Last reviewed: August 2026
Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly, and also that he/she complies with the law.
We provide summarised information below. If you require further advice or assistance with any matter, please Email: info@propertymarkethub.co,uk
Landlords or letting agents must provide the latest version of the How to Rent guide to tenants at the start of every new Assured Shorthold Tenancy (AST). If the tenancy is renewed, a new copy is only required if the guide has been updated.
All deposits taken under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected in a government-approved tenancy deposit protection scheme within 30 days of the tenancy start date. Failure to comply may result in a penalty of up to three times the deposit amount, plus court costs.
Under the Gas Safety (Installation and Use) Regulations 1998, all gas appliances and flues in rented properties must be inspected annually by a Gas Safe registered engineer. Safety certificates must be provided to new tenants before the tenancy begins, and records must be retained for at least two years.
Private landlords must ensure electrical installations meet current safety standards and are inspected and tested by a qualified person at least every five years.
PAT testing helps ensure electrical appliances supplied with a property are safe to use. Regular visual inspections, user checks, and testing by a competent person are recommended depending on the equipment and environment.
Landlords in England and Wales must provide prospective tenants with a valid Energy Performance Certificate (EPC) before a tenancy begins. EPCs remain valid for 10 years, and we can arrange an EPC assessment on request.
The Furniture and Furnishings (Fire) (Safety) Regulations require upholstered furniture and specified furnishings provided in rental properties to meet minimum fire resistance standards. Any non-compliant items must be removed before a tenancy starts.
Landlords must install working smoke alarms on every floor of a rental property and carbon monoxide alarms in rooms containing solid fuel appliances. Failure to comply may result in penalties of up to £5,000.
Landlords are responsible for assessing and managing the risk of Legionella bacteria in water systems. Proper maintenance of hot and cold water systems helps protect tenants from Legionnaires' disease.
The Disability Discrimination Act requires landlords and property managers to make reasonable adjustments for disabled people where appropriate in rented properties.
Properties occupied by multiple unrelated tenants may be classed as HMOs and could require mandatory licensing. HMO properties are also subject to additional management and safety regulations.
The HHSRS assesses 29 potential hazards in residential properties. Landlords are responsible for maintaining properties to provide a safe and healthy living environment, with enforcement carried out by local authorities.
We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect.
Electrical, gas, plumbing, waste, central heating, and hot water systems must be safe, fully operational, and well maintained. Repairs and maintenance are the landlord's responsibility unless damage has been caused by tenant misuse. Interior décor should be in good condition and ideally finished in light, neutral colours.
Your property can be let fully furnished, part furnished, or unfurnished, depending on the property type and local market demand. We can advise on the most suitable option. As a minimum, good-quality carpets, curtains, and light fittings should be provided. Please note that all furnished items will be subject to normal wear and tear during the tenancy.
Personal belongings, ornaments, pictures, books, and other valuable or sentimental items should be removed before letting the property. Some belongings may be securely boxed and stored in the loft at the owner's risk. Cupboards and storage spaces should be left empty for the tenant's use.
Gardens should be left clean, tidy, free from rubbish, and lawns should be mowed before the tenancy begins. Tenants are expected to maintain the garden to a reasonable standard if the necessary tools are provided. For larger or more valuable gardens, we can arrange regular professional gardening services.
The property should be professionally cleaned or presented in a thoroughly clean condition at the start of the tenancy. Tenants are expected to return the property in a similar condition at the end of the tenancy. If they fail to do so, cleaning costs may be deducted from their deposit.
It is helpful to provide tenants with instructions for operating the central heating, hot water system, washing machine, alarm system, and other appliances, along with information such as refuse collection days and any other useful property guidance.
One full set of keys should be provided for each tenant. If we manage the property, we can arrange additional duplicate keys where required.
If your property is subject to a mortgage, you should obtain written consent from your mortgage lender before letting it. Your lender may require specific clauses to be included in the tenancy agreement, and these should be provided to us before the tenancy begins.
If your property is leasehold, you should review the terms of your lease and obtain any necessary written permission from the freeholder or management company before letting the property.
Ensure your buildings and contents insurance policies provide appropriate cover for a rented property. Failing to notify your insurer that the property is being let could invalidate your policy. We can also provide information on Landlord Insurance, Rent Guarantee Cover, and Legal Protection Insurance if required.
We recommend paying regular expenses such as service charges and maintenance contracts by Direct Debit or Standing Order. Where we manage your property, we can arrange payment of approved bills on your behalf, provided sufficient funds are available and invoices are received at our office.
We will arrange the transfer of Council Tax and utility accounts into the tenant's name and record meter readings to ensure accurate final bills. Telephone services may require separate instructions from both the landlord and tenant.
UK resident landlords are responsible for declaring rental income to HM Revenue & Customs and paying any tax due. Non-UK resident landlords may need approval under the Non-Resident Landlord Scheme to receive rental income without tax deductions. We can provide guidance and assistance with the application process where required.
A detailed inventory and schedule of condition are essential to record the property's contents and condition at the start of the tenancy. This helps avoid disputes and provides evidence should any damage or loss occur. We can arrange a professional inventory service if required.
Most private residential tenancies in England are Assured Shorthold Tenancies (ASTs), provided the annual rent is below £100,000. ASTs are typically granted for an initial fixed term of 6 to 12 months. Once the fixed term ends, landlords may regain possession by following the legal notice requirements, including the relevant Section 21 procedures where applicable.
The above is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property. If you wish you can print this page by using your browser Print option.
