How to buy a UK rental property with tenants in situ in 2025
November 25, 2025
Purchasing a buy to let property with existing tenants already living there presents both opportunities and challenges for landlords. In a market where many private landlords are rethinking their position, it can be a smart way to acquire income producing assets without starting from scratch. Whether you're considering buying a house with tenants, selling property with tenant in situ, or buying occupied rental property, understanding the process thoroughly can help you make informed decisions and avoid costly mistakes.
What does "tenant in situ" mean?
A tenant in situ, also called a sitting tenant, refers to a renter who remains in the property when ownership transfers from one landlord to another. Instead of taking vacant possession, you're essentially inheriting tenants property along with the bricks and mortar.
This arrangement is increasingly common in the UK property market, particularly among experienced landlords seeking immediate rental income. The rules and tenant protections differ across the UK nations, so it is worth reviewing a high level overview of landlord legislation by region before committing to any deal.
However, buying property with tenants in situ still requires careful due diligence and a clear understanding of your legal obligations.
Why do landlords sell with existing tenants?
Several factors motivate landlords to sell tenanted properties:
Strategic Exit - Many landlords are leaving the buy to let market due to tax changes, Section 24 restrictions, and increased regulations. Selling with a tenant in place often represents the fastest exit strategy. You can see the scale of the regulatory shift in guides like “14 new rules to prepare for as a landlord in 2025”.
Tenant Protection - Some landlords have strong relationships with long term tenants and prefer not to disrupt their living arrangements by forcing them to move.
Timing Constraints - When a landlord needs to sell quickly, perhaps due to financial pressures or portfolio restructuring, waiting for a tenancy to end isn't always practical.
Legal Restrictions - In certain situations, particularly with regulated tenancies or during fixed term agreements, landlords may have limited options to obtain vacant possession before selling. The upcoming changes under the Renters' Rights Act (summarised in August’s article to the 1 May 2026 commencement for landlords) further shape what is realistic around notice and possession.
The financial advantages of buying occupied rental property
Immediate cashflow
One of the most compelling reasons for buying a property with tenants in situ is the instant rental income. From day one of ownership, you're receiving rent payments without the typical void period that accompanies traditional property purchases. This can significantly improve your cash flow position and return on investment calculations. To sanity check your numbers, tools like August’s free property calculators make it easier to model yields, cash flow and stress tests.
Below market purchase prices
Properties sold with sitting tenants typically command 10-20% below market value. This discount reflects the additional complexities and restrictions that come with inherited tenants. For cash buyers especially, this represents a genuine opportunity to acquire investment property at a substantial discount.
Reduced time to market
When buying property with existing tenants, you skip several time consuming steps. Finding suitable renters, marketing the property, conducting viewings, referencing applicants, and setting up new tenancy agreements. This can save 4-8 weeks of preparation time and associated costs.
Verified rental income
Unlike marketing a property with estimated rental yields, a tenanted property comes with proven income history. You can verify actual rent received, payment reliability, and occupancy rates, reducing some of the speculation inherent in buy to let investing. If the outgoing landlord has been using modern rent-tracking tools, you may even get a full ledger of payments. Our article on the best rent tracking software for UK landlords explains what “good” looks like in that data.
The challenges of buying buy to let with existing tenants
Limited mortgage options
Finance for tenant occupied properties presents the most significant hurdle. Many mainstream lenders refuse mortgages on tenanted properties or require substantially higher deposits. You'll likely need to work with specialist lenders or brokers who understand this niche market. Expect:
Higher deposit requirements (typically 25-40% rather than 20-25%)
Increased interest rates (often 0.5-1% above standard buy-to-let rates)
More stringent underwriting processes
Potential requirement for bridging finance initially
Unknown tenant quality
Unlike selecting your own tenants through rigorous referencing, you're inheriting someone else's choice. The sitting tenant may not align with your management style, standards, or long term property strategy. Previous landlords might have been more lenient about maintenance requests, rent increases, or property care standards.
Where the tenant is receiving Housing Benefit or Universal Credit, the risk profile and cash-flow dynamics will be different again. If that is the case, it is worth reading August’s article on DWP and DSS tenants.
Hidden property issues
Landlords selling with tenants in place sometimes do so to avoid spending money on refurbishment or addressing underlying problems. The property might have deferred maintenance, structural issues, or safety compliance gaps that only become apparent after purchase.
Eviction complications
If problems arise with inherited tenants, removal can be challenging and expensive. Evictions with tenants in situ require following strict legal procedures, and certain tenant types, particularly those with regulated tenancies, enjoy substantial protections that make eviction extremely difficult. The government’s guidance on Section 21 and Section 8 notices is a useful baseline to understand the current rules, timelines and forms.
Essential due diligence when buying a house with tenants
Thorough investigation before completing your purchase is crucial. Your conveyancing solicitor should handle much of this, but as the buyer, you need to verify key details independently.
Tenancy agreement review
Obtain and carefully review the existing tenancy agreement:
Tenancy Type - Confirm whether it's an Assured Shorthold Tenancy (AST), Assured Tenancy, or a regulated tenancy pre-dating 1989
Term Remaining - Check how much time remains on fixed-term agreements
Rent Amount - Verify the current monthly rent and payment method
Break Clauses - Identify any provisions allowing either party to end the tenancy early
Special Terms - Look for unusual clauses or verbal agreements not documented in writing
If you are not fully confident in what a robust document should cover for England and Wales, read August’s guide on what a good tenancy agreement should include and compare the inherited contract against that checklist.
Crucially, speak directly with the tenant to confirm the actual rent being paid matches what the landlord claims. Discrepancies might indicate informal arrangements or rent arrears being concealed.
Tenant background checks
Conduct the same verification you would for any new tenant:
Credit History - Review their financial reliability and debt levels
Employment Status - Confirm stable income to support rent payments
Previous Landlord References - If available, check their rental history
Right to Rent - Verify they have legal permission to rent in the UK
Rent Payment History - Examine bank statements proving consistent, timely rent payments
If the vendor will cooperate, you can cross-check earlier referencing. For any gaps, use principles from August’s guide to tenant referencing for landlords so you are working to a clear, consistent standard.
Right to Rent checks in England follow specific Home Office rules; the government’s service on proving a tenant’s right to rent explains what ID or share code evidence is acceptable and how to record checks properly.
Request copies of all correspondence between landlord and tenant, including any Section 8 or Section 21 notices previously served. This reveals potential disputes or unresolved issues.
Property licensing verification
Certain properties require local authority licensing:
HMO Licenses - Mandatory for houses in multiple occupation meeting specific criteria
Selective Licensing - Required in some local authority areas for all rental properties
Additional Licensing - Some councils impose extra requirements
Operating an unlicensed property when licensing is required can result in unlimited fines and rent repayment orders. August has a detailed overview of landlord licensing across England and Wales which is a good starting point before you check the specific rules with the local council.
Safety compliance documentation
Ensure the property meets all current safety regulations:
Gas Safety Certificate - Must be no more than 12 months old, with annual checks arranged
Electrical Installation Condition Report (EICR) - Required every five years, confirming safe electrical systems
Energy Performance Certificate (EPC) - Must rate E or above (minimum legal standard)
Smoke and Carbon Monoxide Alarms - Correctly positioned working alarms on each floor
Legionella Risk Assessment - Documentation of water safety measures
Fire Safety Compliance - Particularly critical for HMOs and flats
Missing or outdated safety certificates are red flags suggesting poor property management that could extend to other areas.
Deposit protection verification
Confirm the tenant's deposit has been properly protected in a government-approved scheme (DPS, MyDeposits, or TDS). The current landlord must provide:
Proof of deposit protection within 30 days of receiving the deposit
Evidence the prescribed information was provided to the tenant
Details of which scheme protects the deposit
Government guidance on tenancy deposit protection sets out the minimum legal requirements and consequences for non-compliance.
If the deposit hasn't been handled correctly, the tenant could claim 1–3 times the deposit value from you as the new landlord, even though you weren't responsible for the original breach. That risk – and how disputes can play out – is explored in August’s guide on handling tenancy deposit disputes fairly.
Finance for tenant occupied properties
Securing mortgage financing represents the biggest practical challenge when buying property with tenants in place.
Specialist lender requirements
Most high-street lenders won't consider applications for tenanted properties. You'll need to work with specialist buy-to-let lenders who:
Understand sitting tenant arrangements
Offer products specifically designed for tenanted acquisitions
May require detailed tenant verification and property condition reports
Often insist on working through experienced brokers
Alternative financing strategies
Consider these approaches if traditional mortgaging proves difficult:
Bridging Finance - Short-term loans allowing you to complete the purchase quickly, then refinance onto a standard buy-to-let mortgage once you've addressed any issues or negotiated vacant possession.
Cash Purchase - If you have sufficient capital, buying with cash eliminates financing complications entirely and often secures a larger discount from motivated sellers.
Portfolio Financing - Experienced landlords with existing property portfolios might access better terms by refinancing across multiple properties rather than seeking standalone finance.
Vendor Financing - In some cases, sellers might offer partial financing themselves, particularly if they're struggling to find buyers willing to take on tenanted properties.
However you fund the deal, you’ll make your life easier if your back office is organised. August’s overview of the best UK landlord software in 2025 compares tools that help keep mortgages, documents and rent schedules aligned across a portfolio.
Viewing property with existing tenants
Unlike viewing vacant properties, inspecting occupied rental property requires additional consideration and planning.
Tenant cooperation
Current tenants must receive 24 hours written notice before any viewing. Some tenancy agreements require explicit tenant consent for viewings, creating potential complications if the tenant is uncooperative or suspicious of the sale.
Approach viewings respectfully, remembering this is someone's home. Building positive rapport during viewings can establish a foundation for your future landlord-tenant relationship.
Multiple inspections
Schedule at least two viewings:
Initial Assessment - Get a general sense of property condition, layout, and the tenant's housekeeping standards
Detailed Inspection - Look carefully for maintenance issues, damp, pest problems, and safety concerns
Pre-Completion Check - Verify condition hasn't deteriorated during the conveyancing process.
When you’re assessing issues like damp, leaks or broken appliances, it can help to benchmark your expectations against real tenant and landlord perspectives. August’s piece on what’s a reasonable wait time for repairs gives a balanced view from both sides.
Professional surveys
Commission a comprehensive building survey, not just a basic valuation. The surveyor should identify:
Structural issues that might be concealed by the tenant's furnishings
Immediate maintenance requirements
Medium term replacement costs (boilers, windows, roofing)
Any safety concerns requiring urgent attention
Tenant interview
Use viewing opportunities to chat informally with the sitting tenant:
Gauge their intentions regarding staying or leaving
Understand their concerns and expectations
Identify any issues with the property or previous landlord
Assess their attitude toward the property and maintenance responsibilities
This conversation often reveals crucial information not disclosed by the selling landlord.
Legal considerations for inherited tenants property
Understanding tenant rights and your legal obligations is essential when taking on sitting tenants.
Assured Shorthold Tenancies (ASTs)
Most modern tenancies are ASTs, offering landlords flexibility to regain possession using:
Section 21 (No-Fault) Notices - Provided the fixed term has ended and proper procedures were followed initially (deposit protection, right to rent checks, prescribed information provided, gas safety certificates issued, and How to Rent guide given).
Section 8 Notices - When specific grounds exist, such as rent arrears, antisocial behavior, or breach of tenancy terms.
However, Section 21 is being abolished in England under the Renters' Rights Act. August’s article on the 1 May 2026 start date for the Act spells out how that interacts with existing ASTs and notice periods, and the government’s own guide to the Renters’ Rights Act sets out the policy aims.
Regulated tenancies
Properties let before 15 January 1989 may have regulated tenancies under the Rent Act 1977. These tenants enjoy:
Security of tenure (almost impossible to evict without very specific grounds)
Fair rent determination by rent officers
Right to pass tenancy to family members in some circumstances
Purchasing property with regulated tenancies requires specialist legal advice, as standard eviction processes don't apply and rental returns are often restricted.
Succession rights
Some tenancies, particularly older regulated tenancies and social housing, include succession rights allowing family members to inherit the tenancy upon the tenant's death. This could mean decades of continued occupation beyond the current tenant.
Rent increases
Your ability to increase rent depends on the tenancy type:
AST Tenancies - Increases require proper notice (usually one month for monthly tenancies) and can't be more frequent than annually unless the agreement specifies otherwise
Regulated Tenancies - Rent increases must be approved by rent officers and can't exceed fair rent determinations.
Completing the purchase and handover process
Coordinating completion smoothly protects both you and the sitting tenant.
Timing completion
Ideally, complete the purchase on a rent due date. This simplifies rent apportionment between seller and buyer, avoiding complicated calculations about partial month payments.
If this isn't possible, your solicitor should arrange appropriate adjustments through the completion statement.
Deposit transfer
Your conveyancing solicitor handles deposit transfer between protection schemes:
The seller's scheme notifies relevant parties of ownership change
You may need to re-register the deposit in your chosen scheme
Ensure the tenant receives updated deposit protection information with your contact details.
Never allow gaps in deposit protection, as this creates significant legal liability.
Section 48 Notice
You must serve a Section 48 notice informing the tenant of:
Change of ownership
Your name and contact details
An address in England or Wales where legal notices can be served.
Failure to serve a Section 48 notice means you cannot legally pursue rent arrears or damages claims until you've complied with this requirement.
Rent collection transition
Make rent collection arrangements clear:
Provide the tenant with new payment details
Arrange for any standing orders or direct debits to be updated
If retaining the previous letting agent, ensure they redirect payments to you
Consider offering a rent collection incentive, like £50 credit, to encourage timely setup of new payment methods.
If you’re moving payments into a digital system, consider software like August. Take a look at our article on the best property management software for UK landlords to standardise how rent, arrears and reminders are handled.
Notification letters
Send a comprehensive letter to the sitting tenant covering:
Formal introduction and contact details
Confirmation of deposit protection status
Rent payment arrangements
Your preferred communication methods
Emergency contact procedures
Any planned maintenance or improvements
This initial communication sets the tone for your ongoing landlord-tenant relationship.
Building positive relationships with inherited tenants
Successfully managing inherited tenants requires establishing trust and clear expectations from the outset.
Initial reassurance
Many tenants feel anxious about changes in landlord, worrying about:
Potential rent increases
Changes to property management
Risk of eviction
Different maintenance standards
Address these concerns proactively by:
Committing to honour existing tenancy terms
Explaining your management approach and standards
Demonstrating responsiveness to legitimate maintenance requests
Being transparent about any planned property improvements
Property improvements
If you're planning refurbishments or upgrades:
Communicate plans well in advance
Minimize disruption to the tenant
Consider offering temporary rent reductions during major works
Frame improvements as benefiting the tenant as well as the property
Tenants who feel valued and respected are more likely to maintain properties well, pay rent consistently, and stay long term.
Management style alignment
Your management approach might differ from the previous landlord. Set clear expectations about:
Maintenance reporting procedures
Acceptable property care standards
Policies on decorating, pets, or additional occupants
Communication preferences and response timeframes
Documentation in writing avoids misunderstandings and provides reference points if disputes arise later.
When buying property with tenants in situ makes sense
This investment strategy particularly suits:
Experienced Landlords - Those comfortable navigating complex tenancy situations and understanding their rights and obligations comprehensively.
Cash Buyers - Investors who can avoid financing complications and capitalize on the substantial price discounts these properties command.
Long-Term Investors - Landlords focused on steady rental income rather than quick capital growth or property refurbishment projects.
Portfolio Builders - Investors who can absorb one potentially problematic tenant across a portfolio of properties without significant financial impact.
Value Seekers - Those willing to invest time in due diligence to secure genuinely undervalued assets offering strong long-term returns.
If you’re newer to the game, August’s essential checklist for accidental landlords in the UK is a helpful companion to this more advanced strategy.
When to avoid buying occupied rental property
Certain situations suggest looking elsewhere:
First-Time Landlords - The additional complexity and legal nuances make this a poor choice for learning the basics of property investment
Tight Finances - If you can't afford unexpected repairs or potential void periods if the tenant leaves immediately, the risk outweighs the reward
Limited Mortgage Deposit - Without access to specialist financing or cash purchase, you may simply be unable to secure funding
Major Refurbishment Plans - If you're planning comprehensive renovations, vacant possession makes far more practical and financial sense
Tenant Red Flags - If due diligence reveals concerning issues about the tenant's reliability, financial situation, or behaviour, trust your instincts and walk away.
If you decide you’d rather wait for vacant possession and then re-let, August’s guide on how to write a rental property listing will help you minimise voids and attract better-quality applicants when you do hit the market.
Evictions with tenants in situ
Understanding eviction complexities before purchasing is crucial, as removing problematic inherited tenants can prove far more difficult than anticipated. The legal position is evolving and closely tied to deposit handling, licensing and repairs, so always take advice before relying on possession as a “plan B”.
Section 21 evictions (before RRA commencement)
While still available at present, Section 21 "no-fault" evictions require:
Fixed term has ended (if periodic tenancy, available anytime with proper notice)
Minimum two months notice
Deposit properly protected throughout entire tenancy
All initial documentation provided correctly (How to Rent guide, EPC, gas certificate, prescribed information)
No outstanding repairs notices or licensing issues
Even with proper procedures, court proceedings can take 6-12 months from initial notice to actual possession.
Section 8 evictions
More complex than Section 21, requiring specific legal grounds such as:
Mandatory Grounds - Rent arrears of at least two months (or three months if periodic), court must grant possession
Discretionary Grounds - Antisocial behaviour, damage to property, breach of tenancy terms, judge decides based on reasonableness
Section 8 proceedings typically take longer and require more substantial evidence than Section 21 notices.
Upcoming changes
The Renters' Rights Act will abolish Section 21 evictions entirely, fundamentally changing possession procedures. While landlords will retain legitimate grounds for possession, the process becomes more evidence based and tenant protections increase significantly.
This makes understanding tenant quality even more critical when buying property with existing tenants, as removing problematic tenants becomes harder.
Calculating returns on buying buy to let with existing tenants
Even with discounted purchase prices, ensure the numbers work favourably.
Factor in higher specialist mortgage rates and fees.
Add realistic contingency for repairs and legal costs.
Stress-test the deal using yield and cash flow tools such as August’s free property calculators.
Yield calculations
Calculate gross and net rental yields accounting for:
Gross Yield: (Annual rent ÷ Purchase price) × 100
Net Yield: ((Annual rent - Annual costs) ÷ Purchase price) × 100
Remember to factor in:
Higher mortgage rates for tenanted properties
Potential early remedial work costs
Risk of immediate tenant departure creating void periods
Potentially restricted rent increases for regulated tenancies
Risk adjusted returns
Compare the return on a tenanted property purchase against buying vacant property at market value. The discount must adequately compensate for:
Financing difficulties and potentially higher deposit requirements
Limited ability to refurbish or upgrade immediately
Tenant quality uncertainty
Possible eviction costs if the situation doesn't work out
Restrictions on property use changes (like converting to HMO)
A 15% price discount might seem attractive, but if you're paying 1% higher mortgage rates and face £5,000 in deferred maintenance, the advantage quickly diminishes.
Tax and risk considerations for inherited tenants property
Standard buy-to-let taxation applies, but be aware of several specific points:
Stamp Duty - The standard 5% surcharge for additional properties applies, calculated on the discounted purchase price you're paying.
Deferred Maintenance - Repairs qualifying as maintenance (not improvements) are tax-deductible expenses. Document thoroughly the property's condition at purchase to support future claims.
Finance Costs - Mortgage interest deductions are restricted to the basic rate under Section 24 rules, regardless of whether you secured specialist or mainstream financing.
Capital Gains - When you eventually sell, your capital gain is calculated from your original purchase price. The discount you received effectively increases your future capital gain, though this might be years away.
For a deeper dive into the mechanics, August’s guide to managing tax as a landlord sets out the main structures and reliefs.
On the risk side, make sure you’re comfortable with the insurance implications of inheriting a tenant. Tenants in situ, periods between tenants and significant refurbishments can all change your risk profile; August’s article on what landlord insurance you need walks through the common gaps and how to avoid them.
Using letting agents for properties with sitting tenants
If the previous landlord used a letting agent, you face an interesting decision about continuing that relationship.
Advantages of retention
Tenant has established relationship with the agent
Transition is smoother with familiar management
Agent has property records and maintenance history
Existing rent collection mechanisms stay in place
Reasons to change
Agent's fees might not be competitive
Management standards might not meet your expectations
You might prefer different management approaches
Previous landlord relationship might have been problematic
If changing agents, provide plenty of notice to both the tenant and the previous agent to allow smooth handover of documentation, deposits, and property records.
Selling property with tenant in situ
Understanding the seller's perspective helps you negotiate better when buying occupied rental property.
Seller motivations
Landlords typically sell with tenants when:
They need fast liquidity and can't wait for vacant possession
Tax changes make continued ownership uneconomical
They want to exit the buy-to-let sector entirely
Portfolio rebalancing requires selling specific properties
Health, age, or personal circumstances necessitate reducing responsibilities
These motivations often create negotiating leverage for buyers, particularly if sellers are facing time pressures.
Seller obligations
When selling property with existing tenants, landlords must:
Provide complete tenancy documentation to the buyer
Transfer deposit protection correctly
Supply all safety certificates and compliance documentation
Disclose any tenant issues, disputes, or arrears honestly
Arrange property access for viewings and surveys
Notify tenants of the sale appropriately
Sellers cutting corners on these obligations expose themselves to future liability, even after selling.
Regional variations - buying property with tenants across the UK
While this article focuses primarily on English law, as letting rules differ in Scotland, Wales and Northern Ireland. August’s overview of UK landlord laws by region is a handy starting point, followed by jurisdiction specific legal advice if you are buying outside England and Wales.
Scotland
Scottish tenancy law differs substantially:
Private Residential Tenancies (PRTs) replaced ASTs in Scotland
Different eviction grounds and procedures apply
Rent pressure zones limit rental increases in some areas
Deposit schemes operate differently (three approved Scottish schemes)
Wales
Recent Welsh legislation creates distinct requirements:
Renting Homes (Wales) Act 2016 fundamentally changed tenancy law
Occupation contracts replace ASTs
Six-month minimum terms for standard contracts
Additional landlord licensing requirements in some areas
Northern Ireland
Northern Irish tenancy law follows different principles:
Private tenancies differ from England and Wales
No Section 21 equivalent exists (notices to quit require grounds)
Deposit protection operates through TDS Northern Ireland
Different safety and licensing requirements apply
Always consult solicitors qualified in the relevant jurisdiction when buying property with tenants outside England.
Common mistakes when buying property with existing tenants
Avoid these frequent errors that catch out even experienced landlords:
Insufficient Due Diligence - Rushing the purchase or failing to verify tenant and property details thoroughly leads to expensive surprises after completion.
Ignoring Red Flags - When sellers seem evasive, documents are missing, or tenants appear uncomfortable discussing the property, these warning signs deserve serious attention.
Over-Focusing on Price Discount - A bargain purchase price means nothing if you inherit problem tenants, major repairs, or regulatory non-compliance requiring substantial investment.
Inadequate Finance Planning - Failing to arrange specialist financing before making offers wastes time and risks losing properties to cash buyers who can move quickly.
Poor Communication With Tenants - Alienating inherited tenants through lack of communication or insensitive handling during the purchase process creates unnecessary ongoing difficulties.
Neglecting Legal Differences - Assuming all tenancies operate identically, particularly with older regulated tenancies, leads to significant legal complications and potential liabilities.
Is buying buy to let property with existing tenants right for you?
Purchasing property with tenants in situ presents genuine opportunities for experienced landlords seeking immediate income and discounted acquisitions. The price reductions can be substantial, and verified rental history removes some uncertainty inherent in buy-to-let investment.
However, these benefits come with genuine challenges: financing difficulties, unknown tenant quality, potential deferred maintenance, and complex legal situations requiring careful navigation.
Success requires:
Comprehensive due diligence on both property and tenants
Access to appropriate financing or sufficient cash reserves
Understanding of tenancy law and your legal obligations
Realistic assessment of risks alongside potential rewards
Clear strategy for managing inherited tenant relationships
For the right investor in the right circumstances, buying occupied rental property can deliver exceptional returns. For others, the additional complexity and uncertainty might outweigh the financial advantages of discounted purchase prices.
Carefully consider your experience level, financial situation, risk tolerance, and investment objectives before committing to purchasing any property with sitting tenants. When done correctly, these acquisitions can form valuable additions to a well-structured property portfolio delivering consistent, reliable returns.
Need help managing your rental properties more efficiently? Discover how August's property management app can streamline your landlord responsibilities, from rent collection to maintenance tracking.
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.
Author
August Team
The August editorial team lives and breathes rental property. They work closely with a panel of experienced landlords and industry partners across the UK, turning real-world portfolio and tenancy experience into clear, practical guidance for small landlords.
