Many landlords use a letting agent to manage their property.  Particularly ‘small landlords’ – those with just one or two properties.

However, if you are a landlord, would you be able to do this work yourself – and save yourself a lot of money?

One of the reasons Landlord Law exists is to support landlords who want to self-manage their properties – either to save money because they have had a bad experience or just because they want to.

However, although many landlords are perfectly capable of doing a good job, with a bit of (Landlord Law!) help – for some landlords, it will not be a good idea.

In order to help you decide whether you should self-manage or not, we have one of our ‘trails’ which starts here.  It is not a long trail but it does have a lot of useful information which can help you make up your mind.

If you decide to use an agent

You need to be very careful in your choice.  The agency will have control over a very valuable asset – your property!  You need to be sure that they know what they are doing.

For example, now that the Renters Rights Act is in force, they may make you liable for penalties and fines if they breach any of the new rules.  Find out more about this in our Dealing with Local Authority Enforcement Kit.

You also need to be sure that they are a genuine letting agency and not a criminal organisation.  For example, see this article in the Guardian.

So read carefully this article, which has guidance on what you should do and the things you should check. You may also find this Landlords Checklist – which has a list of questions you should ask, very helpful.  In addition, we have quite a lot of FAQ on letting agents, which are all listed here.

Remember – some agents are fantastic and worth their weight in gold.  Others can be an absolute nightmare.  You need to avoid nightmare agents and try to find a good one!

When you manage property you need to keep a grip on the finances.  If you are going to rent out property to tenants it is often a good idea to use a separate bank account for this rather than muddle everything up with your current account.

This makes things a lot easier for your accountants when preparing your tax return but perhaps, more importantly, can help you see how your landlord business is doing and whether your properties are actually making you money (and if you own more than one property – which are the most profitable and why).

With a separate account, you can get your tenants to pay all rent into it and use it for payment of all property-related expenses.

One account you may want to consider is Hammock.  They have an ‘open banking’ service which you can use to view all your property-related expenses.  Or you can use their special landlord current account which can help you organise expenses by property so you can really see what is going on.

You can find out more in the video linked from here.

A similar service is Alphaletz, which we look at in a later section.

There are many regular tasks you need to do as a landlord so you need to have some sort of reminder system so you don’t forget about them. For example, you need to:

• Carry out the annual gas safety check
• Carry out the regular electrical checks
• Renew your HMO or selective licence with the Local Authority or
• Check to see if you now need to get a license (many Local Authorities are setting up new schemes)
• Do regular inspections of the property
• etc

It is particularly important when it comes to things like applying for or renewing selective or HMO licenses, as the penalties for failing to do this can be very expensive indeed.

Local Authorities have also acquired new enforcement powers and higher penalties under the Renters Rights Act 2025.

Regular reminders can be set up on online calendars, and/or you can use an app.  But make sure you have something reliable.

There is a lot of record-keeping when managing property.  Some landlords will use spreadsheets, but you can make life easier by using an app.

There are several services on offer.  For example:

• The Hammock online service discussed in a previous section is a good choice as is
• Alphaletz, another app based service which is explained in the video below:

Your app will normally also have a reminder system which will ensure that you don’t forget anything.

This is an important consideration.

Landlords now have to cite a ‘proposed rent’ in all adverts (apart from on to let boards), and this rent must be the same on all adverts.

This is part of the government’s determination to stamp out ‘rental bidding’ which had the effect of pushing the rent up to unaffordable levels.  It is hoped that this will be prevented by the new rules.

There are penalties for failing to comply with these rules which are explained here.

However, landlords need to be careful not to make the proposed rent too high.  Even if you find a tenant willing to pay a very high rent, be aware that, the rent can be challenged at the First Tier Tribunal, in the same way that rent increases under section 13 can be challenged.  

So you need to find a rent which is sufficient to cover all your costs and give you a decent profit, but is not so high that it is vulnerable to being reduced by the First Tier Tribunal (if the tenant challenges it) on the basis that it is not a market rent.

This may be a difficult task for many landlords, and so you may want to seek advice from a letting agency or valuer.

Government and the authorities are clamping down more and more on HMO properties, so if your property is an HMO, you need to be sure that you are compliant.  So – what is an HMO?

Basically, an HMO is where there are three or more tenants forming two or more households.

Find out more about this in the FAQ here.

If your property is an HMO, then there are two consequences:

• You need to comply with the HMO Management Regulations (there are separate regulations for England and Wales, but they are  very similar), and
• You may need to get an HMO license.

So far as licensing is concerned:

• You MUST get a license if your property has (or will have) five or more occupiers forming two or more households
• You MAY need to get a license even if there are fewer than five occupiers (and/or in Wales, three storeys) if your Local Authority has a selective or additional licensing scheme in your area.
• Although note that there are different rules for self contained flats.

And

• Additional licensing is where a local authority wishes to licence landlords operating some type of HMO which is smaller than that required for mandatory licensing.  It is also used to bring flats (where there are different rules) into licensing.
• Selective licensing is where all landlords in a specific area, even non-HMO landlords and flat owners, are required to obtain a license.

So, even if your property is not an HMO, you may still need to get a license.

The first thing to do, therefore, is to check what the requirements are for your Local Authority.  You can do this via our Local Authority Directory.  But it’s probably best to contact your Local Authority directly.

Always do this before you let your property to tenants.  Otherwise, if you apply after the property has been let and your application is refused, you will be in serious difficulties.

Note that some Local Authorities refuse to accept licensing applications before tenants are in situ.  This is wrong, as having tenants without a license is breaking the law!  You may need to use solicitors to force them to accept your application.

The penalties for renting a licensable HMO without a license are fierce,  see here.

Note that Local Authorities will often require works to be carried out to a property as a condition of granting an HMO license so you should allow sufficient time for this. Below is short clip from David Smiths 2013 Conference talk with some tips about license applications:

Business Level Landlord Law members will find more guidance in

• This training webinar with Richard Tacagni
• the HMO Day recordings,
• in this HMO video course, and
• in the talks from David Smith at the Landlord Law Conference in our Conference recordings.

If your property is an HMO you should watch them all.  Be aware that they were recorded before the new rules under the Renters Rights Act 2025 came into force (which does not affect HMOs significantly).

A few HMO examples

• Husband and wife with two children – one household so not an HMO
• Husband and wife with two children and the wife’s sister – one household so not an HMO
• Husband and wife with two children and the husband’s best friend – licensable HMO as five occupiers in two households
• Single parent with four children and live in nanny – not an HMO as one household
• Two single parents with one child each, one of them pregnant – HMO (as two households) but not licensable until the baby is born which will bring the property into licensing
• Four friends sharing a property – HMO but not licensable as under 5 occupiers
• Four friends sharing with unauthorised lodger who they have not told you about – licensable HMO as five occupiers in two households

Note that in all of the above they MAY be subject to licensing if the Local Authority has introduced additional or selective licensing – so you need to check this.

Keep checking

Landlords should also check their Local Authority website regularly (at least every six months) to check whether a new scheme has been set up – as the fact that you did not know you had to get a license will be no defence to a prosecution or rent repayment order claim.

You will find links to all Local Authority websites from our Local Authority Directory.

There are now extensive regulations covering the condition of rented property.  Landlords must now

• Ensure that there is nothing in ‘disrepair’ – as per the repairing obligations set out in section 11 of the Landlord and Tenant Act 1985 and discussed in this FAQ.
• Ensure that properties are ‘fit for human habitation’ as per the rules added to the Landlord and Tenant Act 1985 by the Homes (Fitness for Human Habitation) Act 2018.  These are described in the video linked below (which is a training webinar delivered by solicitor Giles Peaker, who was part of the legal team which developed the act) and in the article here.

The fitness for human habitation rules are based in part on the Housing Health and Safety Rating System (HHSRS), which is discussed in two articles:

• An introductory article here and
• A much longer and more detailed article here.
• Business Level members will also find information about the individual hazards in one of our Info Blocks.

Landlords should not be too worried about this.  If the property is in good condition and proper repair then you should have nothing to fear.  The legislation about unfitness for human habitation, in particular, is aimed more at the ‘rogue landlords’.

However, it is important that you take care that the property IS in a proper condition as the standards set in the HHSRS can now be enforced by tenants bringing a claim for rectification and compensation, rather than (as before) only being enforceable by Local Authorities.

It is important that landlords understand their obligations – so do read the articles and watch the videos.

Damp, condensation and mould are three of the most common and problematic problems with the condition of rented properties.

Landlords generally just assume that it is down to ‘lifestyle issues’ and that tenants should just put the heating on and open the windows.

However, if you are a tenant experiencing financial problems due to the cost of living, putting the heating on is not something you may be able to afford.  And who wants to open windows if it is freezing cold or raining?

Ever since the death of toddler Awwab Ishak, the government has been concerned about damp and mould issues in rented properties and anxious to prevent further such deaths.  Needless to say the emphasis is on landlords to do more rather than on tenants to change their lifestyle!

There is also the fact that the fitness for human habitation legislation now makes it more difficult for landlords to avoid liability for damp and mould issues.

So landlords need to take precautions.  For example

• If there is no outside space for drying clothes, make sure that tenants have somewhere indoors – for example fit a decent tumble dryer which is properly vented outside.  After all they have to dry their clothes somewhere.
• Make sure that there is proper ventilation in the kitchen and bathrooms and that all double glazed windows have trickle vents (although many are sceptical about the value of trickle vents they are better than nothing).

In May and July 2024 we had two training webinars from EHO Paul Fitzgerald which went into a lot of detail on the causes of damp and mould and how to deal with them.

These have now been used to create an online Kit which Business Level members will find here.

We also developed a checklist, which you can  find here.

Non members can join here.  If you have a basic-level membership and want to upgrade your membership so you can use the Kit, you can use our switching service.

You should also take a look at the condensation damp and mould section in the Landlords Audit Kit.

All properties should be fire safe, and in all cases, you should take some time to consider how your tenants would be able to deal with and escape from a fire at your property.

New rules came into force with the Fire Safety Act 2021 which came into force on 16 May 2022.  Under this, all landlords will need to get a professional fire risk assessment done.

However, this need not be done immediately so long as you have completed the fire risk assessment tool.

This is explained in the FAQ here.

It is really important that proper precautions are taken over fire safety.  This has become particularly important after the Grenfell fire.

Failure to comply properly with the new rules can result in a custodial sentence so it is important that your fire safety duties are taken seriously.

Fire doors are essential for all properties, but in particular for HMOs.  If your property is an HMO, you should read the FAQ here.

You don’t HAVE to have insurance cover for your property, but you would be mad not to.  Your property is a very valuable investment – you need to have it protected.

However, you don’t want just any old insurance.  You need to have insurance which is designed for landlords renting property to tenants.

In particular, if you are renting out your own home (say while working abroad) and just carry on with your old insurance – they will almost certainly refuse to pay up on any claims if you did not tell them that you were renting it out and get their permission first.

Even if you do have insurance designed for landlords, you need to be careful about things such as exclusions and charges.  For example:

• It may exclude cover for tenants who are asylum seekers or students
• You need to know what fees will be charged and when – they can be quite expensive
• You need to know whether malicious damage by tenants (for example) is included
• You need to make sure you are not underinsured or any payouts may be less than your losses

We have the following resources for you on insurance matters:

• A free Landlord’s Insurance course – this is highly recommended.  It was drafted by Tessa in association with Alan Boswell Group.  It is now on Tessa’s Easy Law Services site.
• Our article on Insuring Rented Properties.

Insurance is an important topic, and you can lose a lot of money if you do not have the right cover. So take great care in choosing your insurance product.  This is not something to be rushed.

Cover for flood damage

With climate change this is becoming increasingly important.

If you have not done so already, you should read the flood risk section in our Audit Kit.  Some insurers are withdrawing cover for flood damage so this could affect you if your property is in an area which is subject to flooding.

In some areas, whole towns are likely to become uninsurable as discussed in this article.  It may be worth selling properties vulnerable to flooding and reinvesting elsewhere.

Once you have chosen your insurance cover

You need to familiarise yourself with its terms so you can be sure that you are compliant – and that you stay compliant.  For example, are there any circumstances where you need to take special action or which could invalidate the insurance cover?

One possible issue could be if your tenants leave the property empty – will they require you to visit the property to check its condition and if so how often?  Make sure, once you know what the requirements are, that they are covered by the terms of your tenancy agreement.

As the planet warms up, bringing climate change and extreme weather conditions – landlords have their part to play in the fight to halt the pending devastation.

• First – all landlords must obtain an Energy Performance Certificate (EPC) as a copy must be provided to prospective tenants along with the property details.
• Second – your certificate should give your property an EPC rating of not less than E.  There are exceptions but it is best to comply if you can.

We have a long article which looks at this here which please read and you should also watch the training videos with Dave Princep on the more practical issues and Robert Brown on the legal issues..

Note that if you obtained your EPC some time ago and it shows your property as having an EPC of F or G, it is worth getting it done again, as the basis upon which the grades are assessed has been changed.

We have some FAQ on energy efficiency which are linked below:

• Are tenants entitled to request energy efficiency improvements?
• Do landlords need to get a new Energy Performance Certificate (EPC) if it runs out before the end of the tenancy?
• What are landlords obligations regarding Energy Efficiency?
• What are the penalties for not providing an Energy Performance Certificate (EPC)?
• When do landlords need to provide an Energy Performance Certificate (EPC)?

Gas safety is extremely important.  If your property has gas then you MUST comply with the gas safety regulations.  This means:

• Arranging for your property to be inspected by an installer registered with the Gas Safe Register (who will provide you with a certificate) before the property is let and annually thereafter, and
• Giving copies of the certificates to the tenants, which should be done before they move in, and within 28 days for subsequent inspections.
• Note that some HMO properties, e.g., bedsits, may not require a gas safety certificate, but if the property has gas, you should ideally obtain one for the building anyway.  Gas can be very dangerous.

If your inspection throws up any problems, then any repair or other work MUST be done before the property is let to tenants. There is a lot of helpful information online at

• The Gas Safe Register, and
• The Health and Safety Executive gas section

You will find our FAQ on gas safety listed below.

• What are the landlord’s responsibilities under the Gas Regulations?
• What are the landlord’s responsibilities under the Gas Regulations? Wales
• What are the warning signs to watch out for with gas appliances?
• What should a landlord do if he suspects gas appliances at the property are faulty and/or there is a gas escape?
• What should the landlord do if the tenant refuses to grant access for gas inspections?
• What are the rules about Gas Safety Certificates and section 21?
• What rules do landlords need to comply with under the Gas Regulations?

With effect from 1 July 2020 new Electricity Regulations come into force in England. 

These require landlords to have the electrical installations in their properties inspected and tested by a person who is qualified and competent, at least every 5 years as set out in the 18th edition of the ‘Wiring Regulations’. Which are published as British Standard 7671.

Landlords must provide a copy of the electrical safety report to their tenants and, if requested, to their local authority.

English landlords will find further information in our FAQ here and in the Government Guidance here.

You should also watch the webinar with Dave Princep from 23 April 2020 on the new English regulations.

Other legislation regarding landlords’ obligations as regards electrical safety includes:

• Landlords’ statutory repairing obligations require appliances and the electrical wiring to be kept in proper repair
• Landlords’ obligation to keep their properties fit for human habitation including ensuring that there are no electrical hazards

Please also read the Real Life Story here. In view of the potential problems highlighted by this story, we would recommend professional electrical checks before a property is first let (unless you are sure it is safe) and ideally between lets, particularly if the last tenant was a DIY enthusiast!

PAT stands for Portable Appliance Testing.

A portable appliance is basically anything with a plug on it, for example, personal computers, and their equipment (monitor, speakers etc), kettles, irons, leads, cables, toasters, printers, etc.

PAT testing is not mandatory, but it is advisable.  Particuarly:

• if there is any damage to the cable covering
• if the plug is damaged
• if any of the joints are taped or look damaged
• if the coloured insulation of the internal cable cores show where they enter plug
• if the appliance seems to have been used in conditions for which it is not suitable (e.g. if it is wet)
• If there is any damage to the external casing of the equipment or are there loose screws or parts
• if there is any evidence of overheating (e.g.. burn marks or discolouration)
• if the off/on switch is damaged

Although in most cases where appliances have any of these issues it will probably be best to replace them with new items.  Items purchased new should be safe, but any second-hand items should be tested and you should test all appliances between tenancies.

If you rent a property with a defective appliance, you could be liable, for example, if it causes an accident and someone is injured.  If you can prove that the item was PAT tested before the tenants went in then this would go to show that any damage was down to the tenants rather than you.

In order to make it cost effective, you should get all your appliances done at the same time. It is not hugely expensive. You can find companies which do this online, there is a helpful directory here. Some companies specifically advertise a service for landlords.

Finally, make sure that you keep a record of the appliances tested and the date this was done, so if there is any problem later you can prove that you have had it done.

You can find out more from the HSE website FAQs here.

With effect from 1 October 2022:

• You need to instal a working smoke alarm on every storey of your property being used for ‘living accommodation’ and
• Carbon monoxide alarms need to be fitted in rooms in private rented properties with solid fuel and fixed appliances such as gas boilers or fires (although not, for some strange reason, gas cookers) and also when new appliances such as gas boilers or fires are installed in any home.
• The CO alarms can be battery-operated and do not need to be wired in.
• All alarms must be tested by the landlord or someone on his behalf, ideally on the first day of the tenancy, to ensure that they are in proper working order.
• Landlords will have to repair or replace smoke and carbon monoxide alarms once they are told they are faulty.

The rules are summarised in this FAQ.

Legionella (which causes Legionnaires disease) is, along with Radon gas and Asbestos, known as a ‘silent killer’.  Its found in most water systems but can be dangerous if water is stored at between 20 and 45 degrees which encourages the bacteria to breed.

Landlords are now obliged to carry out risk assessments for legionella and keep records to show that this has been done.

We have a certain amount of information on the FAQ here but the best thing to do is to watch Dave Princep’s training webinar, which also covers radon gas and asbestos.

There is also a fairly long article here.

The first thing you need to do is to find out precisely what your Local Authority requirements are and what is needed from you to enable your tenants to comply with this. 

Our Local Authority directory will help.

You need to make sure that you have sufficient bins for the tenants’ use and a safe place to keep them during the week, so rubbish does not spill out over the road.

Business Level members will find more guidance in our Dealing with Waste Kit.  Basic Level members will find the Checklist here, which deals with this stage.

Remember, if you need to dispose of waste when preparing the property to let, it will be treated as commercial waste, and you will need to obtain a waste carriers license if you move it yourself.  Or, if it is moved by someone else, ensure that they are properly licensed.

Failure to comply with the rules can result in prosecution and fines.

You need to be careful with furniture and you need to be careful about getting anything second hand.  Under the Furniture and Furnishings (Fire) (Safety) Regulations 1988, as amended all furniture in rented properties must comply with safety standards.

Basically, these are that soft furnishings must be fire safe and have the proper labels.  You can find out more in the FAQ here.

Some companies specialise in providing inexpensive furniture packs for landlords and these are often a good option as they should be compliant with the legislation.

Under the Renters Rights Act changes to the law, the general rule is that landlords must agree to a pet unless there is a reasonable reason for refusal.

So you need to consider your property and whether you have a reasonable reason.  For example:

• Does your lease forbid pets?
• Is the property genuinely unsuitable – either for pets in general or for particular pets (eg large dogs)?
• Are other tenants allergic?

If you consider you have a good reason, then make sure you have proper proof of this so you can back up your refusal, if necessary.

If there is no reasonable reason, then consider ‘pet proofing’ the property.  For example, have hard floors rather than carpets, ensure that small items can be put away in cupboards or high shelves, make sure rubbish can be secured, and so on.

Life will be easier for you if you incorporate our Tenant Application to Keep a Pet procedure into your tenancy. Find out more here.

You may also want to take a look at our pet permission form (you can find it here – generate a test copy) to familiarise yourself with it.

Finally, we have rewritten our long article on pets, which deals with all the rules under the Renters Rights Act.  Find it here.

You need to consider this as it may require additional work, for example:

• If you want tenants to use prepayment meters you will need to arrange for these to be installed
• If you want tenants to register with the utility companies themselves (so they are billed directly) you need to check that the property has separate meters.  As if the property shares a meter with the flat next door this will not be possible.

Note that if tenants are paying water bills directly you should consider registering with Landlord TAP.

Bills included tenancies

These are popular with some landlords for student lets and for some HMOs.

However, after the Renters Rights Act has come into force, they could be problematic as landlords will no longer be able to increase the rent, save via the section 13 statutory notice procedure.  So if the ‘bills allowance’ in the rent is exceeded, it may be difficult both to increase the rent and to cover the excess which you will have had to pay.

For these reasons, we do not recommend ‘bills included’ arrangements. Although, due to member requests, our APT tenancy agreements provide for this.

If the tenants are only going to remain in the property for a limited period of time – and this effectively just means students who are unlikely to remain after the end of their studies, then it may be relatively safe to do this.  This will make your property more attractive to applicants.

The Landlord Law APTs now provide for:

• Some (named) bills to be included in the rent, covered by a bills allowance (and protected by fair use clauses)
• Some (named) bills to be paid for by the landlord and invoiced to tenants
• All other bills to be paid for by tenants

See the FAQ here.

Procedures are detailed step-by-step instructions for both landlords and tenants to follow in specific situations.

We have some procedures you can use explained in the Procedures section.

If they are incorporated into your tenancy agreement, then your tenant will be at fault if they are not followed. This will give you an advantage in any court proceedings, mediation or redress adjudication which may follow.

But have a think about how YOU want to manage your tenancy. You can then adapt our procedures to suit the way you work. Now is a good time to get this prepared before you find your tenants.

Note that the Landlord Law procedures can be included with the Landlord Law APT or provided in a separate printed document.

It is important that your tenants are given clear guidance on how to contact you.  It is also VERY important that you monitor this regularly.

For example, under the Renters Rights Act, tenants have the right to request permission to keep a pet.  If you fail to respond to this within 28 days, then you have lost the chance to object.

The Landlord Law tenancy agreement provides for you to give the landlord or agent contact details.  Contact forms can be incorporated into your Procedures (if you decide to use these).

But if you give an email address or form, you should check these daily.  If you give a WhatsApp number, again, this should be checked daily.

So consider this now and put in place any necessary arrangements.

You won’t actually need a tenancy agreement until after you have found your tenants and are ready to sign them up.

However it is a good idea to source your tenancy agreement well in advance.  You can then check that it has all the clauses you need.

Most Landlord Law members will use one of our Landlord Law tenancy agreements.

Our agreements are compliant with the Renters Rights Act.  You should be very careful about using any agreement which is not specifically RRA compliant as otherwise you could be making yourself liable for a fine.

Things to consider now

You should consider incorporating Procedures, as discussed in the previous item.  You will  find the procedures section here.

Your tenancy agreement will also need to include a notice as a condition of using certain grounds for possession.  Once the Renters Rights Act is in force, probably the only notices required will be (if you are a student landlord) ground 4A and maybe (if you are renting a property to an employee) ground 5C.

But check the need for notices, as if you fail to include a notice for a ground you may later want to use, this means that you will be prohibited from ever using that ground.

Find out more about the possession grounds and when a notice is needed from our Mandatory and Discretionary Grounds page.

Note that the Renters Rights Act removed the obligation to have a notice for grounds 1 and 2.