By Alfie Linstead, Marketing Manager at Watsons Property
Letting a Property: Where Should Landlords Start?
The Landlord Series is designed to give landlords clear, practical guidance at each stage of letting and managing a property.
Across the series, we’ll look at the key areas landlords need to consider, from preparing a property for the rental market and finding the right tenant, through to compliance, maintenance, communication and ongoing management.
In Part 1, we start with the basics: letting a property and knowing where to begin.
Whether you are letting a property for the first time or reviewing how your current rental is managed, understanding the early steps can help you make better decisions from the outset and avoid common issues later on.
Letting a property often begins with a simple question: what needs to happen first?
For some landlords, that question is part of a plan. The property may have been bought as a long-term investment, with rental income, capital growth and future financial security all part of the thinking. For others, the route into letting is less deliberate. A property may have been inherited, retained after a move, or kept during a change in personal circumstances.
Both are common. What matters is not how someone becomes a landlord, but how carefully the property is prepared, let and managed once the decision has been made.
That is the starting point for this Landlord Series. Over the coming weeks, we will look at the practical decisions landlords need to make before, during and after letting a property, from preparing a home for tenants to understanding management, maintenance, inspections and changing legal responsibilities.
This first article looks at where to begin.
Letting is rarely as passive as it first appears
One of the common assumptions about letting a property is that, once a tenant is in place, the property largely looks after itself.
There are, of course, tenancies that run smoothly. A well-presented property, a suitable tenant and clear management arrangements can make a significant difference. But even a straightforward let still needs attention.
Rent has to be collected. Repairs need to be handled. Records need to be kept. Safety checks and compliance documents need to be monitored. Decisions often need to be made before small issues become larger ones.
For that reason, letting a property is best approached as a responsibility as well as an investment. The income matters, but so does the structure behind it.
Start with the property, not the advert
Before thinking about marketing, rent levels or viewings, it is worth looking carefully at the property itself.
Is it safe, clean and ready to be occupied? Are there repairs that should be completed before a tenant moves in? Are fixtures, fittings and appliances in good working order? Is the presentation likely to attract the right level of interest?
Small issues at the start of a tenancy can quickly become points of friction. A loose handle, poor ventilation, tired decoration or unclear appliance instructions may seem minor, but they can shape a tenant’s first impression and create avoidable communication later.
Good preparation does not mean every property has to be immaculate. It means dealing with the obvious issues before they become management problems.
Understand what has changed
The legal framework for private landlords in England has changed significantly.
Since 1 May 2026, the Renters’ Rights Act 2025 has changed the way many private rented tenancies are structured, managed and brought to an end. Most existing assured shorthold tenancies have become assured periodic tenancies, Section 21 can no longer be used for existing and new tenancies, and landlords now need to rely on the relevant possession grounds where they need to recover possession of a property.
For landlords, this is not just a technical change. It affects how tenancy arrangements are understood, how notice is served, how rent increases are handled, and how decisions are evidenced.
The practical point is straightforward: old assumptions are no longer enough. Landlords need to be clear on the current rules before they let a property or review an existing tenancy.
Documentation is part of good management
Letting a property involves more than finding a tenant and agreeing a rent.
A landlord needs to be able to show that the tenancy has been set up properly, that the right information has been provided, and that important decisions have been recorded. This has always mattered, but it carries more weight as the regulatory framework becomes more prescriptive.
For existing written tenancies, the Watsons Landlord Information Sheet explains that landlords do not need to reissue the agreement, but they must provide tenants with the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. For existing verbal tenancies, landlords must provide written information setting out the key terms of the tenancy by the same date.
That distinction is important. A landlord with a written agreement and a landlord with a verbal arrangement may both be renting out property, but their immediate obligations are not identical.
This is where good administration becomes part of good risk management.
Be honest about how involved you want to be
Some landlords are comfortable managing a property themselves. They may live nearby, know reliable contractors, understand the compliance requirements and have the time to deal with tenant communication.
For others, self-management becomes more difficult in practice. Repairs can arise at inconvenient times. Communication needs to be handled consistently. Inspections need to be arranged properly. Legal changes need to be understood and applied.
Neither route is automatically right or wrong. The important thing is to be realistic about the level of involvement required.
Self-management can work well, but it needs structure. Full management can be more suitable where a landlord wants the property looked after day to day, particularly if they own more than one property, live away from the area, or would prefer professional support around maintenance, inspections and compliance.
Think carefully about the tenant relationship
A successful tenancy is not built only on paperwork. It also depends on clear communication.
Tenants need to know who to contact, how repairs should be reported, what the expectations are around access and inspections, and how issues will be handled. Landlords need a reliable way of recording conversations, decisions and maintenance requests.
Many tenancy problems do not begin with one major disagreement. They build gradually through unclear expectations, delayed responses, poor records or assumptions made on either side.
Clear communication will not remove every issue, but it reduces the chance of avoidable disputes.
Look beyond the headline rent
Before letting a property, landlords should look at the wider financial picture.
Rental income needs to be considered alongside mortgage payments, insurance, maintenance, agent fees, tax, compliance costs, periods without a tenant and longer-term repairs. A property that appears profitable at first glance can look different once these costs are accounted for.
It is also worth considering the type of property being let. Older homes, period properties and buildings with more complex layouts may need more regular attention. Local conditions matter too, as tenant expectations, achievable rents and demand can vary from one area to another.
A sensible letting decision is rarely based on rent alone.
A practical starting point
For a new landlord, the amount of information can feel substantial. Tenancy rules, safety checks, deposits, repairs, rent, inspections and communication all sit within the same decision.
The best starting point is to create a clear picture of the property, your responsibilities as a landlord and the level of support you may need.
Before letting, it is worth asking:
- Is the property ready to be occupied?
- Are the right compliance checks and documents in place?
- Is the tenancy being set up correctly?
- Who will handle repairs and tenant communication?
- How will inspections and property condition be recorded?
- Is the expected rent realistic once costs are taken into account?
- What support is needed to stay compliant as rules change?
These questions do not cover every detail, but they give landlords a practical foundation.
How Watsons can support landlords
Watsons works with landlords across lettings and property management, supporting the practical work involved in preparing, letting and managing rental property.
That support can include guidance before a property is brought to market, tenant finding, tenancy arrangements, ongoing management, maintenance coordination, inspections and communication. It also gives landlords access to a team with local knowledge and experience of the responsibilities involved in managing rental property properly.
For landlords preparing to let a property, it can be useful to understand what support is available before decisions are made on marketing, tenancy arrangements or ongoing management.
Find out more about lettings with Watsons.
The next article in this series will look at how to prepare a property for letting, including presentation, repairs, compliance checks and the practical details that can help a tenancy begin well.
Contact Us
For further information on the current property market and ongoing legislation changes, or to speak with one of our experts, please email the following:
- Lettings: letting@watsons-property.co.uk
- Valuation & Survey Team: survey@watsons-property.co.uk
- Property Management:management@watsons-property.co.uk
Or call us on 0333 220 1234
