A landlord's guide to letting well

Letting well matters far more than letting fast — a good tenant in a sound agreement is worth waiting for, and it is the difference between a steady income and a running headache.

Letting looks passive and is not. The work is front-loaded into getting the tenant, the price and the agreement right; do that well and the rest is usually quiet.

Present it, and price it on evidence

Present the property properly — clean, sound, the small faults fixed — and then set the rent on what comparable properties in the area actually achieve, not on what you would like. An over-ambitious rent leaves the property empty, and an empty property earns nothing. A fair rent to a good tenant beats an optimistic one to no one.

Vet before you hand over keys

The single best protection against a difficult tenancy is a careful choice at the start. Vet a tenant on their ability to pay and their track record, sensibly and fairly, before you hand over keys. A rushed letting to the first applicant is where most difficult tenancies begin — and prevention here is far cheaper than cure.

Put it all in a written agreement

Do not let a property without a clear written agreement. It should cover rent, term, deposit and its return, notice, who pays for what, and access — the ordinary things that become disputes when they are unclear. Keep advance rent (used up over the tenancy) distinct from the deposit (security, returned at the end), because confusing them is a common and avoidable source of trouble.

Handle repairs and the deposit fairly

A landlord is generally responsible for the structure and major systems, with day-to-day upkeep falling to the tenant — but write the split into the agreement rather than leave it to assumption, and handle repairs promptly. Treat the deposit as the tenant’s money held as security: agree a move-in condition record, and return it promptly at the end less only fair, evidenced deductions. Fair, transparent handling is both right and the best way to avoid the most common dispute.

Decide about management

Managing a let — repairs, rent, tenants, ongoing — is a real job. Cornerstone can help you let a property well; the ongoing management we refer to a dedicated manager, and for many landlords that is money well spent rather than a cost to avoid. Decide honestly whether you have the time and appetite before you take it on yourself.

Questions people ask

How do I let my property well?

Let well by presenting the property properly, pricing it on real local evidence, vetting tenants carefully, and putting everything in a clear written agreement. Letting well matters far more than letting fast — a good tenant in a sound agreement is worth waiting for.

How should I vet a tenant?

Vet a tenant on their ability to pay and their track record, sensibly and fairly, before you hand over keys — a careful choice at the start prevents most problems later. A rushed letting to the first applicant is where difficult tenancies usually begin.

How do I set the rent?

Set the rent on what comparable properties in the area actually achieve, not on what you would like — an over-ambitious rent leaves the property empty, and an empty property earns nothing. A fair rent to a good tenant beats an optimistic one to no one.

What should be in my tenancy agreement?

A good agreement covers rent, term, deposit and its return, notice, who pays for what, and access — the ordinary things that become disputes when they are unclear. Do not let a property without a proper written agreement; it is your main protection.

What repairs am I responsible for as a landlord?

A landlord is generally responsible for the structure and major systems, with day-to-day upkeep falling to the tenant — but the split should be written into the agreement rather than left to assumption. Handling repairs promptly keeps both the property and the tenancy in good order.

How should I handle the deposit?

Treat the deposit as the tenant's money held as security, agree a clear move-in condition record, and return it promptly at the end less only fair, evidenced deductions. Handling deposits fairly and transparently is both right and the best way to avoid disputes.

Should I manage the property myself?

That depends on your time and appetite — managing a let means handling repairs, rent and tenants ongoing, which is a real job. Cornerstone can help you let a property; ongoing management we refer to a dedicated manager, and for many landlords that is money well spent.

What if I end up with a difficult tenant?

Prevention beats cure — careful vetting and a clear agreement avoid most problems — but if trouble arises, rely on the agreement, keep records, and take proper advice before acting. A difficult tenancy handled badly can cost far more than it needed to.