Terms of use

Last updated: 26 September 2026

These terms of use are a legal agreement between you and Property99 ("Property99", "we", "us", "our"), the operator of property99.co.uk (the "Site"). By visiting the Site, creating an account, placing a property advertisement, enquiring about a property or messaging another member you agree to these terms and to our privacy policy, which forms part of them. If you do not agree, please do not use the Site.

1. What Property99 is, and what it is not

• Property99 is an online advertising venue for property in the United Kingdom: homes and rooms to rent first, and also homes for sale, commercial property and land. It lets private sellers, landlords, estate agents and letting agents place advertisements and lets buyers and tenants find them and contact the advertiser.
• Property99 is not an estate agent, letting agent, property manager, mortgage broker, conveyancer, surveyor, valuer, deposit scheme, referencing company or payment provider. We do not market property on anyone's behalf, we do not negotiate, we do not hold keys, deposits or money, and we do not arrange viewings.
• Every sale, purchase, letting, tenancy, viewing, offer, reservation or agency instruction is a contract directly between the advertiser and the enquirer, or between a member and the agent they instruct. Its terms, its performance and any dispute about it are matters between those parties only.
• We do not verify the identity of members, the ownership of any property, the accuracy of any advertisement, the existence of any right to sell or let, or the ability of any member to complete a transaction. Anything we do check is done to protect the Site and does not amount to a warranty or recommendation.
• Nothing on the Site is financial, legal, tax, surveying or valuation advice. A guide price, an asking rent or an estimate is the advertiser's own figure and not our opinion of value.

2. The sites we operate together

property99.co.uk is run by the same operator as marketcity.co.uk, zproperty.co.uk and property99.co.uk. The three sites share one membership database and one pool of property advertisements. An account created on any of them works on all of them, and a property advertised on one of them appears on the others as well. These terms apply in the same way on each site, and a reference to the Site includes each of the three sites where the context allows.

3. Definitions

• Member: anyone with an account on the Site.
• Advertiser: a member who places a property advertisement, whether as a private seller, a private landlord, an estate agent, a letting agent or an agency.
• Private advertiser: an individual advertising a property they own, or are authorised by the owner to advertise, otherwise than in the course of a business.
• Agent: a person or business that advertises property in the course of estate agency or letting agency work, including a branch, a negotiator and an agency principal.
• Enquirer: a member who contacts an advertiser about a property, including a prospective buyer or tenant.
• Listing or advertisement: a property advertisement placed on the Site, including its photographs, description, price or rent, and every attribute entered on the form.
• Content: anything a member uploads or writes on the Site, including listings, photographs, floor plans, messages, profile details and reviews.

4. Who can use the Site

• You must be at least 18 years old to create an account or to advertise or enquire about property.
• You must be a real person acting for yourself, or a person authorised to act for the business named on the account.
• Accounts are personal. You may not share your sign-in details, and you may not use another member's account.
• We may refuse, suspend or close any account that we believe is being used in breach of these terms, in breach of the law, or in a way that risks harm to other members.

5. Your account

• Give true, current and complete details when you register and keep them up to date. An advertiser must give a contact name and a working email address, and an agent must give the trading name and contact details of the agency.
• Keep your password secret. You are responsible for everything done through your account until you tell us it has been compromised.
• One personal account per person. A business may add a business profile to the owner's personal account; separate accounts for the same business are not allowed without our consent.
• You can download the data we hold about you and close your account at any time from your account page.

6. Agents and businesses

If you advertise in the course of a business you must comply with the law that applies to estate agency and letting agency work in the part of the United Kingdom where the property is located, and you confirm to us and to every enquirer that you do so. In particular:

• Redress scheme. An agent engaged in estate agency work, letting agency work or property management work in England must belong to a government approved redress scheme (The Property Ombudsman or the Property Redress Scheme) and must state which one on the Site. Equivalent registration and licensing rules apply in Wales (Rent Smart Wales), Scotland (the Letting Agent Register and the Letting Agent Code of Practice) and Northern Ireland.
• Client money protection. A letting agent or property manager in England, Wales and Scotland that holds client money must belong to an approved client money protection scheme and must display the scheme and its certificate.
• Anti-money laundering. An estate agency business must be registered with HM Revenue and Customs for anti-money laundering supervision, and a letting agency business must be registered where the letting reaches the monthly rent threshold set out in the regulations.
• Fees and charges. An agent must publish its fees and charges to landlords and tenants, and must not charge a tenant any payment prohibited by the Tenant Fees Act 2019 (England) or the Renting Homes (Fees etc.) (Wales) Act 2019.
• Professional conduct. The Estate Agents Act 1979, the Consumer Protection from Unfair Trading Regulations 2008 as continued by the Digital Markets, Competition and Consumers Act 2024, the Business Protection from Misleading Marketing Regulations 2008, the Equality Act 2010 and any code of practice for property agents that comes into force apply to you and not to us.

The fields we provide on business profiles for redress scheme, client money protection, anti-money laundering registration, company number and memberships exist so that you can display this information as the law requires. We display what you enter; we do not verify it.

7. Listings

• Only advertise a property that you own, that you are instructed by the owner to advertise, or that you are otherwise legally entitled to sell or let.
• Place each property in the correct section and category (for sale, to rent, rooms, commercial, land). One property, one listing. Do not duplicate a listing to gain more attention.
• Photographs and floor plans must be of the actual property and must be yours to use. Do not use images taken from other websites, other agents or previous listings without the right to do so.
• State a single asking price or a single asking rent. Rent must be the amount per calendar month or per week as shown on the form. Ranges, "offers from" wording used to invite bidding, and prices that hide compulsory extra charges are not allowed.
• Do not describe a property as available if it is under offer, let agreed or sold subject to contract without marking it so, and remove or update the listing promptly when the position changes.
• Listings expire after the period shown when you post them. We may remove, edit, re-categorise or refuse a listing at any time for any reason connected with these terms, the law or the quality of the Site.

8. Material information and accuracy

Consumer protection law makes it unlawful to give a prospective buyer or tenant misleading information, or to leave out information they need to make an informed decision. This applies to private advertisers and agents alike. When you advertise a property you must give, honestly and accurately, at least:

• the price or rent, the tenure of a property for sale (freehold, leasehold, share of freehold, commonhold), and for a leasehold property the years remaining, the ground rent and the service charge;
• the council tax band or rates, the energy performance rating, and for a rental the deposit, the length of the tenancy offered and any bills that are included;
• anything unusual that would affect a reasonable person's decision, such as restrictions on use, rights of way, planning conditions, flood risk, a listed building status, building safety issues, or the property being part of a shared ownership or retirement scheme;
• whether pets are considered, whether the property is furnished, and any minimum tenancy or occupancy conditions.

The attribute fields on our listing form follow the material information guidance published by National Trading Standards. Completing them is your responsibility. We do not check the information against any register.

9. Letting a property

• A landlord or letting agent in England must comply with the Housing Act 2004 and the Renters' Rights Act 2025 as its provisions come into force, including the rules on advertising one clear asking rent and not inviting or accepting offers above it, protecting deposits in a government approved scheme, providing a valid energy performance certificate and gas safety certificate, and the right to rent checks. Equivalent duties apply under the Renting Homes (Wales) Act 2016, the Private Housing (Tenancies) (Scotland) Act 2016 and the Private Tenancies Act (Northern Ireland) 2022.
• You must not discriminate against a prospective tenant on the basis of a protected characteristic, and you must not operate a blanket ban on applicants who receive benefits or who have children where the law prohibits it.
• Rooms advertised with a live-in landlord, holiday lets and student lets are subject to their own rules, which remain your responsibility.

10. Selling a property

• A private seller must have the legal right to sell and must disclose to a buyer what a seller is required to disclose. Where a seller is a business, or an agent acts for the seller, the additional duties under estate agency law apply.
• A sale is not binding until contracts are exchanged (or missives are concluded in Scotland). Any offer, acceptance or reservation made through our messages is a matter between the buyer and the seller and we take no part in it.
• Do not ask for or accept any deposit, holding fee or payment through the Site, and be cautious of any enquirer who offers to pay before viewing.

11. Prohibited listings

• Property that does not exist, that you have no right to advertise, or that is advertised at a price you do not intend to accept.
• Advertisements for anything other than property and property services closely connected with the letting or sale of a property. Goods, vehicles, jobs and general services belong on marketcity.co.uk, not on this Site.
• Timeshare, holiday club and land banking schemes, and any scheme that requires the enquirer to pay a fee to receive information.
• Advertisements that breach planning, licensing, building safety or fire safety law, including houses in multiple occupation that are not licensed where a licence is required.
• Advertisements that discriminate, or that ask for a payment, a favour or a service in place of rent.

12. Enquiries, viewings and safety

• Enquiries are sent through the Site's message system. Use it for genuine enquiries about the property only.
• Meet at the property in daylight where possible, tell someone where you are going, and do not hand over money, identity documents or bank details before you have seen the property and confirmed who you are dealing with.
• Never pay a deposit or rent to reserve a property you have not viewed. Never pay by an untraceable method. A genuine landlord or agent will not ask you to.
• Report suspicious listings or messages to us through the report link or the support page. We remove listings and members that we believe are fraudulent, but we cannot recover money that a member has paid to another member.

13. Fees

Advertising on the Site is free unless a fee is clearly shown at the point of placing a listing or choosing a featured option. Featured placement improves the position of a listing; it is not an endorsement. Fees paid for featured placement are not refundable once the placement has started, except where the law requires a refund.

14. Disputes between members

• If you have a dispute with another member about a property, a viewing, an offer, a tenancy or an agency instruction, you must deal with that member directly. If the member is an agent, its redress scheme exists for exactly this purpose.
• We are not obliged to become involved, to mediate, to decide who is right, or to compensate anyone. If we do offer help it is a courtesy and creates no duty.
• You release us from any claim, demand or damage arising out of a dispute with another member, to the fullest extent the law allows.

15. Reviews and feedback

Reviews must be honest, based on your own experience, and about the advertiser or agent you dealt with. Fake reviews, reviews written for payment, and reviews about a person's protected characteristics are prohibited and may be removed. Writing or commissioning fake reviews is a criminal offence under the Digital Markets, Competition and Consumers Act 2024.

16. Your content

• You keep ownership of your content. You give us a worldwide, royalty free licence to host, copy, display, adapt for size and format, and distribute it on the Site, on each of the sites we operate together, in our feeds and in previews on social networks and search engines, for as long as it is on the Site and for a reasonable period afterwards in backups.
• You confirm that you have the right to give this licence for every photograph, floor plan and description you upload.
• We may remove any content that we believe breaches these terms or the law.

17. Intellectual property

The Site, its design, its software, its databases and its trade marks belong to us or our licensors. You may not scrape, copy, reproduce, frame or republish the Site or its listings, in whole or in part, without our written consent. Search engines may index public pages in accordance with our robots file.

18. Prohibited conduct

• Do not attempt to gain unauthorised access to the Site, other accounts or our systems.
• Do not use automated tools to collect listings, contact details or member information.
• Do not send unsolicited commercial messages to members, and do not use the message system to advertise your own services to advertisers.
• Do not harass, threaten, deceive or impersonate anyone.
• Do not post anything that is defamatory, obscene, hateful, unlawful or infringes anyone's rights.

19. Reporting, moderation and enforcement

Any member can report a listing, a message or a member. We review reports and may remove content, restrict features, suspend or close accounts, and share information with the police, Trading Standards, a redress scheme or another authority where we believe it is appropriate. We may keep records of removed content and closed accounts to prevent repeat abuse.

20. Third party links and services

The Site may link to mortgage, conveyancing, referencing, insurance, mapping or other services run by others. We are not responsible for those services or for anything you agree with them. Map data, school information and similar data shown on a listing come from third parties and may be inaccurate or out of date.

21. Privacy and cookies

Our privacy policy explains what personal data we collect, why, and your rights. We use only the cookies needed to keep you signed in and to keep the Site secure.

22. Availability and events outside our control

We aim to keep the Site available but we do not promise that it will be uninterrupted or error free. We may suspend, withdraw or change all or part of the Site at any time. We are not liable for any failure or delay caused by events outside our reasonable control.

23. No warranty

The Site and every listing on it are provided "as is". To the fullest extent the law allows we exclude all warranties, express or implied, including any warranty about the accuracy of listings, the existence or condition of any property, the identity or standing of any member, or the fitness of the Site for a particular purpose.

24. Limitation of liability

• Nothing in these terms limits our liability for death or personal injury caused by our negligence, for fraud, or for anything else that cannot be limited by law. Nothing in these terms affects your statutory rights as a consumer.
• Subject to that, we are not liable to you for any loss of profit, loss of business, loss of a sale or tenancy, loss of a deposit or payment made to another member, loss of data, or any indirect or consequential loss, however arising, even if we were told it might happen.
• Our total liability to you for everything arising out of the Site in any twelve month period is limited to the greater of one hundred pounds and the fees you paid us in that period.

25. Indemnity

You will compensate us and our staff for any claim, loss, cost or expense (including reasonable legal fees) that arises out of your listings, your content, your dealings with other members, your breach of these terms or your breach of the law, including any breach of estate agency, letting agency, consumer protection or data protection law.

26. Suspension, termination and closing your account

You may close your account at any time from your account page; your listings are removed and your personal data is handled as described in the privacy policy. We may suspend or close your account, with or without notice, if we believe you have breached these terms or the law, if we receive a valid legal request, or if we withdraw the Site. Sections that by their nature should survive (including your content licence for backups, indemnity, limitation of liability and governing law) continue after closure.

27. Changes to the Site and these terms

We may change these terms from time to time. We will show the date of the latest version at the top of this page and, for material changes, tell members by email or by a notice on the Site. Continuing to use the Site after a change means you accept the new terms.

28. General

• These terms, together with the privacy policy, are the whole agreement between you and us about the Site.
• If any part of these terms is found to be invalid, the rest continues to apply.
• If we do not enforce a term on one occasion we may still enforce it later.
• You may not transfer your rights under these terms. We may transfer ours to a successor operator of the Site.
• Nothing in these terms creates a partnership, agency or employment relationship between you and us.

29. Governing law and disputes with Property99

These terms are governed by the law of England and Wales. The courts of England and Wales have jurisdiction over any dispute between you and us, except that if you live in Scotland or Northern Ireland you may also bring proceedings in your own courts, and nothing in this section affects any mandatory consumer protection you enjoy under the law of the country in which you live. If you are a consumer, please contact us first: most concerns can be resolved through the support page.

30. Contact

Support: property99.co.uk/support
Privacy and legal: [email protected]