35 Essential Tips Every Accidental Landlord Should Know

As part of my build-up to writing this blog post, I briefly eyed-up several high-ranking articles on Google, offering guidance and advice to accidental landlords.

Now, I don’t want to be the venomous bitter asshole, but I’m afraid I’m going to have to be. Every article I came across seemed to offer the same colourless regurgitated dog-shit, drafted by marketing content creators, rather than actual landlords with real experience.

Sure, they cover the basic textbook essentials; Tenancy Agreements, Energy Performance Certificates, Tenancy Security Deposits, , Landlord Insurance etc. Yada, yada, yada!

All useful and vital tips, but it’s nothing new, and in my opinion, there’s very little information that helps equip landlords for the critical day-to-day realities, which is arguably just as important as the low-level textbook information.

Either way, no matter how you dice it, the learning curve is steep – so prepare yourself – but there are definitely perks to grinding through the mundane homework in order to substantially minimise your risks.

Due to my realisation, I’ve decided to do what I can to help by compiling my own creepy and repugnant list of tips for all those accidental landlords that didn’t expect to be here…

1) Download the Essential Guide for New Landlords

First and foremost, I’m going to conduct some utterly shameful self-promoting, but with impeccable reason.

I’ve already written a detailed guide for new and first-time landlords [free to download], which covers pretty much everything you’ll find in here, plus more! In fact, I think it’s fair to say that everything I’m going to spew out on this page is a watered-down version of what’s contained in the book. So, downloading it should be your first port of call, or at least your primary objective after you’re done with this page.

It’s received some decent reviews, so make of that what you will.

2) Arrange Landlord Buildings Insurance Immediately

I know, I know!

In my brief introduction, I mentioned that getting the right type of insurance is basic advice – but also crucial – which is why it deserves emphasis (along with a few other key points that often go unsaid elsewhere).

Buildings insurance is not a legal requirement, but you would be unwise not to have a suitable policy in place, because without it you will receive nothing if your property is seriously damaged (for example, in a fire).

If you currently have a standard residential policy, contact your provider and switch it to a policy suitable for buy-to-let properties. If your rental is still covered under a residential policy, there is a strong chance your cover may be invalid, and claims will be rejected.

Here’s a full guide on landlord insurance (there are many types of landlord insurance), and a more specific blog post targeting landlord building insurance.

3) Arrange Contents Insurance (If Required)

Again, contents insurance is not a legal requirement and, in many cases, it is not essential for landlords.

If you are renting out a fully furnished property, it is sensible to take out contents insurance to protect the items you provide. However, if the property is unfurnished, contents insurance is typically the tenant’s responsibility, should they choose to obtain it.

4) Ensure You Have a Buy-to-Let (BTL) Mortgage

It works in a similar way to buildings insurance – you need a mortgage product that is specifically designed for buy-to-let properties, rather than a standard residential mortgage.

You should inform your lender that you intend to let your property (if you do not already have a buy-to-let (BTL) mortgage). They may then require you to switch or amend your existing mortgage product to a suitable buy-to-let arrangement.

5) Check the Terms of Your Lease (Leasehold Properties)

If you own a leasehold property, it is important to check whether your lease permits subletting (technically, you will be subletting if you let out a leasehold property). Some leases explicitly prohibit it, so you must confirm this before proceeding.

6) Use Online Letting Agents for Better Value

Most new landlords instinctively assume that using a local high-street letting agent is the only option for finding tenants and fully managing a buy-to-let property. While that was largely true a decade ago, things have changed significantly, and for the better. Online letting agents are the modern, cost-saving alternative, and it is well worth exploring them if you have not already.

In short, online letting agents have digitised the process of finding and managing tenants for a fraction of the cost charged by traditional high-street agents. For example, I used to pay my local agent £750 to find a tenant, but now I pay around £50 with an online agent. If that does not at least get your attention, you are probably not paying close enough attention to your costs.

Granted, online agents are not for everyone, but before dismissing them, I strongly recommend reading my complete guide on online letting agents.

High-street agents will often argue that their one-to-one service is superior and cannot be matched online, but I do not fully agree. While online letting agents were once better suited to experienced landlords who self-managed, that is no longer the case.

Many online letting agents now offer cost-effective managed services (from as little as £45 per month), which are increasingly suitable for new and first-time landlords. My advice: at least explore your options so you know where you stand.

7) Choosing the Right High-Street Letting Agent

Putting aside all the negative press and stereotypes high-street agents are associated with, I’m not adverse to encouraging accidental landlords on using them, especially if you feel completely out of your depth. So if you decide that using a high-street agent is the route you want to take (after reading my guide on online letting agents, of course), then my only advice is to choose wisely.

While I don’t think they’re all snake-oil assholes, many of them are. If not worse. To spare myself from rewriting the traps to be aware of when dealing with agents, I invite you to hop over to my guide on how to choose a good high-street letting agent.

8) How to Set the Right Rent Level

Do not fall into the trap of overpricing your rental property, even if it feels tempting. Always aim to charge the market rate — and no more.

Overpricing can quickly lead to longer void periods (which often costs far more than simply setting the correct rent from the outset). In some cases, it may also risk non-compliance with rent regulations introduced under the Renters’ Rights Act.

You can check local market rates by speaking with letting agents and using property portals such as Rightmove and Zoopla to compare similar properties in your area.

9) Understand Tenancy Deposit Regulations

You do not legally have to take a deposit (something many landlords are not aware of), although most do – and it is generally advisable.

Landlords typically take around one month’s rent as a deposit, although some may take more where the property is furnished or where the tenant has pets.

As a side note, since the introduction of the Tenant Fees Act 2019, deposits in England are capped at five weeks’ rent (for most tenancies).

If you take a deposit, you must comply with tenancy deposit protection legislation, which is also covered in more detail in the landlord legal obligations section below.

10) Tenant Referencing Is Essential

This blog post may feel like a chaotic or unorganised list of cautions, but there is a deliberate strategy in the ordering. It is not strictly ranked by importance — otherwise, this topic would likely be much higher up the list.

Many landlords, even experienced ones, underestimate the importance of securing good-quality tenants.

New landlords are often tempted to act quickly and accept the first available tenant to minimise void periods. In theory, this makes sense, as a vacant property generates no income. However, in practice, prioritising speed over quality can cost far more in the long run.

For example, leaving a property vacant for an extra two weeks while waiting for a suitable tenant is often far cheaper than rushing into an agreement with a problematic tenant who may cause issues later.

My advice is simple: do not stop marketing your property until you are confident you have found the right tenant. If that means a slightly longer void period, so be it. Be diligent and thoroughly reference all applicants. Referencing is essential.

11) Understand What “DSS” Tenants Mean

While the term “DSS” is now largely outdated (the Department of Social Security was abolished in 2001), it is still commonly used to describe tenants who receive housing benefits.

These tenants can bring both advantages and disadvantages, all of which are discussed in more detail in my guide on tenants who receive housing benefits.

DSS tenants remain a controversial topic, particularly in the current economic climate where more people rely on benefits.

I am not here to encourage or discourage landlords from accepting DSS tenants. However, every landlord should understand what the term means and what it involves before starting the tenant search process. Please do your research.

12) Continue Marketing Until a Tenant Has Moved In

This point highlights a costly mistake that many novice landlords make.

Tenancies fall through at the last minute more often than you might expect – very similar to how property sales can collapse unexpectedly. When that happens, you are back to square one and must start the process again.

For that reason, I strongly advise that you do not stop marketing your property until the tenant has signed the tenancy agreement, and the first month’s rent and deposit have been paid.

Even if you believe you have found the perfect tenant who is committed to moving in, circumstances can change quickly. Until everything is formally completed, nothing is guaranteed.

13) Understand Your Legal Landlord Responsibilities

Well, you knew this one was coming.

There are a barrage of legal obligations landlords must adhere to, from safety aspects to the administrative duties, all of which I’ve covered in detail over in my landlord legal responsibilities and obligations blog post. Enjoy!

Needless to say, failing to comply with your legal obligations can quickly and easily lead to prosecution. Don’t be that guy or gal!

14) Difference Between a Tenant and a Lodger

This is a common issue where landlords confuse a tenant with a lodger, and vice versa.

The key difference is that a lodger rents a room in a property where the landlord also lives, and typically shares common areas such as the kitchen and bathroom. A tenant, on the other hand, usually has exclusive occupation of the property (or part of it) under a tenancy agreement, and the landlord does not reside there.

It is important to note that lodgers have significantly fewer rights than tenants, and this blog post focuses specifically on Assured Shorthold Tenancies.

If you have just realised that you actually have a lodger rather than a tenant, do not worry — you are not alone. You can read more in my guide on lodgers.

15) Utility Bill Responsibilities Explained

I do not recommend including utility bills within the rent for most standard tenancies. In my view, it can quickly become messy and difficult to manage if issues arise (for example, unusually high heating bills). Above all, energy usage can fluctuate significantly due to seasonal changes, making costs unpredictable.

With that in mind, ensure that all utilities (gas, water, electricity, telecommunications, broadband, council tax, etc.) are clearly assigned to the tenant(s), and that this responsibility is explicitly stated in the tenancy agreement.

I also strongly encourage landlords to contact each utility provider directly to ensure accounts are properly transferred into the tenant’s name, including accurate meter readings where applicable. Do not rely solely on the tenant’s word. This helps ensure that if bills fall into arrears, the liability sits with the tenant, not the landlord.

That said, some landlords do prefer to include utility bills within the rent, particularly HMO landlords. This can work in certain circumstances, but it does increase complexity.

If you choose this route, I would strongly suggest looking into energy auto-switch services to help ensure you are always on the most cost-effective tariffs.

16) Furnished vs Unfurnished Properties

Personally, I would not encourage letting a fully furnished rental property, although I understand that in some cases it may be unavoidable without incurring storage costs.

However, if you have the choice, I would generally recommend letting unfurnished. The key point to remember is that the more items you provide, the more responsibility you take on for repairing and maintaining them. This can become time-consuming, costly, and often more trouble than it is worth.

In many cases, it may be worth paying for storage or even selling furnishings altogether to avoid the ongoing complications they can create.

If you want a more detailed breakdown of this topic (and why I generally think furnishing can be problematic), you can read it here.

17) Providing White Goods: Pros and Cons

From my experience, most tenants expect white goods to be provided, and it can be difficult to find tenants who are willing to supply their own appliances. At a minimum, this typically includes a fridge/freezer and an oven or cooker.

Just to clarify, providing white goods does not mean the property is considered furnished.

18) Tenancy Agreement Essentials

Here are a couple of my most crucial tips when it comes to tenancy agreement contracts…

• Verbal Agreements Still Exist, But Written Terms Are Essential: While it is not generally recommended, a tenancy agreement can be a verbal agreement between landlord and tenant. However, landlords are still obligated to provide tenants with a Written Statement of Terms, which sets out the key details of the tenancy.
• Tenancy Law Changes Under the Renters’ Rights Act: With the introduction of the Renters’ Rights Act on 1st May 2026, all existing and new tenancies in England became Assured Periodic Tenancies (APT). Before this, most tenancies were Assured Shorthold Tenancies. Even if a tenancy agreement was created before 1st May 2026 and states it is an Assured Shorthold Tenancy, it automatically converted into an Assured Periodic Tenancy.
• Read and Understand Every Clause: Read every clause in the tenancy agreement carefully and ensure you understand everything. If there is anything unclear, seek advice (for example, by asking a question in a landlord forum) rather than signing blindly.
• Only Use Trusted Tenancy Agreement Templates: Do not download a random tenancy agreement from the internet simply because it is free. Ensure it is up to date and sourced from a reputable provider. For example, you can download one here.
• Do Not Add Unenforceable Clauses: Do not add or amend clauses arbitrarily, as they may not be legally enforceable. If you wish to make changes to a tenancy agreement, it is advisable to seek professional advice (for example, from a solicitor).

For more details, here’s a guide on tenancy agreements.

19) Consider Requesting a Tenant Guarantor

A “Guarantor” is the person that accepts the liability on behalf of the tenant in the event of the tenant failing to meet their obligations (e.g. if the tenant falls into arrears). The Guarantor is legally bound to accept the liabilities on behalf of the tenant (i.e. cover the rent arrears). Most commonly, a guarantor is usually a close family member of the tenant.

I recommend for all landlords to ensure that their tenants have a guarantor. In fact, I would insist on it. It’s actually easy to arrange- all the landlord needs to do is reference the guarantor (to ensure they’re suitable), and then get them to sign a contract (similar to a tenancy agreement).

For more information on tenant guarantors and guarantor contracts.

20) Rent Guarantee Insurance Explained

Yes, another type of insurance. The third one in this blog post alone, to be precise.

Rent Guarantee Insurance (RGI) protects landlords against loss of rental income. It is most commonly used when tenants fall into arrears, with the policy covering rent payments (either fully or partially, depending on the provider and policy terms).

I highly recommend considering RGI, especially for new tenancies where there has been little or no opportunity to build trust, and for landlords who rely on rental income to cover ongoing financial commitments. For example, if missing even one or two months of rent would put you under financial pressure, it is worth seriously considering landlord rent guarantee insurance.

All things considered, it is relatively inexpensive (around £300 per year), and in my view well worth it. I honestly do not know why more landlords do not take it out.

21) Understand Your Tax Obligations as a Landlord

To put simply, being a landlord is a business, so that means any profit made is subject to taxation. Almost all accidental landlords will be subject to income tax; that means they’ll need to file a Self Assessment tax return form for each tax year.

The running costs of being a landlord can be a burden on the purse, but the good thing is that many of those expenses are tax deductible, commonly known as “allowable expenses”, which includes:

• Letting agent fees
• Legal fees e.g. tenant eviction costs
• Accountant fees
• Insurance
• Council tax
• …etc

Needless to say, safely keep all your receipts!

Bottom line, tax is a real thing when you’re a landlord. For more depressing info on the subject matter, here’s my landlord tax guide.

22) Treat Your Rental Property Like a Business

I ‘spose I’m following on from my previous point with this one, but I do want to provide some extra emphasis on how important it is to run your landlording affairs like a proper business (because that’s what it is). That means having a separate bank account (doesn’t need to be a business account), keep a spreadsheet of all your finances, set yourself reminders of key dates (e.g. when the annual gas safety check is due), and maybe even go the whole 9 yards and file everything away neatly. Might even be worth looking into some landlord software to help assist with the admin.

Believe me, being organised and professional will make life so much easier.

23) Repairs and Maintenance Responsibilities

According to Section 11 of the Landlord and Tenant Act 1985, the landlord is legally obligated to:

• keep the structure and exterior of the property in good repair, including drains, gutters and external pipes
• keep installations for the supply of water, gas, electricity and sanitation in good repair and proper working order
• keep installations for space heating and water heating in good repair and proper working order

Kind of a no-brainer if you ask me, but apparently it’s not (based on how many depressing horror stories I hear from tenants).

More on Landlords responsibility to repair and maintain.

24) Maintain a Financial Contingency Fund

If there is one thing you can rely on as a landlord, it is unexpected expenses appearing at the worst possible time – from general maintenance issues to the financial impact of problematic tenants. Always keep a financial buffer set aside to cover these costs.

If you are the type of person who lives month to month, then being a landlord may not be the best fit for your financial situation. At the very least, you should set up a contingency fund to cover the kinds of costs that are, ironically, both unpredictable and inevitable.

To give a practical example, in the space of one year I had to replace two boilers, which cost me around £5,000 in total – a painful but very real reminder of why contingency funds matter. OUCH!

25) Keep Records of All Tenant Communications

Use common sense to determine what is worth recording, and ensure you communicate through methods that leave a clear audit trail (for example, emails and text messages), so you can refer back to conversations when needed.

This is particularly important when agreeing changes to the tenancy or obtaining permission to enter the property to carry out repairs. Bear in mind, communication logs are often useful if things turn sour and evidence is required. Protect yourself at all times.

26) Arrange a Professional Inventory Report

An inventory is a listing of all the contents of a property and a record of the condition of the property. Always do one! The process of creating an inventory is typically simple- it usually involves taking pictures and taking down notes on a clipboard, and then getting the report agreed upon and signed by both landlord and tenant.

Shockingly, inventories are often sidestepped by landlords, which is crazy, because they protect all parties, specifically when identifying damages (which is an extremely common reason for dispute). Inventories are crucial when it comes to putting reins on unnecessary and unwarranted spending.

More on property inventories and how to create one.

27) Understand a Tenant’s Right to Quiet Enjoyment

Yes, it might be your name on the title deed, but it is ultimately your tenant’s home, which means they have the legal right to live in quiet enjoyment as part of their statutory rights.

This means that, as a landlord, you cannot simply turn up at the property unannounced, even for repairs or inspections.

You must generally provide at least 24 hours’ notice and obtain the tenant’s consent if you wish to enter the property, and the visit must be at a reasonable and convenient time for the tenant. Otherwise, they are entitled to refuse entry.

28) Carry Out Regular Property Inspections

Routine property inspections are crucial- they help identify if your tenant isn’t taking care of your property as you would expect, and it also provides the opportunity to flag any maintenance issues, which the tenant may have overlooked e.g. leaks, mould etc.

I recommend quarterly inspections, or at the very least, 2 times per year.

Don’t forget, your tenant has the right to live in quiet enjoyment, so you should properly schedule inspections with your tenant. You can use this inspection template to serve notice.

29) Always End a Tenancy Properly

If I had a carrot for every time a landlord took matters into their own hands and completely messed it up, I’d for sure have a carrot shop.

So many landlords run into problems by attempting to end tenancies through improper or informal methods. Tenancies must always be ended in accordance with the correct legal procedures, whether initiated by the landlord or the tenant. Failing to do so could result in hefty penalties.

There are several lawful ways to end a tenancy, depending on the circumstances, which are outlined here: different ways of properly ending tenancies.

30) Dealing with Problem or Difficult Tenants

Ahh yeah, the underbelly of being a landlord.

My theory is that if you are a landlord long enough, you will eventually come across a difficult tenant, regardless of how careful or thorough your referencing is. In some cases, this may involve rent arrears or serious property damage. A small number of problematic tenancies can slip through even the best screening processes.

Many “accidental landlord” guides fail to acknowledge this reality, which is concerning, because it is a risk that genuinely exists in practice.

The purpose here is not to alarm you, but to encourage preparation. This may include robust referencing, appropriate insurance policies, and regular property inspections, all of which are covered elsewhere in this guide.

If you are already dealing with a difficult tenant situation, you may find this free problem tenant advice service helpful.

31) Be Firm, Fair, and Set Clear Boundaries

Be a fair landlord, but do not allow yourself to be pushed around. I’ve learnt the hard way that there’s a lot of pushing, elbowing and cheap-shots in this industry. It can get ugly, and it often does.

When I first became a landlord, I was far too timid and unsure of myself. In hindsight, had I been more confident and assertive from the beginning, I would have been in a much stronger position. That said, I do not believe in being harsh or unreasonable – the key is finding a balanced approach.

Experienced landlords tend to develop thicker skin over time, but many new landlords can be overly cautious or hesitant, which can leave them vulnerable to unreasonable demands. Some tenants may push boundaries if they sense uncertainty or inconsistency.

This is particularly relevant in situations such as late rent payments or requests for non-essential property improvements. Flexibility is fine where appropriate, but it is important not to allow unreasonable behaviour to become a pattern. If rent is late, it should be addressed promptly and consistently so expectations remain clear.

Similarly, while reasonable maintenance requests should always be addressed, landlords are not obligated to agree to unnecessary cosmetic changes or non-essential upgrades.

Ultimately, the goal is to remain firm, fair, and consistent in your approach.

32) Eviction Should Not Always Be The Last Resort

So many landlords consider the process of evicting tenants as a last resort, but really, often that just ends up being a costly blunder!

Eviction is part of being a landlord, and most long-term landlords will likely go through the process of evicting a tenant at least once during their career. That’s just reality.

If you have a problematic tenant and you have grounds to evict them, sitting back and hoping the issue will resolve itself doesn’t always go to plan. Prolonging eviction because you believe it should be the last resort can be more expensive and complicated than using a professional eviction service from the outset.

Eviction is an extremely normal and common practice in this industry, so don’t hesitate to use it when necessary. Each case is different, but one thing is certain: some landlords end up regretting waiting and hoping things would improve when they knew it was very unlikely from the outset.

33) Do Not Invent or Misinterpret Landlord Law

This is a classic.

Avoid.

A prime example of this practice is when landlords believe they can write any clause they wish into a tenancy agreement and assume it automatically becomes legally binding once the tenant signs it. I wish that were true.

However, tenants and landlords are protected by something called “statutory rights”, which even tenancy agreements cannot override.

If you want to add your own clauses to a tenancy agreement (which can be perfectly legal and normal), make sure they are actually enforceable by law. For advice, speak to a solicitor.

34) Fulfil Your Obligations Even in Difficult Tenancies

This can be a tough one, but it will serve you well in the long run.

With good reason, I’ve genuinely despised a few of my ex-tenants in the past. There’s probably going to be a time when you also hate one of yours. Unfortunately, it’s another one of those ‘orrible elements which comes with the job.

I remember years ago when I was practically harbouring a cold-blooded criminal. This tenant was claiming Housing Benefit but still managed to fall into 2 months arrears. God knows what she was doing with the money, but I suspect it was being pumped into her veins through a needle (which oddly enough, I wanted to jam into her eye-sockets). Either way, even though she was failing to stick to her end of the bargain, I still kept to mine (as much as it killed me).

Unbelievably, she had the audacity to contact me while she was in arrears to inform me that she was having issues with the heating. I assume a lot of landlords in my situation would have naturally laughed and told her to go choke on her dealer’s shrivelled-up cocaine penis. I wanted to, I really did. Unfortunately, I resolved her heating problem as quickly and efficiently as I would have with any one of my other paying tenants.

The saying, “Two wrongs don’t make a right” couldn’t explain my reasoning any better, and that’s exactly how the law will see it. If your tenant is in breach of contract, the law WILL support you and justice will prevail. However, as soon as you become a vigilante by taking the law into your own grubby little mitts, you’ll inevitably lose your credibility and your case. I don’t agree with that, but that’s just how it is.

Stick to the right side of the law, even if your tenant doesn’t.

35) No One Will Care About Your Property as Much as You Do

Be under no illusion: no letting agent or tenant will care about your property as much as you do. If they give you the impression that they do or will, take it with a pinch of salt. I’ve heard many prospective tenants say, “I’m looking for a property I can call a home, so I can treat it like my own.” That may be true in some cases, but probably not, and it’s safer and better practice to assume that it often won’t be the case.

Your letting agent isn’t going to stay awake at night if your tenant falls into arrears. Likewise, your tenant won’t lose sleep over a leak in your property.

This isn’t so much a tip as a rule of thumb, to be honest. Bear it in mind when making decisions, and it will serve you well. Manage your expectations and be realistic. Why would anyone care about your property more than you do? If it doesn’t make sense…

So, there you have it!

Finally, I’d like to welcome you to the club! If it doesn’t kill you, it will only make you stronger. Have fun.

Landlord out xo