Last week we looked at the Renters’ Rights Act and why it isn’t the monster people make it out to be. This week is the other half of the story, because the best protection against almost everything landlords worry about isn’t a clause, an insurance policy or a piece of legislation. It’s knowing how to be a good landlord.
That sounds almost too simple, so let me explain. The landlords who struggle are rarely unlucky. They tend to have bought the wrong property in the wrong place, let it to whoever turned up first, and then go quiet until the rent stopped. The ones who sail through year after year did the opposite, and it didn’t take genius. It took good decisions early and basic courtesy ever since.
In this post we’ll cover what that looks like in practice: choosing the right property, looking after it, finding the right tenant, managing it well and keeping the people who live there happy. There’s a touch of humour along the way, because landlording is a serious business but it shouldn’t be a miserable one.
If you missed last week’s renters rights post, here’s the short version. Since 1 May 2026, Section 21 no-fault evictions have gone, tenancies are rolling rather than fixed term, and landlords regain possession through Section 8 grounds. Rent can go up once a year through the proper process, and there are new rules on pets, rental bidding and discrimination. The government’s overview for landlords has the official detail.
The important point is what that means in practice. The rules are tougher on landlords who cut corners and fairly gentle on those who don’t. If your tenants are happy, your property is in good order and your paperwork is tidy, very little in the Act should keep you awake at night. The rest of this post is about getting into that position.
Here’s an uncomfortable truth: you can be the most charming, responsive landlord in England and still struggle if you bought the wrong property in the wrong place. A tired building in a weak location tends to attract the tenants with the fewest options, and even when it doesn’t, the surroundings do the damage. Noisy neighbours, poor transport and a street nobody wants to walk down at night will have a good tenant looking at Rightmove within six months.
That’s not snobbery, it’s simple supply and demand. Tenants with a choice will pick the place they actually enjoy living in, and they’ll stay there. Tenants who feel they’ve settled for second best will leave the moment something better appears, and you’ll be paying for the void, the re-letting fees and the redecorating.
So choose your location like an investor, not a bargain hunter. Look for steady rental demand, with reasons for people to live there that aren’t going to disappear:
If you’re tempted by a very cheap property, our post on why cheap property is usually expensive explains how a low purchase price can turn into a very high running cost. The price you pay is only part of the picture, and a property that costs less to buy but more to let, repair and re-let is rarely a bargain.
People tend to treat a home the way it has been presented to them. Hand someone a fresh, well-finished property where everything works and they’ll generally keep it that way. Hand them a damp, tired flat with a dodgy boiler and a carpet that has seen things, and you shouldn’t be surprised when it comes back in a similar (or worse) condition. It really is that simple.
This is where buying new makes life so much easier. A modern, well-built property is the lowest-effort route to a well-maintained rental:
That’s why new-build and recently refurbished stock is what we focus on at Providence Wealth. It isn’t about shiny brochures. It’s that a property that is easy to keep in good order makes being a good landlord far easier.
Whatever you own, though, the habits matter as much as the building:
The government’s landlord responsibilities guide is clear that you must keep the property in good condition and that gas and electrical systems must meet safety standards. Good landlords treat that as a minimum, not a target.
A good property in a strong location will attract the right tenant: making life as a landlord easier.
Match a good property in a good location with a well-chosen tenant and most of the rest takes care of itself. Tenants who feel they’re getting good value tend to pay on time, respect the home and stay for years. This is where a little effort at the start saves an enormous amount of hassle later.
Price it properly. Set the rent at a realistic market level. Overpricing might feel clever, but it usually means longer voids and a pool of applicants who are stretching to afford it, which is exactly the wrong start. Remember that you must now advertise a specific rent and can’t encourage or accept offers above it.
Market it honestly. Good photos, an accurate description and clear details about the neighbourhood attract applicants who actually want what you’re offering. Surprises on the viewing are bad for everyone.
Reference every applicant, every time. This is the single most useful habit a landlord can have:
Be fair and consistent. Apply the same criteria to everyone, and remember you can’t refuse an applicant simply because they have children or receive benefits. A fair, evidence-based affordability assessment is fine. A blanket ban is not.
The happy side effect of all this is that good referencing protects your insurance too, since rent guarantee cover generally depends on the tenant having passed proper checks. It’s one of those rare things that’s good for your cash flow, your sleep and your cover at the same time.
Tenants behave a lot like the people they deal with. Treat them with courtesy and respond when they get in touch, and they’ll usually do the same. Disappear for a fortnight every time a boiler fails and, well, don’t expect a Christmas card.
You have two sensible options.
If you’re investing remotely or simply don’t want the phone calls, a good agent is worth the fee. They handle tenant-find, referencing, rent collection, repairs and compliance, which is a lot of the work that makes landlords bad at the job when time gets tight. What to look for:
One caution: handing over the day-to-day doesn’t hand over the legal responsibility. As Lawher & Co. Solicitors point out, landlords may remain responsible for the conduct of agents acting on their behalf, so choose carefully and check that things are actually being done.
Self-managing can work well, as long as you treat it like a small business rather than a hobby:
If you can’t do those things reliably, that’s your answer. Use an agent, and sleep better.
Being nice is only half of it. A good landlord is also a compliant one, and the legal basics are far less daunting than they sound once you’ve got a routine. The government’s landlord responsibilities guide is the official starting point. In summary, you’ll generally need to:
A few habits make all of this painless. Put every renewal date in your diary or phone with a reminder a month ahead. Keep copies of every certificate, check and notice in one place. And remember the rules are still moving: the Renters’ Rights Act is being introduced in phases, with the landlord database due from late 2026, so check the current position on GOV.UK rather than relying on a post written last year (including this one).
If you use an agent, ask them for a regular compliance summary. They should be able to tell you in a sentence what’s current and what’s due. If they can’t, that tells you something too.
With rolling tenancies, keeping a good tenant is the real prize. A single empty month costs you roughly 8% of a year’s rent before you’ve paid a penny in re-letting costs, cleaning or marketing. A tenant who stays for five years, on the other hand, is a quiet, reliable income stream. So the aim is to give them very little reason to leave.
Communicate well. Start the relationship properly with a clear welcome, contact details and an explanation of how to report problems. Small gestures like these cost almost nothing and set the tone for the whole tenancy.
Handle rent reviews sensibly. You can increase the rent once a year through the Section 13 process, with at least two months’ notice. Moderate, well-timed increases that reflect the market are far less likely to send a good tenant looking elsewhere than a big jump after years of silence. Compare what similar properties are achieving, and think about whether a slightly lower increase is worth it to keep a tenant who pays on time and looks after the place.
Be reasonable when life happens. Tenants lose jobs, get ill and hit rough patches, and a landlord who responds sensibly to a one-off wobble will often be repaid with loyalty. If rent does start slipping, speak to them early and keep a written record. Early conversations solve problems. Late ones tend to end up with solicitors.
Deal with problems quickly and fairly. If something does go wrong, whether it’s noise complaints, a breach of the tenancy or arrears, follow the proper process, keep calm and keep records. If you do ever need to regain possession, the Section 8 route is there for exactly those cases, and a landlord who has kept good records and behaved fairly is in the strongest position to use it. The National Residential Landlords Association has a useful explainer on the arrears grounds if you want to understand how it works.
Protect yourself too. Even excellent landlords sometimes get unlucky, which is why rent guarantee and legal expenses cover are worth considering alongside everything above. We covered that last week, and it’s the safety net underneath all the good habits.
Put the last two posts together and the picture is pretty clear. The Renters’ Rights Act changed the rules, but it didn’t change what makes a rental work. Buy a good property in a good location. Keep it in good order. Choose your tenant carefully. Manage it well, or pay someone who will. Do all that, and you’ll find the new rules are mostly an admin exercise, your tenants stay, and your property carries on quietly making money.
It isn’t glamorous, but then the best investments rarely are.
If you’d like to talk through investment properties designed around strong rental demand, modern standards and long-term tenant appeal, get in touch with the Providence Wealth team. We can also introduce you to management partners, so being a good landlord doesn’t have to mean being on call.
This article is general information, not legal, tax or financial advice. Laws and guidance change, so check current rules or speak to a qualified adviser before making decisions.
