Renting your property
with Beresfords

If you are preparing to let your property, there are several legal and practical steps you must take. We can guide you through each stage:

1. Inform your mortgage provider

If you have a mortgage, you must notify your lender before renting out your property. Many lenders require “consent to let,” and some may ask you to switch to a buy-to-let mortgage.
 
2. Complete safety checks and obtain certificates
 
- Gas Safety Certificate (renewed annually) – carried out by a Gas Safe registered engineer.
- Electrical Installation Condition Report (EICR) (every five years).
- Smoke and carbon monoxide alarms – install and test as required by law.
 
3. Arrange landlords’ insurance

Standard home insurance does not usually cover rented properties. Specialist landlords’ insurance protects against risks such as accidental damage, rent arrears, and liability claims.
 
4. Obtain an Energy Performance Certificate (EPC)

An EPC is legally required before marketing the property. It rates the energy efficiency of your home and is valid for ten years. The legal minimum rating is E.
 
5. Advertise your property

Professional marketing helps attract reliable tenants. Listings typically include high-quality photographs, floor plans, and a clear description of the property.
 
6. Carry out a Right to Rent checks

By law, landlords in England must check that tenants have the legal right to live in the UK. This involves verifying identity documents such as passports or visas.
 
7. Request references

Obtain references from previous landlords, employers, or guarantors to confirm the tenant’s reliability and financial stability.
 
8. Draw up a tenancy agreement

A written tenancy agreement sets out the rights and responsibilities of both parties. The most common type is an Assured Shorthold Tenancy (AST).
 
9. Protect the tenant’s deposit

You are legally required to place the deposit in a government-approved tenancy deposit protection scheme (TDS, DPS, or MyDeposits) within 30 days of receiving it.
 
10. Prepare a detailed inventory

An inventory documents the condition of the property and all furnishings at the start of the tenancy. This helps avoid disputes about damage or missing items at the end of the agreement.

As a fire precaution, you should check that all furniture you intend to include complies with furniture and furnishing regulations and displays fire safety labels.

The rent is based on local market conditions. The best guide is to look at what similar properties in your area are currently renting for. The amount you can charge will depend on factors such as:
 
- The size and type of property (e.g. flat, house, number of bedrooms).
- The condition of the property and any modern features.
- Location — including schools, transport links and amenities.
- Current demand from tenants in your area.
 
There is no rent cap in England or Wales, but tenants can challenge rent that is significantly higher than comparable properties through a tribunal.
 
Beresfords provide a free rental valuation and will advise on setting a competitive rent that attracts good tenants while maximising your return.

If you choose Beresfords managed service, we will arrange for your tenant to pay via standing order or direct debit and transfer the money to your account (minus commission, outgoings or fees e.g. maintenance).

This should be covered by your landlords’ insurance which is why we recommend that landlords take it out. Landlords still need to follow the legal eviction process (e.g. Section 8 notice) if arrears persist.

Yes. Earnings from rental properties are taxable and must be declared.

You do not have to personally carry out referencing: this is done by a third-party company that Beresfords work closely with, and we will organise this on your behalf. It will include information about the tenant’s:
 
- A credit check that will identify if the tenant has any CCJs, Bankruptcy orders or IVAs
- Employment information, including salary details, length of service and type of employment
- Address history
- Three months’ worth of bank statements if applicable
- Tax records (if self-employed)
- Letter from accountants (if self-employed)

Credit checks are usually done within a few hours however the referencing process usually takes 2-10 days.

Yes, it is your responsibility to cover the cost of referencing however it is included withing Beresfords letting services.

- Unpaid rent – any outstanding rent owed at the end of the tenancy.
- Unpaid utility bills or council tax – if these were the tenant’s responsibility and remain unpaid.
- Cleaning costs – only if the property is not left in the same level of cleanliness as at the start of the tenancy (allowing for fair wear and tear).
- Damage to the property – beyond normal wear and tear, e.g. broken furniture, holes in walls, burns or stains.
- Missing items – if furniture, appliances, or other fixtures listed in the inventory are removed without agreement.
- Unauthorised alterations – such as painting walls without consent.
- Neglect of outdoor areas – if a garden or outside space is not maintained as agreed in the tenancy contract.

It is natural that a property will show signs of use, and a landlord should not withhold the security deposit (or part of it) for fair wear and tear if the tenant has provided reasonable care and maintenance. This includes things such as:
- Faded curtains
- Furniture indentations on carpets
- Scuffed wooden floors
- Loose hinges or door handles
- Cracks in walls due to natural movement
- Worn paint near light switches

- Pay the rent on time
- Look after the property by reporting any issues or repairs needed to the landlord
- Keep the property ventilated
- Carry out minor maintenance e.g. change light bulbs and check smoke alarms
- Dispose of rubbish correctly
- Allow access for inspections and repairs (the landlord must give at least 24 hours’ notice and carry out inspections or repairs at a reasonable hour)
- Ask for permission to make changes to the property
- Follow agreed rules e.g. no smoking, no pets
- End the tenancy properly

The landlord cannot charge a fee for cleaning. However, when the tenancy ends, they can look to withhold all or some of the security deposit in order to return the property to the condition it was in when the tenancy began. 

If you have any more questions about letting your property, get in touch. As experienced estate agents, we have supported countless landlords and would be delighted to discuss how we can help.