House Renting Tips For Landlords

1) Get the legal framework right from day one

Most private lets in England sit under the assured tenancy framework, but the rules are changing, and it is worth staying current. Reforms often referred to as the Renters Reform Act, now moving forward under the Renters’ Rights Act, are intended to reshape how tenancies operate and how landlords regain possession in certain situations. If you want a clear view on how this could affect you, Oakheart has a useful explainer here: Will the Renters’ Rights Act apply to existing tenancies?.

Practical best practice, regardless of where the law lands, is to make sure you have:

A written tenancy agreement that reflects what you are actually offering
Clear clauses around rent, responsibilities, pets, smoking, and occupancy
A documented move in process (inventory, check in report, key handover)

2) Certificates and safety compliance are non negotiable

Compliance is not just a box to tick. If something goes wrong, this is where liability and disputes tend to start.

Common requirements for many rentals include:

Gas safety (if gas is present)
Electrical safety checks, and remedial work where needed (EICR is the usual starting point)
Smoke alarms and carbon monoxide alarms in the right locations
A valid EPC before marketing, and meeting the relevant minimum standard where applicable

If you are unsure what applies to your property, check early. It is far easier to organise certificates before marketing than after a tenant is ready to move.

3) Check licensing rules before you advertise

Some landlords only find out about licensing after a problem arises. That is the expensive version.

Depending on the property and location, you may need:

Mandatory HMO licensing (certain house share setups)
Additional or selective licensing in some council areas
Specific standards around room sizes, amenities, fire safety, and waste storage

A quick call to the local council, or a check on their website, can save a lot of friction later.

4) Price the rent with evidence, not hope

Rent is not just about monthly income. It affects the type of applicants you attract, how quickly you let, and the likelihood of void periods.

A sensible rent figure is shaped by:

Comparable local lets (not just advertised prices)
Condition and finish
Parking, outdoor space, and storage
Proximity to stations, schools, and town centres
Furnished vs unfurnished expectations in your area

If you want a realistic benchmark for Essex and Suffolk, Oakheart’s lettings team can provide a rental valuation and a view on demand in your specific pocket of the market. (More on services here: Oakheart Lettings.)

5) Present the home like a rental someone wants to keep

Tenants decide quickly. If a property feels tired, poorly maintained, or awkward to live in, it often leads to slow interest, negotiation, or short stays.

High impact preparation usually means:

A proper deep clean, including appliances and bathrooms
Fresh paint in high traffic areas
Working lights and a consistent finish (handles, hinges, sealant, tidy sockets)
Secure locks and sensible key sets
Clear instructions for heating and hot water, especially if the system is unfamiliar

It is not about making it perfect. It is about making it dependable.

6) Market properly to avoid voids and timewasters

If your listing is vague, you will spend your time fielding vague enquiries.

Strong rental marketing should include:

Bright, accurate photography that reflects the space honestly
Clear details on parking, outdoor space, and storage
Council tax band and EPC rating where available
Availability date, minimum term, and whether pets will be considered
A straightforward affordability expectation so applicants self select

If you prefer not to manage enquiries and viewings yourself, tenant find services can be a clean solution. Oakheart offers flexible options, from tenant find through to full management, depending on how hands on you want to be.

7) Tenant screening should be consistent and thorough

Good tenants exist, but you still need process.

At minimum, you want:

Right to Rent checks in line with current requirements
Credit and affordability checks
Employment reference, and previous landlord reference where possible
Clarity on who will occupy the home and why they are moving

Consistency matters. Apply the same standard to every applicant and keep decisions evidence based. It keeps things fair and avoids confusion later.

8) Handle deposits properly and protect your evidence

Deposit disputes are rarely about the big things. They are usually about what can be proven.

Best practice includes:

Protecting the deposit in the correct scheme within the legal timeframe
Serving the prescribed information correctly
Using a detailed inventory and check in report with dated photos
Recording meter readings, cleanliness notes, and key handover details

Your inventory is not admin. It is your backbone.

9) Create a maintenance plan before the first repair request lands

Reactive maintenance costs more and causes more frustration. A simple plan reduces emergency calls and protects the asset.

A good baseline plan includes:

Annual servicing schedules where relevant (boilers, alarms, extraction)
Seasonal checks for gutters, external wear, and leaks
Clear reporting routes for tenants
A reliable contractor list so you are not scrambling on a Friday evening

If you use a fully managed service, this is typically handled through established contractor networks and regular inspections, which can keep small issues from becoming expensive ones.

10) Set expectations early and keep communication professional

Most tenancy tension comes from mismatched expectations. The easiest way to reduce it is to be precise at the start.

Before move in, confirm:

How and when rent is paid
What to do if something breaks
What the tenant is responsible for (filters, garden basics, ventilation)
How inspections work and the notice you will give
Whether pets are permitted and on what terms

In communication, keep it calm and factual. It protects relationships and it reads well if it ever needs to be referred to.

What strong landlords do differently

The best landlords are not the strictest. They are the most consistent. They document condition, stay on top of compliance, price realistically, and keep the property easy to live in.

If you want support with tenant find, marketing, compliance guidance, or ongoing management, Oakheart can step in at the level that suits you, without forcing a one size fits all approach. For options, you can start here: Oakheart Lettings.

House Renting Tips for Landlords: Legal Essentials & Best Practice