictions, governance standards, cultural expectations, and reputational considerations all play a role — and they are difficult to assess once a deal is already in motion.
The same is true for principals from the sports and entertainment world, where privacy, timing, and long-term positioning often matter more than price alone.
INHOUS exists to support this earlier stage of decision-making.
We work selectively, on a retained basis, with a small number of principals and family offices — often alongside private offices, legal advisors, and government-linked stakeholders — where discretion and long-term alignment are critical.
This approach isn’t about doing fewer deals for the sake of it.
It’s about recognising that good judgement, applied early, compounds over time.
In real estate, knowing when not to proceed is often the most valuable advice of all.
—
David Johnson
Founder & Principal, INHOUS
Tenancy charges may vary, depending on the agreement we have with you, so it’s best to ask the INHOUS lettings department.
The following payments may apply when entering an Assured Shorthold Tenancy:
| First month’s rent | In advance |
| Tenancy Deposit | 5 weeks, or 6 weeks if annual rent is over £50,000 |
| Holding Deposit | One week’s rent, put towards your first rent due |
| Early termination when requested by the tenant | A charge not exceeding the financial loss experienced by the landlord |
| Default charge for late payment of rent | A maximum of 3% above Bank of England base rate, charged when rent is more than 14 days late |
| Default charge for replacement of lost key or security device | Equivalent to cost incurred |
| Changing the tenancy documents after the commencement of the tenancy, including change of sharer | £50 incl. VAT |
The following payments may apply when entering a Non-Housing Act Tenancy:
A Non-Housing Act Tenancy is formed when the annual rent exceeds £100,000 or the property is occupied by a Company rather that an individual.
| Inclusive of VAT | |
| Tenancy Setup Fee drafting and execution of tenancy agreement if supplied by us, collecting and holding the Security Deposit as Stakeholder, issuing protection certificates, if applicable, Open Banking type referencing of tenant and initial Right to Rent Checks | £360 |
| Check-in Fee checking into the property and reviewing inventory | minimum of £130 |
| Tenancy Continuation negotiating and drafting an extension | £150 |
| Change of Sharer – Deed of Assignment | £120 |
| Early Termination – Deed of Surrender | £120 |
| Guarantor Referencing Fee (each): | £30 |
| Deed of Guarantee Fee: | £50 |
| Late payment of rent | 3% above the Bank of England base rate |
This guide is for tenants and landlords in the private rented sector to help them understand their rights and responsibilities. This guide includes a checklist and further detail on each stage of the rental process.
Tenancy charges may vary, depending on the agreement we have with you, so it’s best to ask the INHOUS lettings department for a full breakdown of costs. Here’s a list of what you can typically expect to pay:
| Lettings Service Only: | 10%+VAT (12% inc. VAT) – Including rent collection |
| Letting and Management Service: | 16%+VAT (19.2% inc. VAT) |
| Short Let (less than 6 months): | 24%+VAT (28.8% inc. VAT) |
| Lettings Renewals Service: | 8%+VAT (9.6% inc. VAT) |
| Lettings and Management Renewal: | 14%+VAT (16.8% inc. VAT) |
| Short Let Renewal (less than 6 months): | 24%+VAT (28.8% inc. VAT) |
Additional non-optional fees and charges
We will not be charging clients fees for referencing, tenancy agreements or deposit registration.
The costs of a clean, EPC, gas safety, EICR, PAT and inventory are set by third party suppliers and prices may vary. The below schedule is to give you an idea of what you would typically pay.
All fees stated are inclusive of VAT (calculated at 20%):
During the tenancy (if required
INHOUS is a member of and covered by the ARLA/Propertymark Client Money Protection (CMP) Scheme.
We are also a member of a redress scheme provided by The Property Ombudsman www.tpos.co.uk.