Expert Letting Advice with Sable and Stone Real Estate
Whether you’re a first-time landlord or have let properties before, marketing a property, finding reliable tenants, and staying legally compliant can be complex. That’s why we’ve created a Guide to Letting a Property—providing all the information you need to navigate the process, from your first valuation to your tenant moving in.
Access the Government’s How to Let Guide
The checklist for renting in England is updated frequently, including guidance on preparing to let, financial implications, tenancy setup, and what to do if issues arise. [Access the latest guide here].
How to Make Money Letting a Property
Letting with a mortgage
Most buy-to-let properties are financed with a buy-to-let mortgage. If your property has an existing owner-occupier mortgage, ensure you have consent from your lender and insurance provider.
Letting income vs expenses
Income: Rental income and potential property value growth are key ways to earn, but keep in mind that market fluctuations, void periods, or higher expenses can affect returns.
Expenses:
Upfront costs include:
- Stamp duty
- Property survey
- Legal fees
- Valuation fees
- Mortgage fees
- Income tax
Ongoing landlord costs include:
- Letting agent fees (for managed services)
- Mortgage interest
- Insurance
- Safety checks
- Maintenance
- Rent protection
HMO vs Non-HMO Properties
A House in Multiple Occupation (HMO) is shared by multiple tenants and has additional legal standards compared to non-HMO properties.
HMO responsibilities include:
- Electrical checks every five years
- Avoiding overcrowding
- Adequate cooking and washing facilities
- Maintaining communal areas
- Smoke detectors in all appropriate locations
Choosing the Right Letting Agent
Selecting the right agent is crucial to a smooth letting experience. Start by:
- Asking trusted friends or family for recommendations
- Comparing local agents online
- Ensuring agents are qualified and members of professional bodies like SafeAgent and ARLA
Book a free rental valuation
Agents will provide insights on:
- Target tenant type (students, families, professionals)
- Furnishing options (furnished, part-furnished, unfurnished)
- Property condition and presentation
- Local demand
Lettings Services
We offer flexible service levels to suit your needs:
Fully Managed:
- Monthly rent collection
- Legal cover for tenant breaches
- Immediate rent protection without policy excess
Rent Collect & Tenant Find:
- Tailored support depending on how involved you want to be in the process
Marketing Your Property
Our agents ensure your property is presented professionally with:
- High-quality photos, EPCs, floor plans
- Advertising on major portals and our website
- Access to a landlord portal to track progress, viewings, and documents
Finding and Referencing Tenants
We handle:
- Tenant viewings (or you can host)
- Negotiating offers and rent
- Credit referencing and checks
- Preparing inventories and tenancy agreements
- Arranging safety certificates (Gas & EICR)
- Property preparation for move-in
Legal Requirements for Landlords
- Gas & Electrical Safety: Certificates must be provided before tenancy begins.
- Smoke & Carbon Monoxide Alarms: Required on each storey; must be checked at tenancy start.
- Energy Performance Certificate: Minimum rating of E; must be provided to tenants.
- Water Safety: Ensure the water supply is safe to prevent Legionella.
- Furniture Standards: Options include unfurnished, part-furnished, or fully furnished, clearly agreed with tenants.
Setting Up the Tenancy & Move-In
- Provide a clear tenancy agreement
- Define responsibility for bills (usually the tenant)
- Ensure property is neutral, decluttered, and ready for tenant occupation
Managing Your Property
Our service levels dictate how much involvement you’ll have. For fully managed services, we minimise your workload while ensuring the property remains compliant, safe, and well-maintained.
Congratulations—you’re now a landlord! Contact your local Sable and Stone Real Estate agent to start your letting journey today.
What’s the Value of Your Home?
Thinking of selling or letting? Curious whether your property has increased in value since you bought it? Book a free sales or lettings valuation with your local property expert. They’ll use their knowledge of the area to provide the most accurate and up-to-date valuation.
Home Visit Valuation
For a detailed, in-person valuation with a local property professional, schedule an appointment today.
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