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On 17 May 2023, the government unveiled the new Renters' Reform Bill.
The Bill includes a series of measures to improve tenant rights, including a ban on Section 21 no-fault evictions.
We'll update this guide with full information when it is published. In the meantime, check out our news story for the main announcements.
Many landlords manage their properties on their own and do it very well, but for others it's far more convenient to use a letting agent.
Consider managing your property yourself if:
You may want to use a letting agent if:
Letting agents typically offer two or three levels of service:
1. Finding tenants and arranging the let: for a one-off fee, an agent will find tenants for your property.
Once they have found some potential tenants, they will also collect references, run credit checks, collect deposits, and draw up tenancy agreements and inventories.
2. Rent collection: the letting agent will collect the rent from your tenants each month and chase any late payments.
3. Full management: the letting agent manages all aspects of the rental, not just the rent collection but also dealing with any queries and sorting out maintenance and repair work.
Letting agent fees can vary dramatically depending on the location of the property and the level of service you require.
Agents will usually base their charges on a percentage of the monthly rent, rather than demanding a flat fee for the full contract term.
Fees for agents can range from below 10% of the rent to above 20%, depending on the service.
Full property management can cost anything from 12% to 20% of the total rent, depending on the area and which managing agent you choose. As an example, below are the standard fees charged by Savills, which has more than 100 branches in the UK.
The above fees include VAT.
Yes: it's a competitive market, so you should compare several quotes and be prepared to haggle to get the best deal.
Not all deals are equal, either. Some agents might include services such as deposit registration and undertaking Right to Rent checks as part of the package, while others will charge extra.
Make a shortlist of what you're looking for from your agent and always read the small print before rushing in.
When comparing agents, here are some things to consider:
If you choose to manage your own property, finding the ideal tenant should be top of your to-do list.
Finding a quality tenant who will want to stay in the property for the long term will allow you to avoid costly void periods (when the property remains empty).
As a starting point, here are some tips to help you find your ideal tenant:
When you let out a property, you'll need to have an Assured Shorthold Tenancy Agreement (AST) drawn up, outlining the contractual terms of the let.
If you use an agent, they'll deal with this for you. Many letting agents use templates provided by membership organisations such as ARLA, which offers seven different templates.
It is possible to draw up a contract yourself using online templates, or by copying the standard text used in other people's contracts and then adding the specifics of your property.
If you choose this route, it's best to take professional legal advice to ensure your contract covers the important areas and that you'll be legally covered.
Tenancy agreements should contain general contractual information but also some specifics about the property you're letting out - such as who needs to maintain the garden.
As a starting point, a contract should contain the following:
There are three deposit protection schemes you can register your tenant's deposit in.
When you log the deposit, the tenant should be posted a certificate confirming the full amount that's been protected.
At the end of a tenancy, provided the tenant has stuck to the terms of the tenancy agreement and is up to date with all bills, they should be entitled to their full deposit back.
If the tenant has broken the terms of the lease, however, you can raise a claim to have some or all of the deposit returned to you.
As a landlord, you should take the following steps at the end of a tenancy:
If there's no dispute, you have 10 days to release the agreed amount of deposit back to the tenant.
If there is a dispute, either party can raise this with the company running the deposit protection scheme, which will offer a formal mediation service. A decision should be made within 28 days of the evidence being supplied.
If you're using a letting agent, they'll arrange a check-in and check-out inventory on your behalf.
Inventory reports are particularly important if you're letting a furnished home, as in addition to providing full details on the condition of the property itself, they'll also itemise any items you're including in the let.
This will give you some evidence if anything goes missing or gets broken, or if the tenancy ends in a dispute.
While it is possible to conduct an inventory yourself using templates available online, paying an independent inventory clerk can be a worthwhile investment.
If you're managing your own let, you'll need to be on the ball when it comes to fixing any problems that arise during the tenancy.
The way in which you respond to maintenance issues can have a significant effect on the relationship you have with your tenant - as while the boiler not working for a day or two might not worry you too much, it'll certainly be an issue for the person shivering in the house.
In practice you should be contactable and have a list of contacts - such as plumbers, electricians and locksmiths - who you can call upon to fix any problems.
If you don't feel that you can commit to this, you might be better instructing a managing agent to look after the property.
If you do decide to go it alone, you can turn to technology for a helping hand.
There are now a range of apps available to help you stay on top of all elements of renting our your home.
Please note that the apps listed here are for illustrative purposes and are not endorsed by Which?.
Tenancy agreements initially last a set amount of time, usually 12 months.
After this period, the contract continues to roll on a month-by-month basis until it's either extended for another set period or the landlord or tenant serves notice.
If the fixed-term tenancy has expired or is set to end (or has a 'break' clause at a set point), you can formally serve your tenant with two months' 'notice to quit'. This notice should include the specific date that you expect to take the property back.
If you're still in the fixed term, you can only ask your tenant to leave if they're in arrears with their rent payments or have broken the rental contract.
In Wales, long-awaited rental reforms were introduced in December 2022, with contract-ending notice periods being significantly extended from two to six months. Landlords also cannot include a break clause to regain possession in fixed-term contracts of less than two years.
Once a tenancy agreement expires and moves on to a 'rolling' contract, either side can give notice. This is usually two months, but some tenancy agreements will specify different notice periods.
If you have a good tenant, it's worth thinking ahead of time and starting the ball rolling to renew a tenancy a couple of months before it's set to expire. This way both you and your tenant have the guarantee that the other party can't serve notice imminently.
While changes have been made in Wales, the government in England is edging nearer to a wide-ranging rental system shake-up.
Blanket bans on pets, families with children or those in receipt of benefits are proposed as part of the Renters’ Reform, which could become law in 2023.
No-fault evictions are due to be outlawed and tenants will be given more power to challenge landlords who fail to meet their obligations. The bill is in the process of becoming legislation, so key dates are yet to be determined.
The government is currently debating bringing in minimum-term tenancies of three years.
Any such legislation would likely include 'break' clauses for tenants after six months.
It remains to be seen if and when these plans will come to fruition.
Eviction can be a complicated process, even if you can prove that your tenant has broken the terms of the contract.
If you're looking to evict your tenant, for example if they haven't paid rent or have damaged your property, you'll need to follow a strict set of procedures to avoid breaking the law.