Renting out a property for the first time guide

With more than 4.5 million households renting privately in England, demand continues to outstrip supply and rental demand shows no signs of easing. Whether you invest in property intentionally or become a landlord purely through circumstance, we’re here to ensure the experience is stress-free and rewarding.

Getting started as a landlord

Before getting started as a landlord, there are several questions you should ask yourself to make sure you understand what you’re looking to gain from your investment and your financial goals.

What do I want to achieve from letting a property?

Typically, investment in property still outperforms other more traditional asset classes over the long term. Landlords tend to prioritise one of three factors when making decisions about what and where to buy; long-term capital growth, maximum monthly return or strong yield. Most landlords balance at least two of these factors with their rental property or across their portfolios: circumstantial landlords (who might have inherited a property, been relocated for work or moved in with a new partner) tend to focus on the combination of capital growth and monthly returns.

Understanding landlord costs as a first timer is essential when making informed financial decisions. Explore the key expenses landlords need to consider here.

What kind of property should I buy?

Before searching for a property, research typical tenant profiles in the area you have chosen and understand how much rent local residents are likely to pay. Then select properties which will attract their interest. Popular options will often be located close to public transport and local amenities and will always be clean and well-presented with modern kitchens and bathrooms.

Leaseholds and service charges

Buying a freehold property avoids service charges and restrictions imposed by head leases.

In areas like central London where freeholds are not readily available, ensure a minimum lease term of at least 75 years and that letting is permitted.

Service charges will fall to the landlord, but features such as well-maintained common areas and grounds, lifts, leisure facilities and concierge services will appeal to tenants.

What should I look out for before letting?

Ahead of letting for the first time, you will need to arrange the following, where applicable:

• Consent from your mortgage lender, freeholder and insurer
• A clear understanding of any restrictions placed on the type of let or type of tenant – please confirm this in writing to us before marketing begins
• A folder containing appliance manuals and instructions for use (including central heating system) for the tenant’s benefit
• A complete set of property keys (including window, garage and security keys) per tenant, plus a full set for us if we’ll be managing it for you
• Postal redirection, if you are vacating the property being let
• Pre-tenancy documentation and certification

If you're managing multiple properties and looking to maximise your investment potential, our Residential Portfolio Management service can help. Additionally, we at Hamptons offer to take care of the day-to-day tasks like tenant communications, maintenance, and legal compliance, allowing you to focus on growing your investment with peace of mind.

Presenting your property

Making a great first impression is crucial when presenting a rental property. The way your property is styled, maintained, and equipped can significantly influence its appeal and rental value. Here's how to ensure your property stands out to prospective tenants:

First impressions count

Properties which look their best let quicker and achieve higher rents, so it’s worth considering the type of tenant you’d like to attract and decorating or furnishing with them in mind. Whether the property being let is your own home or a rental investment, traditional or contemporary, it pays to ensure you’ll appeal to your target market at a time when tenant expectations are rising. Our interior design team can offer refurbishment, styling and interior design advice, and will also recommend and arrange furnishing packages (to buy or rent) if required.

Kerb appeal

The outside of a property should be tidy and well-maintained, with any gardens kept in seasonally appropriate good order. Practicalities such as refuse disposal and recycling facilities should be easy for tenants to access, while features such as discreet bicycle or pram storage may be relevant depending on your target market.

Technology

Any form of technology that offers peace of mind, eases communication, increases energy efficiency or reduces financial outlay will appeal to tenants. Features such as high-speed broadband and digital or satellite television are now expected as standard, but advancements in products like Wi-Fi-enabled smart meters, and smart systems which deliver lighting, thermostat and security system control from a mobile device, are growing in popularity.

Self-bleeding radiators, automatic stopcocks (which shut down supply in the event of a flood) and Wi-Fi-enabled door locks are also available, offering obvious benefits to both landlord and tenant. Incorporating some of these features will help maximise a property’s long-term appeal to prospective renters.

Decoration

More decorative finishes including wallpapers, rugs, fabrics and furnishings will make a big difference to how well a property lets, and the specification will need to be higher than mid-market tenants might expect. For mid-market, a property’s décor should enhance its features and appeal to as broad an audience of potential tenants as possible.

Furnishing

Whether or not to furnish will depend on the type of property and tenant profile - fully furnished properties tend to attract higher rents, but please take advice from your local Hamptons’ experts before deciding what to provide. Regardless of other furnishings, all white goods, quality flooring and window dressings such as blinds or curtains should always be provided.

General rules of thumb

1. Paint walls and woodwork in muted colours, balancing warmth with neutrality and using paints which can be easily replaced for quick touch-ups between tenancies.
2. In bathrooms, hard flooring, simple white sanitary ware and a power shower will be expected.
3. Carpets, usually preferred in bedrooms, should be neutral in colour and short pile to make them easier to clean.
4. Incorporate as much storage as you can. Built-in wardrobes, somewhere to hang coats and a place to store suitcases will all increase a property’s practical appeal.
5. For kitchens, simple styles of cabinets and hard flooring work best.
6. Lighting is key to creating warmth and atmosphere, so consider how to achieve this while protecting your property’s energy efficiency rating.
7. Dress windows appropriately, using a combination of shutters, blinds and curtains to suit the space.

Legal & Regulatory Considerations

There are over 150 separate pieces of statutory legislation governing how landlords, tenants and tenancies must operate in England. Below is a brief overview of your key obligations:

• Energy Performance Certificate (EPC): Landlords must provide tenants with a valid EPC before marketing and at the start of every tenancy. We can arrange the certificate and help with eco-friendly upgrades.
• Minimum energy efficiency standards (MEES): The government confirmed in January 2026 that all privately rented properties in England and Wales must achieve a minimum EPC band C by 1 October 2030. A £10,000 spending cap per property applies, and eligible improvements made from October 2025 count towards it. The secondary legislation is expected to be laid in 2027. See the government guidance on minimum energy efficiency standards for landlords for the latest detail. We work with specialists to help landlords achieve this standard.
• Housing Health and Safety Rating System (HHSRS): This tool assesses property hazards. While inspections are rare, they may occur following tenant complaints. We can help with assessments if needed.
• Right to Rent checks: Landlords must verify a tenant’s legal right to rent in the UK. We handle initial checks and offer re-check services for managed properties.
• Deposit protection: Tenant deposits must be placed in a government-approved scheme within 30 days of receipt. We’ll manage this process for you.
• Fifth Money Laundering Directive: We’re required to verify the identities of tenants and landlords for rents exceeding the British pound equivalent of 10,000 Euros per month. We handle these checks efficiently using electronic verification.
• Local authority licensing: Some properties, like Houses in Multiple Occupation (HMOs), require specific licences. We can help you determine if a licence is needed and assist with applications.
• Gas safety regulations: Annual gas safety checks are required for properties with gas appliances. We can arrange this for you before tenancy and manage renewals if we manage the property.
• Electrical safety: Landlords must complete electrical safety tests every five years and provide certificates to tenants. We can manage this for you at the start of a tenancy and for renewals.
• Smoke and carbon monoxide alarms: Alarms must be installed and checked before every tenancy. We can arrange these checks and manage ongoing inspections for managed properties.
• Water and bacterial control: Control risks related to legionella in water systems, particularly for properties left empty. We can offer risk assessments for managed properties.
• Heating and hot water: Properties with shared heating or hot water systems must be reported to the National Measurements Office. We can assist with reporting and ensure compliance.
• Tenant fees and charges: The Tenant Fee Act 2019 prohibits most pre-tenancy costs. Allowed charges include capped deposits, rent, and reasonable costs for lost keys or early termination. The Renters' Rights Act 2025 adds a further prohibition: landlords and agents cannot invite, encourage, or accept offers above the advertised asking rent. A specific asking rent must be advertised, and offers above it cannot be solicited or accepted.
• Renters’ Rights Act 2025: The Renters' Rights Act 2025 introduces the most significant changes to English lettings law in a generation. From 1 May 2026, Section 21 no-fault evictions are abolished and it is no longer possible to create a new fixed-term assured shorthold tenancy. All new and existing tenancies become assured periodic tenancies. Landlords wishing to recover possession must use the revised Section 8 grounds, which include new grounds for selling the property or moving in. Tenants are protected from eviction for the first 12 months of a tenancy. For further detail, see our landlords legal responsibilities guide or the NRLA guidance on the Renters' Rights Act.
• Rent increases: Under the Renters’ Rights Act 2025, landlords may only increase rent once per year and must use the Section 13 notice procedure, giving tenants a minimum of two months’ notice. Tenants have a strengthened right to refer increases to the First-tier Tribunal to challenge them. Contractual rent review clauses in tenancies created on or after 1 May 2026 are unenforceable. See the Renters' Rights Act 2025 for the full provisions.
• Data protection: Landlords may need to register as a data controller under the Data Protection Act 2018. Visit the Information Commissioner’s Office (ICO) website for more information.

For more details on your legal responsibilities, read our landlords legal responsibilities guide.

Conclusion

Becoming a landlord offers immense potential for strong returns, but it’s essential to stay informed and comply with legal obligations. Whether you’re renting out your home for the first time or managing multiple properties, Hamptons is here to help make the process as straightforward as possible. With our expert guidance, tailored services, and over 157 years of experience, we’re committed to helping you succeed in the rental market.

Start your landlord journey today by contacting our local lettings experts for personalised advice and support.

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