A guide to letting your property

Letting your property can be one of the most rewarding ways to make the most of a home you own. Whether you are relocating, have inherited a property, or simply have a home that is sitting empty, renting it out gives you an income while someone else gets a place they can enjoy living in. 

The process is straightforward once you know the steps. Here is what to think about before you get started. 

How do you prepare your property for tenants? 

First impressions matter just as much for tenants as they do for buyers. A clean, well-presented property attracts better applicants and often commands a higher rent. 

Start with the basics. A fresh coat of paint in neutral colours brightens every room and gives tenants a blank canvas to make the space their own. Clean carpets, clear surfaces, and tidy outdoor areas all make a difference. If the kitchen or bathroom looks dated, even small updates like new taps, fresh grouting, or replacement worktops can lift the whole feel of the property. 

Think about what you would want if you were moving in. Working appliances, good lighting, decent water pressure, and enough storage. These practical details are what tenants notice, and they are what keep good tenants happy once they have moved in. 

What practical steps should you take first? 

There are a few things worth sorting out before you list your property. 

Your mortgage: If your property is mortgaged, let your lender know you plan to rent it out. Some mortgages allow this with consent, while others may require you to switch to a buy-to-let product. It is worth checking early so there are no surprises. 

Insurance: Standard home insurance usually will not cover a rental property. Landlord insurance is designed for the purpose and typically covers property damage, liability, and loss of rent. It is a sensible investment and gives you peace of mind. 

Safety requirements: Your property will need up-to-date gas and electrical safety certificates, and smoke alarms on every floor. These are legal requirements, but they are also about making sure your tenants are safe and comfortable in their home. 

Tax: Rental income is taxable, so it is worth speaking to an accountant early on. They can help you understand what you can claim as an expense and make sure your tax return is in order. 

Getting these pieces in place before you start looking for tenants means everything runs smoothly once you find the right person. 

How do you set the right rent? 

Pricing your property well is one of the most important decisions you will make. Set it too high and you may wait a long time to find a tenant. Set it at the right level and you will attract interest quickly and have a wider pool of applicants to choose from. 

Your letting agent can advise on what similar properties in your area are achieving. It is also worth looking at what is available locally to get a feel for where your property sits in the market. Things like location, condition, outdoor space, parking, and proximity to transport links and schools all affect what tenants are willing to pay. 

A well-priced property in good condition will almost always let faster than one that is overpriced and sitting empty. 

How do you find the right tenants? 

Good tenants make the whole experience easier, and finding them starts with proper referencing. A thorough check covers things like employment, income, previous landlord references, and credit history. It gives you confidence that the person moving into your property is reliable and financially secure. 

If you are using a letting agent, they will handle this for you. If you are managing the property yourself, there are professional referencing services that can run the checks on your behalf. 

It is also worth creating a detailed inventory before tenants move in. A room-by-room record of the property's condition, including appliances and furnishings, protects both you and your tenants and helps avoid any disagreements at the end of the tenancy. 

Is it worth using a letting agent? 

If you are new to letting, a good agent can take a lot of the day-to-day work off your hands. They can help with pricing, marketing, tenant referencing, legal paperwork, and ongoing property management. For landlords who live some distance from their rental property, or who would rather not deal with maintenance calls and rent collection, a managed service can be well worth the investment. 

Even if you prefer a more hands-on approach, an agent can handle the parts of the process that benefit from professional experience, like drawing up a tenancy agreement or managing the deposit. 

Your local Guild Member can talk you through the options and help you decide what level of service suits you. 

Frequently asked questions 

Do I need permission to let my property?

If your property is mortgaged, you will usually need your lender's consent before you can let it. Some leasehold properties also require permission from the freeholder. It is worth checking both before you start. 

What safety checks are required before letting?

You will need a valid gas safety certificate, an electrical installation condition report, and working smoke alarms on every floor. Your letting agent can help you arrange these. 

How much does it cost to let a property?

Costs vary, but you should budget for safety certificates, landlord insurance, any repairs or updates to the property, and letting agent fees if you use one. Many of these costs can be offset against your rental income for tax purposes. 

Can I let my property furnished or unfurnished?

Either works. Furnished properties can appeal to tenants who want to move in quickly without buying their own furniture. Unfurnished properties tend to attract longer-term tenants who want to make the space their own. Your agent can advise on what works best in your area. 

How long does it take to find a tenant?

A well-priced, well-presented property in a popular area can attract tenants within a few weeks. The time can vary depending on the local market, the time of year, and how competitively the property is priced. 

The Guild is a UK-wide network of hand-selected independent estate agents across the UK. Whether you are buying, selling, letting, or renting, explore where our Members are.