My approach, while comprehensive, is a very simple, straight forward and thorough.

I offer a one-to-one hands on approach for every property with every client. As a sole practitioner, I am available to administer a certain geographical area and calibre of property and as such my portfolio of properties is principally at the upper end of the market.

I like to meet my clients face to face to establish their exact requirements. Despite my informality, I tend to be cautious and conservative. I like to do things in a professional and structured manner. From this initial meeting, usually at the property to be marketed, I deal with almost everything on behalf of the landlord. My service is not merely a telephone referral service. I offer much more. I can step into the landlord's shoes and do almost everything that needs to be done. This takes a lot of pressure off the busy landlord, who is in need of a professional service from someone who knows the market and has extensive experience in marketing residential properties here in Dublin.

At the initial consultation various matters concerning the property will be discussed and an opinion given as to its potential current market rent. A set of keys with alarm codes etc will be requested along with contact details for the landlord.

From then on, I will market the property to appropriate tenants from my within my own database and through this site and other associated web sites and appropriate media.

I will provide accompanied viewings to the property with prospective tenants and will provide feed back to the landlord throughout the marketing process.

Once a suitable tenant has been found, this will be discussed in detail with the landlord. If the landlord is not happy to proceed with a particular tenant; this will be understood and the property will continue to be marketed to an acceptable tenant. The landlord is not bullied into anything.

I am not in the business of bullying clients or insisting that a landlord must do a certain thing. The property belongs to the landlord and I follow the precise wishes of my principal - the landlord.  This needs to be said, because many agents do not follow the landlord's instructions!! It is quite horrible to be presented with a fait accompli, with which you are not at all happy. I avoid that type of carry on. In turn, I expect the landlord to be fair with me and to keep me fully informed about requirements or changing circumstances.

Once a tenant has been found I complete the transaction firstly by obtaining the appropriate Letters of Introduction / References and photographic identification etc. I collect the necessary funds to reserve the property for that tenant. As a fully licensed and bonded Auctioneer, I hold these funds in my clients account until contracts are executed. Usually, around this time, the landlord and tenant will meet up to discuss matters concerning the running of the house. I will then set about drafting the letting agreement and offer this to the landlord for his / her approval before I give it to the tenant. Again, you (the landlord) will not be presented with a fait accompli. You will maintain control! If you prefer to use your own letting agreement; this will be fine. My core function is to effect the introduction of a tenant to a landlord. Once you are happy that all is in order, we can then proceed. An inventory of contents can be prepared and attached to the lease. I will provide assistance with the transfer of household utilities, the setting up of a standing order for future rental payments directly to the landlord's bank account and supply forms for the registration of the new tenancy with PRTB. Where the annual rent exceeds €30,000 (i.e. €30,001) application will be made to the stamping office within the Revenue Commissioners to pay the appropriate stamp duty. Once this has been completed the Original is given to the tenant and the Counterpart is given to the landlord.

My initial fee is not negotiable. To be fair to all my clients - many of whom I have dealt with for many years - I charge every client the same scale fee. In this regard, landlords should be mindful of the comprehensive service on offer. Very often, it is not until the house has been let that landlords begin to realise the completeness of the service I have provided for them. This is why they return to do more business with me.

Even if things go wrong with other lettings which have not been effected through my agency (and this is a great test of character for everyone concerned) landlords will often come to me to ask for assistance. This is always given with reassurance and encouragement. After all, my business is in representing landlords through the good and, sometimes, the not so good. I have an awareness of the new landlord and tenant legislation and this is of help through my dealings with residential lettings on a full time basis. The provisions of recent legislation can often shock a landlord!!

To be fair to myself, I have to say that the calibre of tenant that Marshall Properties deals with is such that problems are few. Most landlords and tenants get on very well together and even form firm and lasting friendships.

A word of warning here - keep the initial contact with any prospective tenant polite and professional. Use me as a buffer. My function, as your Agent, is to represent you as the landlord and to help ensure that everything will run smoothly. No agent can guarantee the performance of a contract as between landlord and tenant. However, with good preparation problems are often avoided. Allow me to do the ground work. Take nothing for granted. If you decide to use my services, you will have retained a professional agent and this should reassure you. If you do not have confidence in your Agent - you're better off without him! Unfortunately, some agents in residential lettings may offer a less than adequate service. Don't suffer in silence. Get rid of this type of agent and get someone fresh to represent your interests. Prevention in all things is much better than cure. I tend to be conservative in my dealings with tenants. It avoids difficulties for landlords later. Once the ground rules are clearly established at the start of the landlord and tenant relationship (and I help to ensure this) everyone is much happier - and yes, firm friendships between landlords and tenants do develop!