Linley & Simpson - Horsforth | Estate & Letting Agents

This is a review aimed at L&S Pudsey, but given they've removed their Google Profile (likely for the number of bad reviews, I'm posting here.. which is the Google profile that comes up when you search for L&S Pudsey) - although reading reviews.. they're all as bad as each other.. I would strongly advise anyone considering renting through Linley & Simpson to think twice. I rented a property through their Pudsey office that turned out to be uninhabitable from day one. There were serious damp and mould issues (including mould inside kitchen cupboards), leaks, insect infestations, and unresolved repairs that existed before I moved in. These issues were known to the agent and even recorded in the inventory, yet I was told they would be resolved prior to move-in. They were not. The property had also previously been used as a cannabis grow house, which was not properly disclosed. The listing vaguely mentioned a “CPR issue” with no explanation, and this was never explained to me or the people who viewed the property on my behalf. I later discovered contaminated areas, organic matter removed from the loft, and evidence that issues had been painted over rather than properly fixed. Communication was extremely poor. I repeatedly chased for repairs, often “begging” for action, and was met with long delays and vague responses. One agent even admitted in writing that the issues “should have been sorted before you moved in.” Despite this, nothing meaningful was done and the mould was still present when I moved out. I was eventually forced to leave the property early. The Property Ombudsman investigated and upheld my complaint, finding Linley & Simpson at fault and awarding compensation, which they paid. Months later — despite confirming in writing that the landlord was retaining the deposit in lieu of rent and releasing me from the tenancy — their rent collection team began chasing me again for alleged arrears without even knowing whether the landlord wanted to pursue it. I was contacted and threatened with legal action before they had authority or a reconciled account. This felt like speculative debt chasing rather than legitimate rent recovery. I have been a tenant and a former landlord myself, and I have never experienced anything like this. Poor disclosure, poor property standards, poor complaint handling, and then aggressive follow-up long after the matter should have been closed. This has been stressful, exhausting, and completely avoidable. I would not rent through Linley & Simpson again and would not recommend them to anyone.

Had a very smooth and efficient rental application and move-in process with Kate at L&S Horsforth. We needed to move quickly from a different city due to a new job and Kate facilitated everything and made it possible for us to apply and move quickly and easily. Thank you!

would strongly warn landlords and… would strongly warn landlords and tenants against using Linley & Simpson’s maintenance department. For over four months, a leak in my property has not been fixed despite repeated reports. They have shown a complete lack of urgency, professionalism, or concern for the property. The contractors were difficult to coordinate, and the communication from the maintenance team was confusing and unhelpful. It’s clear they don’t care about the property or the tenants living there. Do not trust them to maintain your property. Their inaction has caused unnecessary stress and ongoing damage. I would never use them again, and I would strongly advise others to be cautious.

AVOID IF YOU CAN. Read the multiple examples of them trying to take advantage of tenants and withhold their deposits for worn out appliances and building issues, this is to be expected when dealing with Linley and Simpson Horsforth. We recently finished a tenancy with them, they want £500+ for, and i quote "contribution towards redecoration", and professional cleaning. Would have been nice to see this amount of care for the flat decor and cleanliness when we lived there, sadly, not the case. When we moved in it was FILTHY. Any issues we reported, were "repaired" in the cheapest possible ways, and in some cases caused further issues such as dodgy wiring & persistent black mould. These issues are now being listed as our responsibility, and they want us to pay for every penny of the costs now we've moved on. Multiple images of cobwebs were sent to us, as evidence we left it "unclean". It was the middle of spider season, and we had been moved out 3-4 weeks before they finally bothered to inspect the flat. They also included images of paint that had flaked off - this was a huge issue around the window of our bedroom as they had used standard wall paint on exposed brickwork around the windowledge. Something they also expect us to pay for. We are now raising this with the deposit protection scheme to finally get the deposit back. If you can avoid them then you really should, if you can't, photograph every single inch of the property before you move one item of your own in. You will need this evidence for when you move out, as they will try and charge you for anything they think they can.

Always happy to help, extremely professional and because od the consistency of this ive stayed with them for years and plan to buy my first home with these. Yes there's a tad red tape with any repairs but I guess that part and parcel with any "proper" landlords. Also because of that, there's no riff raff in thier properties.