What to know before you let your first (or next) property

Letting a property can be a rewarding way to earn income from a home you own, but it comes with more rules than most people expect. Between safety checks, deposits, referencing and some of the biggest changes to renting in a generation, there is plenty to get right before a tenant ever picks up the keys.

This guide walks through the main steps for landlords in Aylesbury, Leighton Buzzard and the villages around them, from setting the rent to the legal responsibilities that come with being a landlord in England. The rules change from time to time, and this guide reflects them as they stand in late September 2026, so always check the latest official guidance too.

Start with the right rent

If you would like to know what your property could earn, you can book a rental valuation with our local team. Set the rent too high and your property sits empty, costing you money every week. Set it too low and you lose income you could have earned. The best starting point is a proper rental valuation from someone who knows the local market, because rents in a village such as Waddesdon can look very different from those in a town-centre flat in Aylesbury.

A good valuation looks at comparable homes that have let recently, what tenants in the area are looking for and how the condition of your property compares. It also helps to think about presentation before you go to market. A well-kept, clean and neutrally decorated property will usually attract better enquiries and better tenants.

Know your legal responsibilities

Landlords in England have a list of legal duties, and the penalties for missing them can be serious. As a starting point, most landlords need to:

  • Arrange a gas safety check every 12 months by a Gas Safe registered engineer, if the property has gas appliances, and give tenants a copy.
  • Have the electrical installation inspected and tested at least every five years.
  • Fit smoke alarms on every floor and carbon monoxide alarms where they are required, and check they work at the start of the tenancy.
  • Provide a valid Energy Performance Certificate.
  • Protect any deposit in a government-approved scheme within 30 days and give the tenant the required information. Deposits are normally capped at five weeks’ rent.
  • Check that every adult tenant has the right to rent in the UK.
  • Make sure the property is safe and fit for people to live in throughout the tenancy.

Some properties also need a licence, for example certain houses in multiple occupation, so check with your local council. And remember to tell HMRC about your rental income.

What the Renters’ Rights Act has changed

The biggest change in recent years is the Renters’ Rights Act 2025, most of which came into force on 1 May 2026. The government’s own landlord guidance explains each change in detail and is the best place to check the current position, but these are the points that affect day-to-day lettings:

  • No more Section 21 notices. You can no longer end a tenancy without giving a reason. To regain possession, you need a valid legal ground, such as wanting to sell or move in yourself, and you may need to go through the courts.
  • No more fixed terms. Most tenancies are now rolling, known as assured periodic tenancies. Tenants can leave by giving two months’ notice.
  • Rent increases once a year. You must use the official process and give at least two months’ notice.
  • No bidding. You must advertise a specific rent and cannot accept offers above it.
  • Limits on rent in advance. You can ask for no more than one month’s rent between signing and the start of the tenancy, and nothing before the tenancy is signed.
  • Pets and fairness. Tenants can request a pet, and you must consider each request properly. It is also illegal to treat tenants differently because they have children or receive benefits.

More is on the way. A new service for registering your rental property is being rolled out region by region from 15 December 2026, and a landlord ombudsman, Awaab’s Law and the Decent Homes Standard will follow.

Choosing how much help you want

Not every landlord wants the same level of involvement, and there is no right answer. You can see how each option works on our landlords page. At Michael Anthony, we offer three options: Tenant Find Only, where we find and reference your tenant and set up the tenancy, Rent Collection, where we also collect the rent, and Fully Managed, where our in-house team looks after everything from repairs to inspections and compliance.

Whichever you choose, make sure your agent is properly regulated. We are licensed members of ARLA Propertymark, which means your money is protected by a client money protection scheme, and we follow a code of practice and carry professional indemnity insurance. That protection matters more than ever when the rules are changing this quickly.

Finding and choosing the right tenant

Once you are ready to go to market, presentation matters. Professional photographs, virtual tours and accurate floorplans help your property stand out on the major property portals, and clear advertising with a set asking rent keeps you on the right side of the new rules.

Then comes the part that matters most: choosing the tenant. A thorough referencing process checks identity, income and previous rental history, so you can approve a tenant with confidence. Once an offer is agreed, you will need a tenancy agreement that reflects the current legislation, the deposit collected and protected, and the move-in paperwork completed.

Your next steps

Letting a property well comes down to preparation: the right rent, a safe and compliant home, a well-referenced tenant and an agreement that follows the current rules. If you are thinking of letting a property in Aylesbury, Leighton Buzzard or the surrounding villages, we would be happy to talk it through with you. Get in touch and one of our lettings team will explain the options and what you need to do before the first viewing.

This guide is general information for landlords in England, not legal advice. Speak to a professional adviser about your own circumstances.

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