Frequently Asked Questions

An Energy Performance Certificate (EPC) provides information about the energy efficiency of your property, along with recommendations for improvements that could help make it more energy efficient.

Most properties being marketed for rent require a valid EPC, subject to certain exemptions. Currently, privately rented properties generally need to achieve an EPC rating of E or above, unless a valid exemption applies.

The minimum energy-efficiency standard for privately rented properties is changing, with the government introducing a requirement for properties to meet an EPC C or equivalent standard by 1 October 2030, subject to exemptions and transitional arrangements.

If your property does not have a valid EPC, we can arrange an assessment on your behalf. We can also advise you on potential improvements that may help your property meet future energy-efficiency requirements.

EPCs are valid for ten years.

For details of the cost of an EPC please contact the office on 01449 616666.

The current Regulations require landlords to have the electrical installations in their properties inspected and tested by a person who is qualified and competent, at an interval of at least every 5 years. Landlords have to provide a copy of the electrical safety report EICR to their tenants, and to their local authority if requested.

EICR requirements for landlords

• The electrical installation must be inspected and tested by a qualified person at least every 5 years.
• You must obtain a written report, normally an EICR.
• A copy must be provided to the existing tenant within 28 days of the inspection.
• For a new tenant, you must provide the report before they occupy the property.
• If the EICR identifies C1, C2 or FI issues requiring remedial work/further investigation, these must generally be dealt with within 28 days or sooner if the report specifies a shorter period.
• You do not need a new EICR every time a tenant changes if the existing report is still within its 5-year period and does not require further investigative or remedial work. You should, however, consider a visual inspection before a new tenancy.

For details of the cost of an EICR please contact the office on 01449 616666.

The law requires landlords to have all gas appliances, flues and associated pipework in their rental property safety checked by a Gas Safe registered engineer every twelve months.

A copy of the Gas Safety Certificate must be provided to the tenant before they move into the property and within 28 days of each annual safety check.

For details of the cost of a landlords gas safety certificate please contact the office on 01449 616666.

If you are planning to live abroad while renting out your UK property, you may need to register with HMRC under the Non-Resident Landlord Scheme (NRLS).

Whether you need to register depends on your circumstances and whether HMRC considers you to be a non-resident landlord. The scheme can require your letting agent or tenant to deduct tax from your rental income and pay it to HMRC, unless HMRC has authorised you to receive your rental income without tax being deducted.

If you’re planning to move abroad or spend significant time overseas while letting your property, we recommend contacting HMRC or taking professional tax advice to establish your position.

For more information, please contact our office on 01449 616666.

Understanding the rental potential of your property is essential. Our experienced team provides a comprehensive rental market appraisal, giving you a realistic assessment of the rent your property could achieve based on current market conditions, local demand and comparable properties.

Whether you’re considering letting your property for the first time, reviewing the rent on an existing investment or simply want to understand its current rental value, we provide honest, straightforward advice with no obligation.

For more information or to arrange your free rental market appraisal, contact our office on 01449 616666.

Tenant Find
We help you find suitable tenants quickly and efficiently, from marketing your property and conducting viewings through to tenant referencing.

Let Only
Our Let Only service includes finding a suitable tenant, carrying out the necessary referencing and arranging the move-in process and tenancy documentation, giving you a straightforward way to let your property while retaining responsibility for its ongoing management.

Property Management
Our full property management service takes care of the day-to-day running of your rental property, including maintenance, inspections, rent collection and ensuring your property remains compliant with the latest regulations.

Our thorough tenant selection process includes comprehensive referencing and background checks, with employment and previous landlord references obtained where appropriate.

We carefully assess each application to help identify reliable and responsible tenants who are suitable for your property, giving you greater confidence when choosing your next tenant.

Being a landlord comes with a number of important legal responsibilities. At Shorts Property People, we help our landlords understand and meet their obligations, helping to make the process of letting and managing a property as straightforward as possible.

Some of the key responsibilities include:

• Property safety and repairs – The property must be kept safe, free from serious health hazards and in a reasonable state of repair. Landlords are generally responsible for the structure and exterior, heating and hot water, plumbing, electrical wiring, gas installations and other essential services.
• Gas safety – Where gas appliances or flues are provided, landlords must arrange an annual gas safety check by a Gas Safe registered engineer and provide the tenant with the appropriate record.
• Electrical safety – Electrical installations must be inspected and tested by a qualified person at least every five years, with the required reports provided to tenants and the local authority where applicable.
• Energy Performance Certificate (EPC) – A valid EPC is generally required when a property is being rented, subject to exemptions. The current minimum standard for most privately rented properties is EPC E, unless a valid exemption applies.
• Smoke and carbon monoxide alarms – The required smoke and carbon monoxide alarms must be installed and maintained in accordance with the regulations.
• Deposit protection – Where a tenancy deposit is taken, it must be protected in a government-approved tenancy deposit protection scheme within the required timescale and the prescribed information provided to the tenant.
• Right to Rent checks – Before a new tenancy begins, landlords or their agents must check that all tenants aged 18 or over have the right to rent in England.
• Tenancy information – Since 1 May 2026, landlords must provide tenants with certain written information about the key terms of their tenancy when creating a new tenancy.
• Renters’ Rights Act requirements – Most private rented tenancies are now assured periodic tenancies. Landlords must comply with the new rules covering rent increases, possession, tenant requests and other tenancy requirements. Section 21 ‘no-fault’ possession notices can no longer be used.
• Fire and furnishing safety – Landlords must comply with applicable fire-safety requirements and ensure that any furniture and furnishings supplied with the property meet the relevant safety standards.
• HMO requirements – If your property is a House in Multiple Occupation (HMO), additional management, licensing and safety requirements may apply depending on the property and local authority.

Let us take the hassle out of being a landlord

Keeping up with changing legislation can be time-consuming. Our experienced property management team stays up to date with current requirements and can help you manage the day-to-day responsibilities of letting your property.

For advice about your property or our fully managed lettings service, contact Shorts Property People on 01449 616666.

Our full management service takes care of day-to-day maintenance and repair issues, helping ensure that problems are dealt with promptly and efficiently to keep your property well maintained and your tenants happy.

You are welcome to use your own preferred contractors, or we can arrange works through our trusted network of approved contractors.

Where appropriate, we will keep you informed throughout the process and seek your approval before carrying out significant works.

Our fees are transparent and competitive, covering all the essential services required to manage your property effectively. Our landlord fees can be found Landlord-Fees-Schedule-England-May-2026.

This depends on several factors, including the location, condition, rental value and current demand for your type of property.

Our experienced lettings team will market your property effectively, respond quickly to enquiries and arrange viewings promptly, with the aim of securing a suitable tenant and minimising any void period.

While Rent & Legal Protection is not mandatory, it can provide valuable additional protection for landlords.

Our Rent & Legal Protection service can help protect you against unpaid rent and certain legal costs associated with recovering possession of your property, subject to the terms, conditions and exclusions of the policy.

It can provide greater peace of mind and help reduce the financial risk associated with tenant rent arrears and possession proceedings.

For more information about our Rent & Legal Protection service, please contact Shorts Property People on 01449 616666.

Under the Renters’ Rights Act 2025, tenants have the right to request permission to keep a pet in their rented property. Landlords must consider each request individually and cannot unreasonably refuse permission.

When requesting a pet, tenants should provide details of the animal, including the type and, where relevant, its size and any other information needed to properly consider the request.

Some properties may have specific circumstances where a pet request can reasonably be refused, for example where the property is unsuitable for the animal or where a superior landlord, such as a freeholder, does not permit pets.

If you are interested in a property and have a pet, please let us know at the outset. We can advise you on the process and discuss the property and your circumstances with the landlord.

Please check the individual property listing for any relevant information about pets, or contact our office if you have any questions.

Provided that you have supplied all the required information and documents, we aim to process your tenancy application as quickly as possible.

The process can vary depending on how quickly references are completed and any additional information or documentation is provided. We will keep you updated throughout the process and let you know if anything further is required from you.

Not necessarily. Whether a guarantor is required will depend on your individual circumstances and the outcome of the referencing process.

A guarantor may be requested if, for example, your income or financial circumstances do not meet the required criteria. If a guarantor is needed, we will explain the requirements and let you know what information and documentation they need to provide.

If you have any questions about the referencing process or your circumstances, please contact our office and we will be happy to help.

• Proof of identity, such as a passport or other acceptable identification
• Proof of your current address
• Proof of income or employment, such as recent payslips or employment details
• Bank or financial information, where required as part of the referencing process
• Previous landlord or letting agent details, where applicable
• Right to Rent information, where required by law
• Guarantor information and supporting documents, if a guarantor is required

The exact information required will depend on your individual circumstances and the property you are applying for. We will let you know what is needed and guide you through the process.

Providing the requested information promptly can help us progress your application as quickly as possible.

Tenant referencing is an important part of the rental application process. It helps landlords make an informed decision and ensures that the tenancy is suitable for both the landlord and prospective tenant.

Depending on your circumstances, the referencing process may include:

• Identity and Right to Rent checks: We verify your identity and, where required, your eligibility to rent a property in England.
• Credit checks: A credit check may be carried out to review relevant financial information and identify any issues that may affect the application.
• Employment and income checks: We may contact your employer or request supporting documents to confirm your employment status and income.
• Affordability assessment: Your income and financial circumstances may be assessed against the rent to determine whether the proposed tenancy is affordable.
• Previous landlord or letting agent references: Where applicable, we may request a reference from your current or previous landlord or letting agent.

The information required will depend on your individual circumstances. If any additional information is needed, we will contact you and explain what is required.

If you do not meet the standard referencing criteria, this does not necessarily mean that you cannot rent the property. Depending on the circumstances, a guarantor or other appropriate arrangement may be considered.

Understanding the deposit requirements is a crucial part of the rental process. Here is what you need to know:

• Deposit Caps: Under UK law, the security deposit you are required to pay is capped. If the total annual rent is less than £50,000, the maximum deposit is five weeks’ rent. If the annual rent is £50,000 or more, the deposit is capped at six weeks’ rent.
• Deposit Protection Schemes: Your landlord or letting agent is legally required to place your deposit into a government-approved tenancy deposit scheme (TDP) within 30 days of receiving it. This ensures your money is protected throughout the tenancy and provides a resolution service in case of disputes over deductions at the end of your tenancy.

An Assured Periodic Tenancy (APT) is the standard type of tenancy used for most private residential lets in England following changes introduced by the Renters’ Rights Act 2025.

From 1 May 2026, Assured Shorthold Tenancies (ASTs) were abolished. New private tenancies are now generally created as Assured Periodic Tenancies, while existing ASTs automatically became periodic tenancies.

Unlike the old fixed-term AST, an APT does not have a fixed end date. Instead, the tenancy continues on a rolling basis, usually from month to month, until the tenant chooses to leave, the landlord and tenant mutually agree to end the tenancy, or the landlord legally regains possession of the property.

Yes — but a landlord does not have an unrestricted right to enter a property simply because they own it.

Once an APT is in place, the tenant has the right to quiet enjoyment of their home. For an inspection or repairs, you should normally give the tenant at least 24 hours’ notice and arrange access at a reasonable time.

If you need your property back, we can advise you on the options available and guide you through the correct legal process.

Whether you are looking to sell the property, move into it yourself or simply want to regain possession, we will explain the relevant notice requirements and help ensure everything is handled correctly.

With the changes introduced by the Renters’ Rights Act, the rules around regaining possession have changed, so it is important to take the right advice before serving notice. We can guide you through the process.