NEW PODCAST: I tried to sell a property at auction – this is what happened
NEW PODCAST: I tried to sell a property at auction – this is what happened
Weekly data-led tips, local hotspots, and what actually moves the market.
Being a landlord isn’t exactly a walk in the park. Yes, you’ve got an asset that should generate income month after month, but you’ve also got customers to keep happy and a property to maintain. The reality is that issues will crop up and how you handle them makes the difference between a smooth-running investment and a proper headache.
The golden rule? Deal with problems quickly. It’s always cheaper to sort something out today than to wait until it becomes a bigger issue tomorrow. Plus, your tenants will appreciate a landlord who’s on the ball.
Once you’ve handed over those keys, the property isn’t really “yours” anymore in the day-to-day sense. Your tenants have the right to “quiet enjoyment,” which means you can’t just rock up unannounced because you fancy checking whether they’ve been watering that plant you left behind.
You need their permission to enter (with at least 24 hours’ written notice), except in genuine emergencies. So if you’re the type who likes to “pop around” to see how things are going, you’ll need to adjust that mindset pretty quickly.
Set up proper communication channels. We recommend encouraging text-based communication – whether that’s email, WhatsApp, or good old-fashioned texting. Two big advantages: it’s convenient for everyone (no playing phone tag), and you’ve got a written record of what was said (which becomes very handy if disputes arise later).
Consider getting a separate phone number on a cheap prepaid SIM for tenant contact. You might think your tenants are lovely now, but if things go south, you don’t want them having your personal mobile number.
In the case of non-emergency messages, try to only reply during normal working hours, because though you might not mind answering a 10pm text about a dripping tap, it’ll set the expectation that you’re available 24/7.
Document everything and keep notes of conversations, especially anything remotely contentious. You could use a simple CRM system but even just a notebook will do.
Rent arrears is every landlord’s nightmare, and unfortunately, the longer rent goes unpaid, the less likely you are ever to see that money.
If rent is late, contact the tenant that evening, not to be aggressive, but to establish that the rent due date isn’t a suggestion.
Often it’s innocent – the standing order wasn’t set up properly, or there’s been a bank error, but sometimes it isn’t, and you need to distinguish between the two quickly.
Be wary of sob stories and elaborate excuses. Good people who’ve fallen on hard times will usually be upfront about their situation and offer a realistic plan to sort things out. Professional fibbers, on the other hand, can be remarkably creative with their explanations and surprisingly convincing in their apologies.
If you have Rent Guarantee Insurance, check your policy requirements – many insurers need to be notified within a specific timeframe after a missed payment, so don’t assume you can sort it out quietly and tell them later.
If the situation isn’t resolved quickly through honest communication and a clear payment plan, you’re looking at legal action. It’s expensive, time-consuming, and frankly miserable for everyone involved so you’re far better off preventing the problem in the first place through thorough tenant referencing.
Understanding what you’re responsible for (and what you’re not) prevents a lot of aggravation down the line.
Your legal responsibilities include:
The tenant’s responsibilities include:
When something needs fixing that’s your responsibility, follow the “do it NOW” rule. You’re obviously excused if it’s at midnight on Christmas Day, but for the most part, don’t dilly-dally hoping the problem will disappear. Delays annoy tenants and often make repairs more expensive.
It’s crucial that you build a network of reliable tradespeople. Personal recommendations are gold, but failing that, sites like MyBuilder work well because you can see reviews and ratings and check they have proper insurance and belong to relevant trade bodies.
Consider getting landlord emergency cover. It typically costs £10-15 per month and provides a 24-hour hotline for your tenants which they can call directly for issues like heating failures or leaks, and covers repairs up to £500 or so. It can be brilliant for making sure you don’t get dragged into every minor emergency.
Damp and mould complaints are probably the most frequent, and nine times out of ten, it’s condensation caused by habits like drying clothes indoors with windows closed, cooking without ventilation, or generally not opening windows enough. Have a polite conversation about ventilation before assuming there’s a structural problem – but you’re required by law to take these complaints seriously, so document the conversations you’ve had and any actions you’ve taken.
Boiler problems often sound worse than they are, and many “broken” boilers have just lost pressure, which tenants can fix themselves in five minutes if you talk them through it. Include boiler instructions in your house manual, and consider an annual service to prevent bigger issues.
Appliance breakdowns are why some landlords avoid providing them altogether. If you do provide white goods, include the manuals and make it clear that call-out fees for user error will be charged to the tenant.
Pest problems create arguments about responsibility but generally, if the pests were there when the tenant moved in, or if there’s a structural defect allowing access, it’s your problem. If they’ve appeared due to the tenant’s cleanliness standards, it’s theirs. A clause in your tenancy agreement helps clarify this.
Inspect your property every six months – not to be nosey, but to spot problems before they become expensive and ensure the tenant is treating the place responsibly. A few best practices:
Sometimes, despite your best efforts at tenant selection, you end up with someone who just shouldn’t be in your property. Whether it’s persistent rent arrears, significant damage, or antisocial behaviour, you might need to end the tenancy during the fixed term.
This typically involves serving a Section 8 notice, which requires specific legal grounds and proper procedures. It’s complex, often lengthy, and there’s no guarantee of success – judges often find in favour of tenants whenever possible.
From May 2026, Section 21 “no-fault” evictions will be abolished entirely. All evictions will need to use Section 8 grounds with specific reasons. The current system of fixed-term tenancies will also end and all tenancies will become periodic from the start, with tenants able to leave with two months’ notice.
It’s essential that you seek out legal advice for this process. And frankly, while Section 21 still exists, if you find yourself needing to evict someone for bad behaviour it’s often quicker to wait until the end of their fixed term and use a Section 21 notice instead.
Comprehensive referencing, checking their employment and previous landlord references, getting a feel for their character during viewings… this is time incredibly well spent. Set the right tone from the beginning with professional communication, prompt responses to reasonable requests, and clear expectations.
Yes, being a landlord involves dealing with the occasional headache. But with the right approach, you can minimise the drama and maximise the returns from what should be a solid long-term investment.
Weekly data-led tips, local hotspots, and what actually moves the market.
