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Rentals & Sales

New landlord roadmap

Seven decisions to resolve before a tenant moves in.

Inherited a property, relocating or letting your former home? Work through authority, licensing, safety, advertising, tenancy and money-handling questions in the right order before accepting a tenant.

Start the checklist

020 8944 6212 · Wimbledon@rentalsandsales.co.uk

Starter checklist

Work through the dependencies in order

Do not treat a later certificate as a cure for an earlier ownership, permission, licensing or property-condition problem.

1. Confirm you can lawfully let the property

Resolve ownership, finance, lease and insurance questions before making commitments to a tenant.

  • Confirm the legal owner and that you have authority to act, including any probate, trust, power-of-attorney or co-owner requirements.
  • If the property is mortgaged, obtain any permission required by the lender and understand the mortgage conditions.
  • For leasehold property, check the lease and any freeholder or managing-agent consent, notice or fee requirements.
  • Tell the buildings and contents insurer about the proposed letting and obtain appropriate cover before occupation.
  • Get qualified tax advice where needed and understand that rental income may need to be reported to HMRC.

2. Check licensing and planning locally

Licensing depends on occupation, property type and exact address; planning and licensing are separate regimes.

  • Check the council's current HMO, additional and selective licensing pages for the exact property address.
  • Confirm how many people and households will occupy the property before deciding whether HMO rules apply.
  • Check planning use, Article 4 directions, building-control history and any lease restriction separately from licensing.
  • Do not advertise a proposed occupation that depends on a licence or permission until the correct route is understood.

3. Make the property safe and document it

Safety is an ongoing duty, not a one-off certificate exercise.

  • Assess and remedy significant health and safety hazards and make sure the property is fit for occupation.
  • Arrange annual Gas Safe checks for relevant gas appliances and flues and provide the required record.
  • Obtain the required electrical inspection report, usually called an EICR, and complete required remedial work within the applicable timescale.
  • Install and test the smoke and carbon-monoxide alarms required for the property and fuel appliances.
  • Check EPC and minimum energy-efficiency requirements, any exemption and whether the certificate reflects the property.
  • Check fire-safety, furniture, appliance and escape-route requirements, with additional measures where HMO or building rules apply.

4. Advertise fairly and state the rent

Since 1 May 2026, assured private-sector advertising and pre-tenancy payments follow new rules in England.

  • Publish a specific asking rent and do not invite, encourage or accept an offer above it.
  • Do not discriminate against applicants because they receive benefits or have children, and follow the Equality Act more broadly.
  • Provide accurate material information about the property, costs, tenure, restrictions and availability.
  • Do not ask for or accept rent before the tenancy agreement is signed; check the current limit on rent that can then be required before occupation.
  • Only request a holding deposit or other payment where current tenant-fee rules allow it and explain the terms in writing.

5. Check applicants and create the tenancy

Use a consistent, documented process and give required information before the agreement is made.

  • Carry out right-to-rent checks on every adult occupier where required, without selecting people for checks based on nationality or appearance.
  • Use proportionate referencing and handle applicant information in line with data-protection requirements.
  • For a new assured tenancy from 1 May 2026, provide the prescribed written information before signing or otherwise agreeing the tenancy.
  • Record the agreed rent, payment period, parties, property, responsibilities and other required terms accurately.
  • Give the tenant the certificates, safety records and other documents that apply before occupation or within the required period.

6. Protect money and record move-in

Separate rent, holding deposits, tenancy deposits and agency client money; each has different rules.

  • Check the current tenancy-deposit cap before accepting a deposit.
  • Protect a tenancy deposit in an approved scheme and provide the prescribed information within 30 days of receiving it.
  • Prepare a dated inventory and condition record and give the tenant a fair opportunity to comment.
  • Record meter readings, keys, alarm testing and documents supplied at handover.
  • If an agent will hold client money, obtain and check the current client-money-protection details before transferring funds.

7. Plan ongoing management

Decide who owns each task and keep evidence throughout the tenancy.

  • Provide a clear repair-reporting route and respond according to the issue's urgency and legal requirements.
  • Track certificate renewal dates, inspection findings, licence conditions and remedial work.
  • Keep rent, payment, communication, consent, repair and contractor records securely.
  • Use Form 4A and the current section 13 process where it applies to a rent increase; do not rely on an old rent-review clause.
  • Take legal advice before serving possession or other statutory notices if you are unsure about the grounds or prerequisites.
Official sources

Check the live rule before acting

These government pages are the starting references used in this roadmap. Local licensing and planning must also be checked with the relevant council.

Landlord responsibilitiesSafety responsibilitiesRight to rent checksWritten tenancy informationDeposit protectionPermitted tenancy paymentsRenters' Rights Act overviewTax on rental income
Merton licensing guideWandsworth licensing guide

Optional agency support

Agree responsibilities and costs in writing

Our advertised standard Full Management fee is 18% of monthly rent inclusive of VAT. The written proposal identifies which marketing, tenancy administration, rent collection, communication, maintenance coordination and inspection tasks are included. Contractor invoices, certificates, licences, inventories, insurance and legal services remain separate unless expressly included.

Read the fee scheduleCalculate the advertised fee
FAQs

New-landlord questions

Start with the legal and property facts. A management decision comes after those are understood.

Is this checklist suitable if I inherited the property?+

It is a useful starting sequence, but do not let or sign an agency agreement until the personal representatives, beneficiaries or registered owners have legal authority to act. Probate, mortgage, insurance and tax advice may be needed first.

Does completing every item guarantee compliance?+

No. Duties depend on the property, occupation, tenancy, council area and changes in law. Use the linked official guidance, check the exact address with the council and obtain legal or specialist advice where the position is unclear.

Can I upload tenancy or identity documents through the concierge?+

Do not put identity documents, bank details, tenant personal data or unredacted tenancy records into an open chat or ordinary enquiry form. Start with the property count, broad location and question; we can explain an appropriate route if documents are genuinely required.

Does Rentals & Sales provide legal or tax advice?+

No. We can discuss estate-agency and property-management scope and signpost official information. Legal, tax, mortgage, planning and specialist safety questions should be handled by appropriately qualified professionals.

What does Full Management cost?+

Our advertised standard Full Management fee is 18% of monthly rent inclusive of VAT, equivalent to 15% plus VAT at 20%. Contractor work, certificates, licensing, inventories, insurance and legal services are separate unless the written proposal expressly includes them.

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Start with the property-specific questions

We will explain what falls within our service, what needs an official or professional check and any fee before you proceed.

Request Onboarding ScopeRead Compliance Checklist
New Landlord Starter Checklist for England | Rentals & Sales