On the twelfth day of Christmas, my tenant…

On the first day of Christmas, my tenant gave to me… about twelve different questions, but luckily August is on hand to help you with the answers.

We know that being a landlord raises countless questions, especially when you're managing properties yourself. From navigating compliance requirements to handling difficult tenant situations, the learning curve can feel steep. Whether you're a first-time landlord or managing a growing portfolio, this article tackles the real challenges you face in today’s rental market. Let’s dive into the questions that keep landlords up at night.

1. How do I know if I'm charging the right rent?

Setting rent is one of the most anxiety inducing decisions landlords face. Charge too much and your property sits empty, costing you money every week. Charge too little and you're leaving cash on the table whilst potentially attracting tenants who don't value the property.

The answer lies in understanding rental yield and doing proper market research. Start by checking comparable properties in your area on platforms like Rightmove and Zoopla. Look for properties with similar characteristics such as the number of bedrooms, location, condition and amenities. Don't just look at asking prices, track what properties actually let for by monitoring how quickly listings disappear.

A general rule is that your gross rental yield should sit between 4% and 9% depending on location, with higher yields typically found in northern cities and lower yields in London and the South East. However, calculating your net yield provides a more accurate picture once you factor in maintenance, insurance, void periods and other running costs.

Remember that competitive pricing isn't just about the monthly figure. Tenants today also consider energy efficiency, broadband quality, proximity to transport and overall property condition. Sometimes spending £500 on improvements can justify an extra £50 per month, which adds up to £600 annually and increases your property's appeal significantly.

If you're using property management software like August, you can track market changes over time and adjust your rental strategy accordingly. The platform's property insights feature helps you stay informed about your property's key data and valuation just within the app.

2. What's the quickest way to find reliable tenants?

Finding quality tenants quickly is the holy grail of landlord success. A reliable tenant means stable income, fewer maintenance headaches and genuine peace of mind. Yet many landlords rush this process, then regret it months later when issues emerge.

The most effective approach starts with writing a strong rental property listing that attracts your ideal tenant. Your headline should immediately highlight what makes your property special, whether that's "Two-minute walk to station" or "Recently renovated with modern kitchen". Invest in proper photography because listings with professional images receive significantly more enquiries. Natural light, tidy presentation and shots of key features like storage space or outdoor areas make all the difference.

List your property on the right platforms. OpenRent remains the most cost-effective option for self-managing landlords, whilst Rightmove delivers the highest traffic. For house shares or HMO rooms, SpareRoom dominates the market. Don't overlook local Facebook groups either, particularly in student or young professional areas, this segment use Homee too.

Once enquiries start arriving, pre-screen applicants by asking about employment status, move-in date, whether they have pets and their reason for moving. This filters out unsuitable candidates before you spend time on viewings. For those who progress, comprehensive tenant referencing is non-negotiable. Check employment history, previous landlord references, credit history and conduct Right to Rent checks to ensure legal compliance.

The entire process from listing to signed tenancy agreement typically takes two to four weeks if managed efficiently. Once you have the signed agreement, August's AI-powered onboarding speeds this up significantly by extracting data from tenancy agreements automatically, reducing setup from hours to minutes.

3. When should I carry out property inspections?

Property inspections walk a delicate line between protecting your investment and respecting tenant privacy. Get the timing and approach right, and inspections become valuable opportunities to spot maintenance issues early and strengthen landlord-tenant relationships.

The law requires you to give at least 24 hours' written notice before entering the property, and you need a legitimate reason such as conducting repairs or checking the property's condition. Most experienced landlords conduct inspections every three to six months, with the first inspection often scheduled around the three-month mark when tenants have settled in.

Seasonal timing matters too. Our landlord calendar recommends winter inspections in February to check for damp, mould and heating issues, whilst summer visits in June or July work well for assessing gardens and external areas before peak letting season.

During inspections, focus on structural issues, safety concerns and general property condition rather than minor housekeeping matters. Check smoke and carbon monoxide alarms, look for signs of water damage or damp, test appliances and heating, and photograph key areas for your records. Store these inspection reports securely in your document management system, where they're easily accessible if needed later.

The inspection is also your chance to chat with tenants about any maintenance concerns they might have been reluctant to report. A friendly, professional approach turns inspections from confrontational events into collaborative property care sessions. Many tenants actually appreciate regular check-ins as it shows you're a responsible landlord who cares about providing a quality home.

4. How do I handle maintenance requests efficiently?

Maintenance requests are inevitable in rental property management. The question isn't whether they'll happen, but how quickly and effectively you respond when they do. Your handling of maintenance directly impacts tenant satisfaction, property condition and ultimately your reputation as a landlord.

Speed matters, but so does communication. When a tenant reports an issue through August's maintenance reporting feature, acknowledge it immediately even if you can't fix it straight away. A simple "I've seen your report about the leaking tap and I'll arrange a plumber to visit this week" transforms tenant anxiety into reassurance.

Prioritise based on urgency and legal obligations. No heating in winter, no hot water, major leaks or electrical faults require immediate attention, often within 24 hours. Non-urgent items like a dripping tap or cosmetic damage can be scheduled for the next planned visit or batched with other minor repairs to reduce call-out costs.

Build relationships with reliable contractors before you need them. Having a trusted plumber, electrician and general handyman on speed dial saves hours of panic searching when emergencies strike. Many landlords negotiate preferred rates with contractors they use regularly, and good tradespeople often prioritise landlords who pay promptly and provide steady work.

For minor maintenance, decide where you want to be hands-on and where you'll outsource. Changing lightbulbs, bleeding radiators or basic garden upkeep might be tasks you handle yourself if you live nearby. Anything involving gas, electrics or structural work should always go to qualified professionals, both for safety and insurance purposes.

The August app streamlines the entire process by keeping maintenance requests, photos, contractor details and resolution notes in one place. Tenants can report issues with photos directly through their app, you receive instant notifications, and everything's documented automatically. This creates a clear audit trail that protects both parties if disputes arise later.

5. What compliance certificates do I actually need?

Compliance is where many landlords feel overwhelmed, and understandably so. The regulatory landscape has expanded significantly over the past decade, with penalties for non-compliance becoming increasingly severe. Getting this right isn't optional, it's fundamental to running a legal rental business.

Every landlord with gas appliances must obtain an annual Gas Safety Certificate from a Gas Safe registered engineer. This became law in 1998 and covers all gas appliances, pipework and flues. Missing this certificate can result in fines up to £6,000 and even imprisonment in serious cases. You must provide a copy to tenants within 28 days of the check or before they move in.

Electrical Installation Condition Reports (EICRs) are required every five years for rental properties in England since June 2020. This inspection verifies that electrical installations meet safety standards. The report identifies any dangerous or unsatisfactory conditions and must be remedied before you can legally let the property.

Energy Performance Certificates (EPCs) are valid for ten years and have been mandatory since 2008. Since April 2020, properties must achieve at least an E rating to be legally lettable, with the government planning to raise this to C rating in coming years. Your EPC rating directly impacts tenant demand and the rent you can charge, as energy-conscious tenants increasingly factor running costs into their decisions.

Deposit protection is another non-negotiable. You must protect tenant deposits in a government-approved scheme within 30 days of receiving the money and provide prescribed information to tenants. Failure here can result in penalties of one to three times the deposit value.

Additional certificates may include PAT testing for electrical appliances you provide, legionella risk assessments for properties with water systems, HMO licences if you rent to multiple tenants, and selective licensing in certain local authority areas.

August's compliance journey guides you through every requirement step-by-step, eliminating guesswork and confusion. When you upload certificates, our AI system reads the expiry dates and suggests reminders automatically, ensuring you never miss a renewal deadline.

6. How should I manage rent arrears?

Rent arrears are one of the most stressful situations landlords face. The late payment creates immediate cashflow concerns, whilst the emotional challenge of pursuing someone who may genuinely be struggling adds another layer of difficulty. However, acting quickly and following proper procedures protects both your business and your legal position.

Communication should start immediately when rent is late. Don't wait weeks hoping the payment will magically appear. A friendly message on day one acknowledging the missing payment and asking if there's an issue often resolves simple oversights. Many tenants have genuinely forgotten or experienced a temporary banking glitch.

When rent tracking through August, you'll receive automatic notifications when payments are overdue, removing the need to manually check bank statements. The platform clearly shows who's paid, who's late and how much is outstanding across your entire portfolio, giving you instant visibility of your financial position.

If the arrears continue beyond a week, send a formal written reminder referencing the tenancy agreement and requesting immediate payment. Document everything meticulously because if the situation escalates to possession proceedings, you'll need to demonstrate you followed correct procedures and gave reasonable opportunities to pay.

For tenants experiencing genuine financial hardship, consider whether a payment plan makes sense. Breaking the arrears into manageable chunks alongside current rent can help tenants catch up whilst maintaining your cashflow. This approach often works better than immediately pursuing eviction, which is expensive, time-consuming and leaves you with a void property.

However, know when to escalate. If arrears reach two months or the tenant isn't engaging with your attempts to resolve the situation, serve a Section 8 notice citing Ground 8 (serious rent arrears). You may also consider Section 21 if you're outside the fixed term, though changes under the Renters' Rights Act remove this pathway from Thursday 30 April 2026.

Prevention beats cure with rent arrears. Thorough tenant referencing, requesting rent guarantors where appropriate, and setting clear expectations from day one all reduce the likelihood of payment issues. Some landlords also build strong relationships with tenants, making it easier for tenants to communicate if they're experiencing difficulties before the situation becomes critical.

7. Should I allow pets in my rental property?

The pets question divides landlords, but the market is shifting decisively towards pet-friendly policies. With an estimated 17 million households in the UK owning pets and rental properties increasingly in demand, blanket pet bans may actually cost you money and reduce your tenant pool significantly.

The traditional concerns are understandable. Pets can cause damage through scratching, staining or general wear and tear. They may disturb neighbours or breach lease clauses in flats. Finding tenants willing to move in after a previous pet owner can sometimes prove challenging if odours or damage weren't addressed properly.

However, modern approaches have evolved to address these concerns whilst capturing the growing pet-owner demographic. Consider allowing pets on a case-by-case basis rather than implementing a blanket ban. Request pet references from previous landlords, which reveal whether the animal has a history of causing damage. You can require professional carpet cleaning at the end of the tenancy and photograph the property thoroughly during check-in to establish baseline condition.

Many landlords charge a higher deposit to cover potential pet damage, though this is now capped at five weeks' rent regardless of pet ownership. Some add a small monthly pet rent supplement, typically £20-50, which compensates for increased wear whilst remaining attractive to pet owners who often struggle to find suitable homes.

The financial upside can be substantial. Pet-friendly properties often let faster and command slightly higher rents because the supply doesn't meet demand. Pet owners also tend to stay longer because moving with animals is difficult, reducing your void periods and turnover costs. Studies suggest pet-owning tenants actually take better care of properties because they're grateful to landlords willing to accommodate their companions.

If you decide to allow pets, update your tenancy agreement to include specific clauses covering professional cleaning, garden maintenance if applicable, and expectations around noise and common areas. Having clear terms from the start prevents misunderstandings later.

8. What's the best way to handle the end of a tenancy?

The end of tenancy process sets the tone for your next letting and determines whether you'll face deposit disputes or sailing smoothly into re-letting. Getting this right requires planning, clear communication and meticulous documentation.

Start the conversation at least two months before the tenancy ends. This gives both parties time to prepare and reduces last-minute stress. Confirm the exact move-out date, clarify expectations around cleaning and repairs, and schedule the check-out inspection. If you're selling or significantly renovating, communicate this early so tenants can plan accordingly.

The check-out inspection compares the property's current condition against the check-in inventory you created at the start. This is why detailed check-in documentation with photographs is crucial. Walk through every room systematically, noting any damage beyond normal wear and tear, checking all appliances function correctly, and assessing cleanliness standards.

Cleaning expectations often cause disputes. The Tenant Fees Act 2019 prohibits charging tenants for professional cleaning unless you can prove the property wasn't returned to the same standard as move-in. If you arranged professional cleaning before the tenant moved in and have evidence of this, you can reasonably expect them to match that standard or pay for cleaning to restore it.

For deposit deductions, you can only withhold amounts supported by evidence and clearly linked to damage beyond reasonable wear and tear. A worn carpet after five years is normal wear. Red wine stains or burns are damage. Providing receipts, photographs and clear explanations to tenants before formally processing deductions through the deposit protection scheme reduces disputes significantly.

Use the transition period to prepare for re-letting. Book any necessary repairs, arrange professional photography if needed, and list the property promptly if you're seeking new tenants. Every day of void costs you money, so efficiency here directly impacts your bottom line. Many successful landlords schedule tenancy end dates strategically to align with peak letting seasons in their area.

Throughout the process, maintain professional communication and fairness. Even if the tenancy didn't work out perfectly, parting on good terms protects your reputation and avoids potential revenge reviews or complaints. Treating deposits fairly and responding reasonably to queries creates goodwill that often results in positive references for future lettings.

9. Do I need landlord insurance or is buildings insurance enough?

Insurance is where many landlords under protect themselves through either confusion or cost-cutting, only to face significant financial exposure when things go wrong. Understanding what different policies cover and where gaps exist is essential for protecting your investment properly.

Standard buildings insurance covers the physical structure against risks like fire, flood and storm damage. It's typically a mortgage requirement and protects the bricks, roof, walls and permanent fixtures. However, it's designed for owner-occupied properties, not rental situations. This creates several dangerous coverage gaps.

Landlord insurance builds on buildings insurance by adding protections specific to rental scenarios. This typically includes liability cover if a tenant or visitor is injured on your property, malicious damage cover for intentional destruction beyond normal wear and tear, loss of rent cover if the property becomes uninhabitable following an insured event, and legal expenses cover for eviction proceedings or tenant disputes.

The liability element alone justifies the additional cost. If a tenant trips on a broken step you failed to repair, or falls ill from carbon monoxide because your boiler wasn't serviced properly, you could face six-figure compensation claims. Landlord insurance typically provides £1-2 million public liability cover, protecting your personal assets from such scenarios.

Contents insurance adds another layer if you're letting a furnished property. This covers furniture, appliances, carpets and fixtures you've provided against damage or theft. Given that a fully furnished two-bedroom flat might contain £10,000-15,000 worth of contents, the potential loss without cover is substantial.

Rent guarantee insurance is increasingly popular among landlords, particularly following the pandemic and cost-of-living crisis. This covers lost rental income if tenants stop paying, typically for up to twelve months. Policies usually include legal expenses for eviction proceedings, meaning you're covered for both the lost income and the costs of regaining possession.

The annual cost varies based on property value, location and coverage level, but expect to pay £150-400 for comprehensive landlord insurance, significantly more than basic buildings cover but far less than your potential exposure. When assessing costs, consider that one serious incident without proper insurance could cost tens of thousands in legal fees, repairs and lost income.

10. How do I stay organised across multiple properties?

Managing multiple properties creates exponential complexity compared to a single let. Suddenly you're tracking numerous tenancy dates, certificate renewals, maintenance issues and financial records. Landlords who try to manage this through spreadsheets and email folders quickly find themselves overwhelmed, missing deadlines and losing money to avoidable mistakes.

The solution lies in robust systems rather than superhuman memory. Modern landlord software designed specifically for portfolio management consolidates everything into one platform. You can see at a glance which properties have outstanding maintenance, which certificates are expiring soon, and where rent is overdue.

August's approach centres on automation and intelligent reminders. When you upload your Gas Safety Certificate, the platform reads the expiry date and creates a renewal reminder automatically. When rent is due, both you and your tenant receive notifications. When a maintenance issue is reported, it's logged with photos and tracked through to resolution without requiring manual updates.

Document management becomes particularly crucial with multiple properties. Rather than searching through email attachments or filing cabinets, all your tenancy agreements, certificates, inspection reports and correspondence live in one secure, searchable location. When a question arises about a property three years into a tenancy, you can pull up the relevant documentation in seconds rather than hours.

Financial tracking across portfolios requires clear separation. Each property should have its own rent ledger showing payments received, arrears, and historical patterns. When tax season arrives, being able to export property-level statements saves hours of manual reconciliation and reduces errors. August syncs with your bank through open banking, automatically categorising rent payments and giving you real-time visibility across your entire portfolio.

Many successful landlords also use August's AI property assistant to quickly answer portfolio questions without manually searching through records. Questions like "Which properties have gas certificates expiring in the next 60 days?" or "How long has the void been at Abingdon Road?" receive instant answers, saving valuable time and mental energy.

11. What are the biggest mistakes new landlords make?

Learning from others' mistakes is far cheaper than making them yourself. After working with thousands of landlords through August, we've identified the most common and costly errors that trip up newcomers to property letting.

The number one mistake is inadequate tenant screening. In the rush to fill a void and start receiving rent, many new landlords accept the first applicant without proper referencing. This often leads to rent arrears, property damage or legal complications that cost far more than the few weeks of lost rent spent finding a quality tenant. Comprehensive referencing including employment verification, credit checks and previous landlord references should be non-negotiable.

Neglecting compliance comes second. New landlords often don't realise the full extent of their legal obligations until they face enforcement action. Missing gas safety certificates, failing to protect deposits properly, or not conducting Right to Rent checks can result in fines of thousands of pounds. The complexity of UK rental regulation means ignorance isn't a defence, making structured compliance tracking essential from day one.

Poor financial planning catches many landlords by surprise. They calculate mortgage payments and expect the rent to cover it with profit left over, without accounting for void periods, maintenance costs, insurance, safety certificates, letting fees and tax. A realistic budget assumes at least one month's void annually and sets aside 10-15% of rental income for repairs and maintenance. Try our free calculators.

Under-maintaining properties is a false economy. Delaying minor repairs because you're trying to maximise short-term cashflow often results in much larger bills later. A small leak ignored becomes structural damage requiring thousands in remediation. Skipping regular servicing on boilers leads to expensive breakdowns during winter when call-out charges peak. Proactive maintenance costs less than reactive repairs, whilst also keeping tenants happier and reducing turnover.

Not understanding tax implications leaves money on the table. Many new landlords don't realise they can claim tax relief on mortgage interest, property expenses, professional fees and mileage for property visits. Failing to keep proper records means missing legitimate deductions, whilst poor accounting can trigger HMRC investigations. Speaking to a specialist landlord accountant in your first year pays for itself many times over.

Choosing the wrong property location based on emotion rather than data is another classic error. Just because you'd like to live somewhere doesn't mean it works as a rental investment. Research local rental demand, average yields, tenant demographics and future development plans before buying. Areas with good transport links, employment opportunities and schools typically deliver stronger, more stable returns.

Finally, many new landlords try to manage everything manually without proper tools. In 2026, attempting to track multiple tenancies, compliance dates and finances through spreadsheets is both inefficient and risky. The cost of proper landlord management software is trivial compared to the time saved and mistakes prevented. Starting with the right systems from the beginning establishes good habits that scale as your portfolio grows.

12. How can technology actually make my life easier as a landlord?

Technology has fundamentally transformed property management over the past decade, yet many landlords still rely on methods better suited to the 1990s. Understanding how modern tools reduce workload, improve compliance and enhance tenant relationships helps you work smarter rather than harder.

Automated rent tracking eliminates one of the most time-consuming aspects of property management. Rather than manually checking bank statements and chasing late payments, August connects to your bank through secure open banking and automatically matches incoming payments to tenancies. You receive instant notifications when rent is late, reducing the mental load of constant monitoring and enabling faster action when issues arise.

AI-powered document handling transforms onboarding from hours of data entry to minutes of oversight. Instead of manually typing out tenant names, addresses, deposit amounts and tenancy dates from agreements, August's AI reads your tenancy agreement and populates all the fields automatically. This eliminates typos, saves enormous time and creates clean digital records that are searchable and always accessible.

Smart compliance reminders prevent the most expensive landlord mistakes. When you upload certificates to August, the platform reads expiry dates and schedules renewal reminders automatically. Rather than maintaining complicated spreadsheets or relying on memory, you receive timely nudges before Gas Safety Certificates, EICRs and other critical documents expire. This one feature alone has saved landlords from thousands in fines and legal complications.

Digital maintenance tracking replaces chaotic email chains and lost text messages. Tenants report issues through their app with photos and descriptions. You receive instant notifications and can coordinate responses, share updates with tenants, and maintain a complete history of every repair. This creates accountability, improves communication and provides vital evidence if disputes later arise about property condition or maintenance responsiveness.

The ability to ask questions about your portfolio using natural language transforms information retrieval. Rather than searching through files or building complex spreadsheet formulas, you can simply ask "When does the EICR expire at Brompton Lane?" or "How many late payments has the Woodfield Avenue tenant had?" and receive immediate accurate answers. This accessibility of information enables better decision-making without requiring technical skills or extensive searches.

Tenant communication benefits enormously from dedicated platforms. Rather than mixing property business with personal messages, August creates clear channels for rent reminders, maintenance updates and document sharing. Tenants appreciate the professionalism and convenience, whilst landlords maintain proper boundaries and documentation of all interactions.

The compounding effect of these individual improvements is transformative. What once required multiple apps, spreadsheets, manual calendar entries and constant vigilance now happens automatically in one platform. Landlords using August typically report saving 5-10 hours monthly on administrative tasks whilst simultaneously reducing stress and improving compliance.

For landlords still on the fence about adopting technology, consider the opportunity cost. Every hour spent on manual rent reconciliation, certificate tracking or tenant communications is an hour not spent growing your portfolio, improving properties or simply enjoying the passive income property investment promises. The subscription cost of comprehensive landlord software represents excellent value compared to the time saved and peace of mind delivered.

Getting started with better landlord practices

The difference between stressed landlords and successful ones often comes down to systems, knowledge and the willingness to use modern tools designed for today's rental market. Every question covered in this guide represents a real challenge faced by landlords across the UK daily.

Whether you're handling your first tenancy or managing a growing portfolio, the principles remain consistent. Do proper research before making decisions, invest in thorough tenant screening, stay on top of compliance obligations, maintain clear communication, keep detailed records, and use technology to reduce administrative burden.

August was built specifically to address these challenges faced by self-managing landlords. From AI-powered document handling to automated compliance reminders and instant portfolio insights, we've designed every feature around making property management simpler, faster and less stressful.

If you're ready to stop juggling spreadsheets, missing deadlines and wasting time on admin, download August today and experience how modern landlord software should work. Your properties, tenants and peace of mind will thank you.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.