Landlord Guide

Letting Your Property with Txplus

Letting your property can provide an attractive source of income, but the legal and practical responsibilities placed on landlords have increased considerably.

At Txplus, we aim to make the process straightforward and well managed, from preparing and marketing your property through to tenant selection, compliance, rent collection and ongoing property management.

This guide provides an overview of the letting process and some of the principal responsibilities that apply to private landlords in England.

The law relating to residential tenancies changes regularly, and this guide is intended as general information rather than legal or tax advice.

Market Appraisal

We offer a complimentary market appraisal to help you understand the appropriate rental value of your property.

Our assessment will take into consideration:

Current market conditions
Comparable properties
Location
Property size and condition
Furnishing
Building facilities
Seasonal demand
Recent lettings in the area

The rental market can change quickly, and we will advise you on an appropriate marketing strategy and asking rent.

From 1 May 2026, landlords and agents must comply with the new rules concerning rental bidding. A property should be marketed at a specified rent, and landlords and agents must not invite, encourage or accept offers above the advertised rent where prohibited by the legislation.

Preparing Your Property

Presentation remains one of the most important factors in achieving a successful letting.

Before marketing, we may recommend maintenance, repairs, decoration or improvements where appropriate.

A well-presented property is more likely to:

Attract a wider range of applicants
Achieve an appropriate market rent
Let more quickly
Encourage tenants to look after the property
Reduce disputes at the end of the tenancy

We generally recommend professionally cleaning the property before a new tenant moves in.

Your existing guide already emphasises this point well.

What We Need Before Marketing

Before marketing your property, Txplus will normally require:

Proof of ownership
Photo identification for all legal owners
Proof of address
Completed anti-money laundering checks
Valid Energy Performance Certificate
Mortgage lender consent, where applicable
Freeholder or superior landlord consent, where applicable
Any required property licence
Signed Txplus Terms of Business
Details of any restrictions affecting the property
Information about service charges or building rules relevant to tenants

Landlords must tell us about any material information that could influence a prospective tenant's decision to rent the property.

Furnished or Unfurnished?

There is no single correct approach.

The right choice depends upon:

Property type
Target market
Location
Expected tenant profile
Quality and condition of existing furniture

If the property is furnished, all furniture and furnishings supplied must comply with applicable fire-safety regulations.

A professionally prepared inventory remains strongly recommended. Your existing guide correctly explains that a detailed inventory and check-in/check-out record can be important evidence if a deposit dispute later arises.

Marketing Your Property

Once instructed, Txplus may market the property through:

Property portals
Our website
Existing applicant database
Professional photography
Social media
Agent networks
Direct marketing
Off-market introductions where appropriate

We aim to present the property accurately and professionally while complying with all applicable consumer-protection and material-information requirements.

Viewings

We arrange accompanied viewings wherever possible. Prospective tenants will be provided with appropriate information about the property and the proposed tenancy. Any offer will be presented to the landlord together with relevant information about the applicant.

The New Assured Periodic Tenancy

From 1 May 2026, the tenancy system for most private residential lettings in England changed significantly.

It is no longer possible to create a new Assured Shorthold Tenancy. Most private residential tenancies that satisfy the statutory criteria are now Assured Periodic Tenancies (APTs).

An APT:

Runs on a rolling basis
Usually has a monthly rental period
Does not have a fixed end date
Continues until lawfully ended by the tenant, by agreement, or following possession by the landlord

If an assured tenancy agreement attempts to include a fixed end date, that end date will generally have no effect.

Existing ASTs automatically became assured periodic tenancies on 1 May 2026.

Written Tenancy Information

For a new assured tenancy created on or after 1 May 2026, landlords must provide prescribed written information about the tenancy before the tenancy agreement is signed or otherwise agreed. The required information can be incorporated into the tenancy agreement or provided separately. Failure to provide the required information can result in enforcement action and a financial penalty of up to £7,000.

Txplus will prepare tenancy documentation intended to meet the applicable requirements where we are instructed to arrange the tenancy.

For written tenancies which existed before 1 May 2026, landlords generally had to provide the Government's Renters' Rights Act Information Sheet 2026 to every named tenant by 31 May 2026.

Tenant Referencing

Once an applicant has been identified, appropriate referencing may include:

Identity verification
Right to Rent
Employment and income
Affordability assessment
Previous landlord references
Credit history
Student status
Scholarship or sponsorship
Savings or other financial resources
Guarantor assessment where appropriate

Every application should be considered on its individual circumstances. A guarantor may be requested where the applicant does not meet the landlord's normal affordability criteria. The law does not require every tenant to have a guarantor. For overseas students and applicants without a UK credit history, additional financial documentation may be considered.

Right to Rent

Landlords must ensure that every adult occupier has the legal Right to Rent in England.

Where Txplus is instructed to arrange the tenancy, we will undertake the initial Right to Rent check.

Depending on the applicant's immigration status, this may involve:

Passport checks
Visa documentation
Home Office share code
Online immigration status verification

Where a person's Right to Rent is time limited, further checks may be required during the tenancy.

Rent in Advance

From 1 May 2026, there are important restrictions on accepting rent before a tenancy begins.

A landlord or agent must not ask for, encourage or accept rent before the tenancy agreement has been signed. Once the tenancy agreement has been signed and before the tenancy begins, landlords may generally request no more than one month's rent in advance for a monthly tenancy. This is particularly important when considering overseas tenants or students. An applicant's offer to pay six or twelve months' rent upfront should therefore not be used as a substitute for appropriate referencing or affordability assessment before granting the tenancy.

Holding Deposit

A holding deposit may be requested while an application is being processed.

The maximum permitted holding deposit is generally:

One week's rent.

The holding deposit must be dealt with in accordance with the Tenant Fees Act 2019.

Tenancy Deposit

Where a tenancy deposit is taken, the maximum is generally:

Five weeks' rent where annual rent is below £50,000
Six weeks' rent where annual rent is £50,000 or more, up to the applicable assured-tenancy threshold

The deposit must be protected in a Government-authorised tenancy deposit scheme.

Txplus currently uses the Deposit Protection Service Custodial Scheme where applicable.

The deposit must be correctly protected and the required prescribed information provided within the statutory deadline.

Your existing guide already describes the DPS arrangement, although the old AST terminology should be removed.

Tenant Fees

The Tenant Fees Act 2019 continues to restrict the payments landlords and agents may require from tenants.

For an assured periodic tenancy, permitted payments generally include:

Rent
Refundable tenancy deposit
Refundable holding deposit
Certain tenant-requested tenancy variations
Certain payments connected with ending a tenancy without sufficient notice
Certain utilities and council tax
Permitted default payments, such as lost keys and qualifying late-rent interest

Referencing, inventory, check-in, check-out, administration and similar routine fees cannot generally be charged to tenants.

Different rules may apply to certain arrangements that fall outside the Tenant Fees Act.

Rent Increases

Because assured tenancies are now periodic, landlords should no longer rely on fixed-term renewal negotiations to increase rent.

Rent increases must follow the statutory process and applicable Renters' Rights Act requirements.

Txplus will advise landlords when a rent review is appropriate and, where instructed, arrange the relevant statutory notice.

Pets

The Renters' Rights Act introduced new rights around tenants requesting permission to keep pets.

Landlords should consider a tenant's request reasonably and must follow the applicable statutory process.

A request should therefore not automatically be refused simply because the landlord ordinarily prefers not to have pets. Txplus can assist with considering the request and documenting any agreed conditions that are legally permitted.

Ending an Assured Periodic Tenancy

Section 21 has been abolished for assured tenancies from 1 May 2026.

A landlord can no longer recover possession simply because a fixed term has ended.

Instead, the landlord must rely upon an applicable statutory ground for possession and follow the correct notice and court process.

Examples of possession grounds include circumstances where:

The landlord wishes to occupy the property
A qualifying family member wishes to occupy the property
The landlord genuinely intends to sell
The tenant is in rent arrears
The tenant has breached the tenancy
The tenant has caused significant damage
There is qualifying antisocial behaviour

Different grounds carry different conditions and notice periods. If the tenant does not leave after a valid notice expires, landlords must normally obtain a possession order from the court. A landlord must never attempt to remove a tenant or change locks without following the proper legal process.

Tenant Notice

An assured periodic tenancy continues until it is lawfully ended.

A tenant may end the tenancy by giving the appropriate notice.

The tenancy agreement should clearly state the applicable notice requirements, subject to the statutory limits.

Landlords cannot require more than the notice permitted by law.

Surrender of Tenancy

A landlord and tenant may mutually agree to end a tenancy.

Where this happens, Txplus strongly recommends documenting the agreement formally, normally through a written Deed of Surrender or other appropriate legal documentation.

Returning keys or vacating the property does not necessarily mean that a landlord has accepted surrender.

Where there is any dispute, independent legal advice should be taken.

Gas Safety

Where gas is supplied to the property, landlords must ensure that relevant gas appliances, pipework and installations are maintained safely.

A valid Gas Safety Record must be obtained from a Gas Safe registered engineer and renewed as required.

The tenant must receive the relevant documentation within the statutory time limits.

Your existing guide already includes this as one of the principal landlord safety responsibilities.

Electrical Safety

Private landlords must ensure that electrical installations are safe.

Electrical installations in rented properties generally require inspection and testing by a qualified person at least every five years, with the appropriate electrical safety report provided to the tenant.

Any required remedial works must be completed within the applicable statutory timescale.

Landlords should also ensure that electrical appliances they provide are safe and maintained appropriately.

Smoke and Carbon Monoxide Alarms

Landlords must ensure the property has the smoke and carbon monoxide alarms required by current legislation. Smoke alarms are generally required on each storey used as living accommodation.

Carbon monoxide alarms are required in rooms containing specified combustion appliances, subject to the applicable regulations. Required alarms must be tested at the commencement of a new tenancy.

Furniture and Furnishings

Furniture and furnishings supplied by a landlord must comply with the applicable Furniture and Furnishings (Fire) (Safety) Regulations. Items covered by the regulations should have the appropriate permanent fire-safety labels. Non-compliant furniture should not be supplied as part of the tenancy.

Repairs and Maintenance

Section 11 of the Landlord and Tenant Act 1985 places important repairing obligations on landlords.

Landlords are generally responsible for maintaining:

Structure and exterior
Water installations
Gas installations
Electricity installations
Sanitation
Heating
Hot water

Repairs should be dealt with within an appropriate timeframe having regard to their seriousness.

A landlord should not delay necessary repairs merely because responsibility for the damage is disputed.

Your existing guide correctly identifies these core repairing responsibilities.

Energy Performance Certificate

A valid Energy Performance Certificate (EPC) is generally required before a property is marketed.

Private rented properties must also comply with the applicable Minimum Energy Efficiency Standards, unless a valid exemption applies.

Landlords should ensure that the EPC remains valid and that Txplus is provided with a copy before marketing begins.

Property Licensing and HMOs

Depending upon the:

Number of occupiers
Relationship between occupiers
Property type
Local authority

the property may require:

Mandatory HMO licensing
Additional HMO licensing
Selective licensing

Licensing requirements vary significantly between London boroughs.

Landlords must tell Txplus about the proposed occupancy so that licensing requirements can be considered.

Your existing guide already identifies HMO licensing as an important landlord responsibility.

Inventory and Check-In

We strongly recommend a professionally prepared independent inventory.

The inventory should record:

Condition of decorations
Furniture
Fixtures and fittings
Appliances
Meter readings
Keys
Cleanliness
Photographic evidence

The tenant should be given an opportunity to review and comment upon the inventory.

A check-out report should normally be prepared when the tenant leaves.

Property Inspections

For properties managed by Txplus, periodic inspections can be arranged in accordance with the management service agreed with the landlord. These visits are intended to identify visible maintenance issues and assess the general condition of the property. They are not structural surveys. Except in emergencies, tenants must normally be given appropriate notice before access is requested.

Non-Resident Landlords

A landlord whose usual place of residence is outside the UK may fall within the Non-Resident Landlord Scheme.

Unless HMRC authorises the landlord to receive rent gross, the letting agent may be required to deduct basic-rate tax from the rental income and account to HMRC.

A non-resident landlord can apply to HMRC for approval to receive rent without deduction of tax.

Your existing guide already explains the broad NRL position.

Landlords should obtain independent tax advice regarding their individual position.

Insurance

Landlords should maintain appropriate buildings and landlord insurance throughout the tenancy.

The insurer should be informed that the property is being let.

Where the property is leasehold, landlords should understand what insurance is provided by the freeholder and whether additional landlord cover is required.

Mortgage and Freeholder Consent

Where a property is subject to a mortgage, landlords should check whether the mortgage lender's consent is required before letting. Leasehold owners should also review the lease and obtain any necessary consent from the freeholder or managing agent. Any restrictions affecting occupation must be disclosed to Txplus.

Council Tax and Utilities

Responsibility for council tax and utilities will depend upon the tenancy and circumstances.

The tenancy agreement should clearly identify responsibility for:

Council tax
Electricity
Gas
Water
Broadband
Television licence
Other services

Certain HMO arrangements may have different council-tax responsibilities.

Data Protection and Privacy

Txplus processes landlord and tenant information in accordance with applicable data-protection legislation.

Landlords should not request or retain unnecessary personal information relating to tenants.

Where Txplus carries out referencing, Right to Rent checks or compliance processes, personal information will only be shared where appropriate and lawful.

Anti-Money Laundering and Sanctions

Txplus may require identification, proof of ownership, source-of-funds information and other documentation to comply with applicable anti-money laundering, sanctions and regulatory obligations.

We may be unable to commence or continue acting where required compliance documentation is not provided.

Choosing the Right Txplus Service

Depending upon your requirements, Txplus can provide:

Letting Service

Marketing, viewings, tenant introduction, referencing and tenancy preparation.

Rent Collection

Letting services together with collection and administration of rental payments.

Property Management

A comprehensive service that may include:

Rent collection
Tenant communication
Maintenance coordination
Contractor management
Property inspections
Safety-certificate coordination
Deposit administration
Check-out support

The exact scope will be set out in our Landlord Terms and Conditions of Business.

Our Approach

The private rental market has changed substantially. At Txplus, our role is not simply to find a tenant. We aim to help landlords protect their property, remain compliant and manage their investment professionally throughout the tenancy.

Our team will guide you through:

Prepare → Market → Reference → Agree → Move In → Manage → Review → End the Tenancy

with clear communication at every stage.

Important Notice

This guide provides a general overview of residential letting requirements in England as at August 2026.

It does not constitute legal, financial or tax advice.

Legislation and Government guidance may change, and individual circumstances may require specialist advice. Where appropriate, Txplus may recommend that landlords obtain advice from a solicitor, accountant, tax adviser, surveyor or other suitably qualified professional.