Linley & Simpson Horsforth reviews

★★★★★ 5/5

Google

Everything went really well getting my house rental sorted. Matthew Baldwin from Horsforth came out and did the initial assessment. He was brilliant. Knowledgeable, efficient and honest about the current activity of the local rental market (unlike many other agents). Rapid return of appraisal information and excellent support and advice on choosing a tenant. He oversaw everything from start to finish! Mathew managed to generate a good level of interest, despite it being just before Christmas. The house rented out within days, much faster than expected. He always responded quickly to emails and calls and was always aware of where the process was up to. Having rented out properties myself in the past without an estate agent I was dubious about using an agent but needed a fully managed let as was leaving the UK. Have to say I have been very pleasantly surprised and think the service provided by Matthew and the team has been fantastic. Would highly recommend.

Julie · 15 March 2026

★★★★★ 1/5

Google

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.

Anna · 15 February 2026

★★★★★ 5/5

Google

L&S managed the rental of our flat in Horsforth for several years until it was sold in Feb 26. We were very happy with the service, which included some help at the end of the tenancy about left-over utility bills from our last tenant. We mostly dealt with Aimee Brierley-Calkeld, who was helpful and prompt always, but the rest of the lettings team, including Lydia and Kate, were always helpful. I have no hesitation in recommending them to landlords looking for managed services.

John · 15 February 2026

★★★★★ 5/5

Google

I have a property that came in the market late last year. Aimee Brierley Calkeld has been with Linley & Simpson for a while now. Tho I use different L & S branches, most of my properties are covered by Horsforth branch. I have dealt with Aimee many times. She has always been approachable and have encouraging words when the market is down, as it has been over Xmas period. She is a great communicator, eg reported to me when a neighbour has been harassing viewers. This gave me a chance to deal with the problem and avoided future problem for prospective tenant. She is always prompt in giving honest feedback. She is very efficient.and professional.

Leonila · 15 February 2026

★★★★★ 5/5

Google

I am super impressed by the Linley Simpson Horsforth team. After my case is passed on to Kate, she has been actively keeping me in the loop with tenants vetting, contract queries act. Kate is clearly an expert in this field but the most important quality is that she is patient and professional. My whole experience of being a landlord has been enjoyable because of Kate and team. Thank you

Celia · 18 March 2026

★★★★★ 5/5

Google

We are currently renting with Linley & Simpson. And the whole process has been a breeze thanks to Kate at the Horsforth branch. Lots of hoops to jump through but Kate was our back bone. Thanks so much!

Casey · 15 March 2026

★★★★★ 5/5

Google

Kate was very helpful during the smooth transition to our new home. She was an effective communicator and helped us feel at ease throughout the whole process.

Reagen · 15 March 2026

★★★★★ 1/5

Google

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.

Jonathon · 29 November 2025

★★★★★ 1/5

Google

UPDATE: After months of going back and forth and involving TDS, we were able to get most of our deposit back. We could have gotten it all back had we persisted a little longer, as Linley & Simpson had lost their copy of our signed tenancy agreement and therefore had no leg to stand on, but honestly being based abroad now we became tired of waiting what with all the coordination across timezones for months. This is exactly what L&S and our landlord were clearly counting on. This was a good agency years ago, with this being our third rental with them, but they have recently become absolutely unscrupulous. E g. They even had the audacity to try to charge us north of £300 for so-called 'contaminated bins' with old photos as were no longer based in England but thankfully a neighbour confirmed that the bins had long ago been emptied by the council on schedule as there was no contamination. In summary, I would avoid this agency at all costs. Using them a third time in good faith was the worst decision we made in nearly 13 years of living in an otherwise great country. Original review: We are currently trying to get our deposit back and all of it is being held for over 8 weeks, they are trying to deduct lots towards unwarranted charges. We can see from previous Google reviews that this has been the case with several other tenants. With no other choice, we have escalated to the Tenancy Deposit Scheme by raising a dispute. I will keep viewers updated here as we go.

Ramaa · 30 October 2025

★★★★★ 1/5

Google

To reiterate previous comments, avoid these crooks like the plague. Completed a tenancy recently and they are trying to extort most of my deposit, despite being a tenant for 3 years and putting up with endemic damp in the building and dodgy wiring causing power issues. Building issues and ancient threadbare furnishings are blamed on the tenants. Completely predatory behaviour. Escalating to the Tenancy Deposit Protection scheme and even taking legal advice. This kind of behaviour needs calling out!

Alex · 30 October 2025

★★★★★ 5/5

Google

I worked with Morgan, Megan and Kate whilst looking for a rental property. Morgan was very helpful and dealt with any queries I had including sending me a list of properties that matched my requirements. Megan showed me around the property I rented and was both knowledgeable about the property and friendly with me. Kate liaised with the landlord and helped set up the tenancy and responded to emails very promptly. I would highly recommend them all if your are in need of a rental property. James H

JHold93 · 19 November 2023

★★★★★ 5/5

Google

My experience with Linley and Simpson so far has been really positive. From them contacting me when houses with my requirements became available to their amazing staff being super responsive and friendly. Megan Larkin was very supportive of me and listened to what I wanted and got me a viewing that very same day! She was knowledgeable about the house and just very friendly and easy to talk to whilst showing me around. I will now be moving into this property and it’s all because of her lovely help! I am very grateful and will be happy to continue using Linley and Simpson

Maisie · 22 October 2023

★★★★★ 5/5

Google

Linley & Simpson has done a great service for me since I called them to say that I am looking for a property. They are amazing. So polite and well behaved. Although I am newly arrival in the uk, but I am feeling they are my family. They did their best to find a proper property which suits my family and I. They are so caring and understanding. I absolutely recommend them to landlords and tenants. Many many special thanks to Megan. She is so patience, passionate and professional in her job. I am so appreciative to her. Well done Linley & Simpson

Marie · 30 June 2023

★★★★★ 5/5

Google

I have always lived at home with parents and I had my first ever viewing for my own home with Linley & Simpson. They have been unbelievably helpful. Megan, the woman who showed me around the house I was viewing she mentioned how it was her first day, but you’d think she had been there for years! She was very professional and answered all the questions I had. She was excellent showing me around and gave me a call after I’d been accepted for the house which I thought was excellent communication. They have been amazing throughout and I cannot thank them, or recommend any estate agent enough. They have helped me so much. Kate has been brilliant too and extremely helpful during my application. Thank you both so so much!

Lauren · 8 May 2023

★★★★★ 5/5

Google

I called Linley & Simpson , a gentleman called Callum Cavilla answered my call , he was extremely through and considerate from beginning very patiently answered my queries and set up my profile regarding a rental property . After the call immediately sent me a lot of links with rental properties also very regularly and surprisingly on regular intervals sent me emails with available rental properties although I didn’t ask him .At a stage after receiving an email that period of sending emails per their guidelines has ended I sent him an email and informed him as I found a property via another provider . I definitely recommend Mr Callum Cavils who provides an amazing service and whom I think is an asset to the organisation and wishing him all the best for future . Thank you Farideh Askari

Farideh · 9 March 2023

★★★★★ 5/5

Google

I purchased 2 properties had Tony Taylor and the team carry out a rental valuation. He also assisted with the renovation works carried out. He referred the builder, including emergency works that had to be done to make the properties regulations. He provided me with daily updates. All of the works were done professional standard. Both Propertise have tenants at the exact rental Value. The marketing team and everyone very professional excellent. Offers were communicated to me asap. I happy working with you guys. Thank you. Chris.

Chris · 10 October 2022

★★★★★ 5/5

Google

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.

Christopher · 29 November 2025

★★★★★ 5/5

Google

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!

Sophie · 15 February 2026

★★★★★ 1/5

Google

Similar to many other reviews on here there were many issues with getting our deposit back. They tried to charge us for broken appliances and wear & tear. It took us some time and effort (but worth it) to take the Landlord/Estate agent to the Tenancy Deposit Scheme dispute service to get our deposit back. They do not operate according to the tenancy deposit scheme guidance, so be prepared to advocate for yourself and use the dispute service provided with your deposit. Would avoid this estate agent if possible.

S · 26 February 2025

★★★★★ 1/5

Google

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.

Abid · 22 December 2025

★★★★★ 5/5

Google

It has been great working with Linley and Simpson to rent out our 2-bedroom house in Horsforth. The team were helpful and very responsive, answering all of our questions and making sure we were informed and at ease throughout the process. After a very poor experience with another local estate agent, which ultimately resulted in the house being empty for two months, we contacted Linley and Simpson. We spoke to Tony, who was amazing and so helpful. He completely understood our situation and frustrations and did everything he could to help us, he had the house listed online in less than 24 hours of our first conversation, the team arranged multiple viewings and we received suitable offers over the next few days, and then a tenant had moved in within 2 weeks! With it being December, we expected some delays, but instead everything was taken care of in record time. The service has been outstanding, and we are particularly grateful to Tony, Kate, and Matthew for their expertise and professionalism, resulting in a very prompt and stress-free experience so far. We are looking forward to working with Linley and Simpson, hopefully for years to come, and would 1000% recommend them to other landlords. We wish we had them on board to let and manage our house from the beginning!! Thanks so much 😊

Ellie · 29 January 2024

★★★★★ 5/5

Google

We’ve recently rented a property through Linley and Simpson. They’ve been very attentive and always on hand to deal with any queries/requests we have. From the minute he showed us round the property, and up until present day, Jack has been a ⭐️ From taking us through the application process to dealing with any issues/concerns! Nathan has also done the same! Dealing with my many questions… Thankyou guys!PositiveResponsiveness, Professionalism

Serena · 25 August 2021

★★★★★ 5/5

Google

I am so pleased that i decided to use Linley & Simpson Letting Agents - Horsforth to act for me in looking for a house to rent. They have been so professional in every aspect of the search. They found me a property that was everything that i wished for and very quickly indeed. Grace the young person who met me and showed me round the property was excellent and so knowledgeable. Grace was a joy and so professional, she was very pleasant. I can definitely recomend Linley & Simpson %100 to anyone who are looking for a property to rent or buy.

Diane · 15 October 2023

★★★★★ 5/5

Google

Nothing but fab things to say! Initially I went through the Horsforth branch but when I was unable to find anything quite right, Alex was just brilliant in continuing to help me find somewhere through another branch. He was helpful, timely in his responses and nothing felt like too much trouble. Thank you so much! x

Rachel · 7 February 2023