New Landlord Guide: Starting Out in UK Property Letting

Before you let: preparation

Before advertising your property, ensure you have the right to let it, understand your tax obligations, and get the property ready to meet safety standards.

Check you can legally let

• Mortgage: Get consent to let from your lender
• Leasehold: Check lease allows subletting
• Insurance: Switch to landlord insurance
• Local licensing: Check if your area requires a licence

Understand the finances

• Register for self-assessment with HMRC
• Understand allowable expenses
• Be aware of Making Tax Digital requirements (if income >£50k from April 2026)
• Consider setting aside money for void periods and repairs

Prepare the property

• Get gas safety certificate (if applicable)
• Get EICR electrical certificate
• Get EPC (must be E or above)
• Install smoke alarms on every floor
• Install CO alarms where needed
• Ensure property is safe and habitable

Legal requirements checklist

UK landlords must comply with multiple regulations. Missing any can block eviction, result in fines, or lead to prosecution.

Finding and vetting tenants

Good tenants are your most valuable asset. Take time to find the right person through proper advertising, viewings, and thorough referencing.

Advertising

• List on Rightmove, Zoopla, SpareRoom, OpenRent
• Include clear photos and accurate description
• State rent, deposit, move-in date
• Be clear about your requirements

Viewings

• Meet prospective tenants at the property
• Ask about their situation, work, reasons for moving
• Gauge reliability and communication style
• Answer their questions honestly

Referencing

Reference every adult who'll live there. Check:

• Employment: Call employer directly
• Previous landlord: Call for rental history
• Credit check: Use a referencing service
• Right to Rent: Verify immigration status
• Affordability: Typically rent ≤35% of income

Creating a tenancy agreement

Use a proper assured shorthold tenancy (AST) agreement. Include all essential terms, avoid unfair clauses, and make sure both parties understand it.

Essential terms

• Names of landlord and all tenants
• Property address
• Rent amount and payment date
• Deposit amount and which scheme protects it
• Tenancy start date and term
• Notice periods
• Responsibilities (repairs, bills, garden)

Where to get a template

• Government model tenancy agreement (gov.uk)
• Landlord association templates (NRLA, RLA)
• Letting agent templates
• Solicitor-drafted (most protection)

Unfair terms to avoid

• Excessive fees or charges
• Blanket no-pets clauses (post-RRA)
• Unreasonable restrictions
• Clauses that contradict the law

Deposits and protection

Take a deposit (max 5 weeks' rent), protect it in an approved scheme within 30 days, and serve prescribed information on all tenants.

Deposit cap

Maximum 5 weeks' rent (where annual rent is under £50,000). Higher rents: 6 weeks maximum.

Protection process

1. Receive deposit from tenant
2. Choose scheme: DPS, TDS, or MyDeposits
3. Register and transfer/insure within 30 days
4. Download prescribed information
5. Serve prescribed info on all tenants within 30 days
6. Keep proof of service

Move-in day essentials

On move-in day, conduct an inventory, hand over keys, explain how things work, and ensure all documents have been provided.

Move-in checklist

• ✓ Inventory check (room by room, with photos)
• ✓ Meter readings (gas, electricity, water)
• ✓ Key handover (keep record of how many given)
• ✓ Show tenant how appliances work
• ✓ Provide emergency contacts
• ✓ Confirm tenant has received all documents

Documents to provide

• Signed tenancy agreement (tenant's copy)
• How to Rent guide (latest version)
• Gas Safety Certificate
• EICR
• EPC
• Deposit protection certificate
• Prescribed information

Ongoing management

Being a landlord is ongoing work. Respond to repairs, maintain the property, handle rent collection, and stay compliant with changing rules.

Regular tasks

• Collect rent (set up standing order)
• Respond to repair requests promptly
• Renew gas safety certificate annually
• Keep records of income and expenses
• Maintain landlord insurance
• Stay updated on legal changes

Repairs and maintenance

You're responsible for structure, exterior, heating, water, sanitation, and electrical/gas safety. Respond to tenant reports promptly—delays can create legal liability.

Rent increases

Use Section 13 (Form 4) for periodic tenancies. Maximum once per 12 months. Give at least one month's notice. Tenant can challenge at tribunal.

Common new landlord mistakes

New landlords often rush, skip paperwork, or don't understand their obligations. Learn from others' mistakes.

• Not referencing properly: One bad tenant costs far more than referencing fees
• Missing deposit deadline: 30 days goes fast—protect immediately
• Forgetting prescribed information: Separate from protection certificate
• No inventory: Can't prove damage without before/after evidence
• Old tenancy template: Laws change—use current documents
• Not keeping records: You need proof of everything
• Delaying repairs: Small problems become expensive ones
• Ignoring tax: HMRC catches up eventually

Upcoming legal changes

The rental sector is changing significantly. New landlords should understand what's coming to avoid being caught out.

Renters' Rights Act (from May 2026)

• Section 21 no-fault evictions abolished
• All tenancies become periodic (no fixed terms)
• Landlord register and ombudsman become mandatory
• Pets must be considered (can't blanket refuse)
• New possession grounds for selling/moving in

Making Tax Digital (from April 2026)

• Landlords with income >£50k must use digital software
• Quarterly reporting to HMRC
• £30k threshold from April 2028

EPC changes (expected 2028-2030)

• Minimum rating rising to C
• Investment needed to upgrade properties