Are you thinking of buying a property as an investment to let out, or perhaps becoming an “accidental landlord”? Renting out property can be rewarding, but it also comes with a wide range of responsibilities, legal obligations and practical challenges.
With this in mind, we have put together some helpful information, tips and advice for anyone considering letting their property.
Should I rent my property out?
There are many reasons why people decide to rent out a property. For some, it may be a long-term investment, perhaps to help top up a pension or benefit from future capital growth. For others, it may be a shorter-term decision, perhaps because they are moving away for work, family reasons, or are not yet ready to sell.
Rental income can help cover mortgage payments and may provide an additional source of income. It can also be the first step in building a property portfolio. However, it is important to understand that being a landlord is now more regulated than ever, particularly following the legal changes introduced this year.
How do I rent out my property?
You can either choose to manage the rental yourself or instruct a professional letting agent to handle the administration, compliance and day-to-day management of the property on your behalf.
You will also need to decide how to offer your property, usually either furnished or unfurnished, although most properties are let unfurnished. The right decision will depend on the property, the market, and the type of tenant you are hoping to attract.
Check you are allowed to rent out your property
Before you begin renting out a property, you need to check that you are allowed to do so.
If you have a residential mortgage, you may need consent from your lender or you may need to move to a buy-to-let mortgage. Your buildings insurance may also be affected, and standard home insurance is unlikely to be suitable once the property is let.
If the property is Leasehold, your lease may contain restrictions on subletting, so this must be checked carefully. If you are unsure, professional advice should be obtained before moving forward.
Landlord licensing
Licensing schemes for landlords are in operation in some parts of the UK. These are designed to improve property standards and management.
There are different types of licensing scheme, including:
Mandatory licensing — this applies to certain Houses in Multiple Occupation, commonly known as HMOs.
Selective licensing — some local councils require landlords in certain areas to apply for a licence, even for ordinary single-family rental homes.
Additional licensing — this can apply to some smaller HMOs that do not fall under mandatory licensing.
You should always check with the local council to see whether a licensing scheme applies to your property.
How much rent will my property achieve?
Knowing what rent to charge will depend on a number of factors, including the size, location and condition of the property, the facilities available, and the rental value of similar properties nearby.
Setting the rent too high can reduce interest and increase the risk of the property sitting empty. Setting it too low may reduce your return and make it more difficult to assess the level of demand accurately.
One of the most significant legal changes introduced this year is the end of rental bidding. Landlords and agents must advertise an asking rent and cannot encourage or accept offers above that advertised rent. This makes accurate pricing at the outset even more important.
By seeking advice from a knowledgeable local agent, you can set a realistic rental price that helps maximise your return while attracting suitable tenants.
Tax and National Insurance
Rental income usually counts as taxable income. Income tax is calculated on the profit you make as a landlord, so you will need to deduct allowable expenses first.
The amount of tax you pay will depend on your overall income, your tax band, whether the property is owned individually, jointly, or through a company, and your other financial circumstances.
You should always seek independent tax advice from an accountant or tax adviser before letting a property.
Legal changes in 2026
The private rental sector has seen major legal reform this year through the Renters’ Rights Act.
From 1 May 2026, Assured Shorthold Tenancies, commonly known as ASTs, have been abolished for most private rented homes in England. Existing ASTs have automatically become Assured Periodic Tenancies, and new private tenancies are now granted on a rolling periodic basis rather than as a fixed-term tenancy with a set end date.
Section 21 “no fault” notices have also ended. This means landlords can no longer use Section 21 to regain possession of a property. Instead, landlords must rely on specific legal grounds for possession, normally through the Section 8 process. These grounds include situations such as serious rent arrears, breach of tenancy, the landlord wishing to sell, or the landlord needing the property back for their own occupation.
Tenants now have greater security, while landlords still retain routes to regain possession where there is a valid legal reason. However, the process is more structured and it is vital that landlords follow the correct procedure.
Other important changes include:
Fixed-term assured tenancies have ended for most private lets.
Tenancies are now rolling periodic tenancies.
Tenants can generally end the tenancy by giving two months’ notice.
Rent increases during a tenancy are limited to once per year and must follow the correct process.
Landlords and agents cannot accept offers above the advertised rent.
Landlords cannot discriminate against prospective tenants because they receive benefits or have children.
Tenants have a stronger right to request a pet, and landlords cannot unreasonably refuse.
Landlords can usually only request a maximum of one month’s rent in advance.
Further changes are expected in later phases, including the introduction of a Private Rented Sector Ombudsman, a new private rented sector database, and the extension of the Decent Homes Standard to the private rental sector.
This makes professional guidance more important than ever.
What are the legal responsibilities for landlords?
Landlords have a wide range of legal responsibilities. These include, but are not limited to:
Gas safety
If the property has gas appliances, landlords must arrange an annual gas safety check by a Gas Safe registered engineer. A copy of the gas safety certificate must be provided to the tenant.
Electrical safety
The electrical installation must be inspected and tested at least every five years by a qualified person. Landlords must provide tenants with a copy of the Electrical Installation Condition Report, commonly known as an EICR.
Smoke and carbon monoxide alarms
Landlords must ensure that smoke alarms are installed on every storey of the property where there is living accommodation. Carbon monoxide alarms must also be provided where required, including in rooms with certain fixed combustion appliances.
Energy Performance Certificate
The property must have a valid Energy Performance Certificate before it is marketed for let. The property must also meet the current minimum energy efficiency requirements, unless a valid exemption applies.
Property condition and hazards
Landlords must ensure the property is safe and free from serious hazards. This includes matters such as damp, mould, electrical safety, heating, hot water, sanitation, structural issues and general repair.
Legionella
Landlords should assess the risk of legionella and ensure that reasonable steps are taken to manage any risk within the property.
Right to Rent checks
Right to Rent checks remain mandatory in England. Landlords and letting agents must check that a tenant has the legal right to rent before the tenancy begins. Failure to carry out the correct checks can lead to significant penalties.
Starting the tenancy
A written tenancy agreement should be provided and signed by both landlord and tenant. This is something Acres can arrange for you.
Following the legal changes introduced this year, tenancy agreements must now reflect the new periodic tenancy system rather than the old Assured Shorthold Tenancy structure. Any clauses must also be legally valid and up to date.
For example, if you require the tenant to maintain the garden or you have specific rules about smoking or pets, these should be clearly and fairly set out in the agreement. However, any term included must comply with current legislation.
Before the tenant moves in, landlords should ensure that all necessary repairs have been completed, appliances are working, safety checks are in place, and the tenant has been provided with the required information.
A full inventory is also essential. This should include detailed written descriptions, photographs and, where appropriate, video evidence of the property and any items included. The tenant should be given the opportunity to agree the inventory at the start of the tenancy.
Documents tenants must receive
Before or at the start of the tenancy, tenants must be provided with the relevant documents, which may include:
The Energy Performance Certificate.
The Gas Safety Certificate, where applicable.
The Electrical Installation Condition Report.
The current government renting guidance or information sheet required at the time.
Deposit protection information, where a deposit is taken.
A copy of the tenancy agreement or written tenancy information.
Ensuring the right documents are served at the right time is extremely important. Mistakes can create legal problems later, particularly if a landlord needs to regain possession of the property.
Protecting your tenant’s deposit
Landlords have a legal obligation to protect a tenant’s deposit in a government-approved tenancy deposit scheme.
The deposit must be protected correctly and the prescribed information must be provided to the tenant within the required timescale. A tenant cannot be asked to protect their own deposit.
At the end of the tenancy, the deposit should be returned to the tenant, less any agreed deductions for rent arrears, damage, cleaning, missing items or other legitimate costs.
Here at Acres, we can take care of this process for you as part of our letting service.
Landlord insurance
Landlords are strongly advised to take out specialist landlord insurance.
Standard home insurance is unlikely to provide suitable cover once a property is let. Landlord or buy-to-let insurance can include cover for matters such as public liability, damage, loss of rent, legal expenses, emergency assistance and, in some cases, rent guarantee.
The right policy will depend on the property, the type of tenancy and your own circumstances, so advice should be sought from a suitable insurance provider.
During the tenancy
Landlords are responsible for most repairs and maintenance within a rental property. This includes the structure and exterior of the building, heating, hot water, plumbing, sanitation and electrical wiring.
If you are managing the property yourself, you must be prepared to deal with tenant issues, maintenance enquiries and emergencies. It is sensible to have reliable tradespeople available and to keep accurate records of all repairs, inspections and communications.
Periodic property inspections should also be carried out to ensure the property is being looked after and to identify any maintenance issues at an early stage. Tenants must be given proper written notice before a visit, and their right to quiet enjoyment of the property must be respected.
What rights do landlords have to take back possession of their property?
This is one of the most important areas affected by the legal changes this year.
Section 21 “no fault” notices have ended for most private rented properties in England. Landlords can no longer simply bring a tenancy to an end without a legally recognised reason.
Instead, if a landlord needs to regain possession, they must rely on the relevant legal grounds under the Section 8 process. These grounds may include serious rent arrears, breach of tenancy, anti-social behaviour, the landlord wishing to sell, or the landlord or a close family member needing to move into the property.
The correct notice, grounds and procedure must be used. In many cases, if the tenant does not leave, a court order will still be required.
Because possession rules have changed significantly, landlords should always seek professional advice before taking steps to end a tenancy.
Balance your time and costs
It is possible to rent out your property yourself, and being a DIY landlord may appear to save money on agency fees. However, being a landlord is increasingly complex and time-consuming.
You need to understand legal compliance, safety requirements, tenant checks, deposit rules, rent increases, possession procedures, repairs, maintenance, inspections and dispute handling.
Using a trusted letting agent helps ensure that you attract suitable tenants, achieve the best possible rent, remain compliant, and have maintenance and tenant issues handled promptly and professionally.
What does a letting agent do for a landlord?
Put simply, a letting agent arranges the letting and management of the property on behalf of the landlord.
A good letting agent gives the landlord peace of mind when dealing with the property, the tenants, compliance and the day-to-day administration.
Letting agents offer expertise and knowledge in a range of areas. It is our job to understand the current market, advise on rental value, advertise the property effectively, find and reference suitable tenants, prepare the correct paperwork, and help ensure landlords remain compliant with the law.
Of course, there is a cost involved, but you cannot put a price on peace of mind. Knowing that your property is being professionally managed and your tenants are being properly looked after can make a significant difference.
Choosing a tenant
Landlords must comply with the law when choosing a tenant. It is unlawful to discriminate against anyone because of protected characteristics such as age, race, religion, disability, sex or sexual orientation.
Following the recent legal changes, landlords and agents must also be careful not to discriminate against prospective tenants because they have children or receive benefits.
Tenant selection should be based on fair, consistent and lawful criteria, including affordability, referencing and suitability for the property.
The benefits of using Acres Lettings
- Time-saving
We handle all aspects of the rental process, including marketing, viewings, tenant enquiries, referencing, tenancy paperwork and, where instructed, full property management.
- Expertise
Acres understands the local rental market, current legal obligations and how to price your property competitively and correctly.
- Marketing
We advertise on major property portals, including Rightmove and OnTheMarket, as well as through our own website, social media and local marketing channels, helping maximise exposure to suitable tenants.
- Tenant screening
We arrange comprehensive referencing and background checks to help reduce the risk of unsuitable tenants.
- Legal compliance
We help landlords meet their legal obligations, including tenancy agreements, deposit protection, safety certificates and required tenant documentation.
- Property management
We offer full management services, dealing with maintenance, rent collection, inspections, tenant communication and day-to-day issues.
- Dispute resolution
If issues arise, we can help mediate between landlord and tenant and aim to resolve matters professionally and efficiently.
- Peace of mind
By trusting Acres with the letting and management of your property, you can relax knowing that we will handle everything with care, professionalism and attention to detail.
Costs and options of using a letting agent
Click here to see our fees.
Our lettings services include:
Tenant-Find Only.
Tenant-Find and Rent Collection.
Full Management.
Additional services where required.
Using a letting agent is especially beneficial for landlords who are new to renting, live away from the property, have limited time, or simply want the reassurance of knowing that their investment is being professionally handled.
For further information, help, or to book a rental valuation, please contact our Lettings Manager, Hamad, and the Acres Lettings team on 0121 312 4997 or email This email address is being protected from spambots. You need JavaScript enabled to view it..
Alternatively, are you thinking of selling your property and want to know how much your home may be worth? You can get an instant valuation here.
If you are thinking of selling this summer, or would simply like to know what your home may be worth in the current market, our friendly local teams would be delighted to help.
Contact your nearest Acres office today for expert advice and a free market appraisal.
Are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 34 years.
