Preparing To Let

Preparing to let

Preparing your property to let isn’t complicated, but it does take time and money to get right.

When preparing your property to let, your standards need to be high if you want to attract the right tenant. Slapdash work and a poorly maintained interior will reduce your chances of finding a tenant and achieving the optimum rent.

It has become mandatory to have an Energy Performance Certificate (EPC), on rental properties from the 1st October 2008.

Lettings Safety

The safety of your tenant is paramount. Accidents from faulty equipment or services in your property will be costly to remedy and could even result in legal action if someone is badly hurt. Here are the main safety considerations:

Gas safety – Under the Gas Safety (Installation and Use) Regulations 1998, landlords must arrange to have all gas appliances, pipe work, fittings and flues checked every year by a Gas Safe registered engineer.

Electrical equipment – You are required by law to have a satisfactory Electrical Installation Condition Report which is valid for 5 years . There are also regulations covering electrics and you have a duty of care to your tenant. A Portable Appliance Test (PAT test) is also required for any free standing electrical appliances left in the property, such as a cooker or washing machine, this does not apply to built in appliances. Failing to make sure that electrical equipment and appliances are safe is a criminal offence. We will, therefore, require you to provide a current Electrical Installation Condition Report.

Smoke alarms/Carbon Monoxide Detectors – All properties built after 1991 must be fitted with mains-powered smoke alarms. For older houses, the rules are less clear-cut, so the best advice we can give is to get them fitted without question. Smoke alarms and Carbon Monoxide Detectors are cheap and are easy to fit – and they save lives and your property!

Furniture and furnishings – To minimise the risk of fire, the Furniture and Furnishings (Fire) (Safety) Regulations 1988 set out requirements for soft furnishings, such as cushions, beds, sofas and pillows. It’s illegal to provide furnishings that don’t comply. We generally only deal with unfurnished properties.

Presentation

Try not to impose a highly personal style on a property you want to let. Keep the decor simple; neutral colour schemes and furnishings are unlikely to offend other people’s tastes, and will help you let your property quickly.

The list of things you could or must do before you let your property is endless. As well as the essential things above, here’s a reminder of other things to consider:

If you’re letting the property unfurnished, you must still ensure the property has working, safety-checked appliances, including a fridge, freezer, washing machine, oven and hob.

• Get enough sets of keys cut for the agent and future tenants
• Ensure all minor DIY jobs are finished, including fitting working light bulbs
• Have the property professionally cleaned before your tenant moves in (tenants are expected to do the same when they leave)
• Defrost the fridge and freezer (if there is one)
• Bleed the radiators
• Leave instruction manuals for all appliances and take copies for yourself and the managing agent (if you have one)
• General decoration should be carried out at least every 5 years and between tenants as necessary
• Carpets should be replaced every 6 – 8 years depending on wear

New Landlord Registration Requirement: What You Need to Know

The government has confirmed the next phase of the Renters' Rights Act: a new national landlord and property register, called the "Register your rental property" service (formerly known as the PRS Database).

What is it?

From 15 December 2026, every private landlord in England will need to register themselves and each rental property on this new database before they can legally market or let a property. It's designed to give councils better oversight of the sector and give tenants a way to check whether a landlord is properly registered.

When does it apply in Dorset and Wiltshire?

The rollout is staggered by region. For the South West (which covers Dorset and Wiltshire), the timeline is:

Registration opens: 15 August 2027
Deadline to register: 14 November 2027

Landlords can register earlier than their regional window if they wish — the service accepts registrations from any landlord once it goes live in December 2026.

What will landlords need to provide?

Registration covers details such as:

Landlord and property information
Tenancy and rent details
Gas and electrical safety certificates
EPC confirmation
Licensing status (HMO, selective licence, etc.)

Each property costs £65 to register, renewed annually.

What happens if you don't register?

Once the deadline passes for your region, letting or advertising a property without an active registration can result in a civil penalty of up to £7,000. Providing false or misleading information, or a continued breach, can lead to penalties of up to £40,000.

How we can help

This is one more compliance deadline landlords now need to track, on top of gas and electrical safety certificates, EPCs, and deposit protection. It's exactly the kind of thing that's easy to miss if you're managing a property yourself.

If your property is under our full management service, we'll make sure you're supported through this process as the rollout reaches Dorset and Wiltshire. If you're currently let-only or self-managing and would like to talk through what full management covers, get in touch — we're happy to answer questions either way.

We also offer landlord verification for HMRC purposes as an additional service — contact us to find out more.

Letting Fees

LANDLORD FEES:

All fees are inclusive of VAT

Fully Managed – 15% + Set Up £540.00

Additional tenants (over 2) £60 each Includes regular property inspections and full management of your tenancy from start to finish.

Fully Managed Plus – 18% + Set Up £650.00

Additional tenants (over 2) £60 each Includes regular property inspections plus Rent Protection and Legal Expenses cover for complete peace of mind.

Tenant Find

• Set Up with referencing (no inventory) – 90% of a Month's Rent
• Full Set Up with referencing and inventory – 90% of a Month's Rent plus inventory (£99–£125)

Additional Services

• Landlord Compliance Support Service – £50 per month
• Rent Protection and Legal Expenses Cover – from £36 per month

Other Fees

• Rent Increase – £100
• Arrange Gas Safety Check (Tenant Find) – £120
• Notice to Leave – £150
• Disputed Deposit Claim – £300
• New Tenancy Agreement – £240
• Periodic Inspection (Tenant Find) – £120
• Check Out Inspection (Tenant Find) – £240

DEPOSIT OPTIONS

As an alternative to a traditional cash deposit, we offer Reposit — a flexible deposit solution that benefits both landlords and tenants.

Benefits for landlords:

• Up to 8 weeks' equivalent cover, compared to 5 weeks with a standard cash deposit
• Reduced risk of deposit disputes at the end of the tenancy
• Helps tenants move in more easily, reducing void periods
• Available to all fully managed landlords

Benefits for tenants:

• No large upfront cash deposit required
• More affordable move-in costs

Ask us for more details about Reposit when booking your free market appraisal.

Under the Tenant Fees Act 2019, the following can be charged –

Holding Deposit (per tenant) – One week's rent This is to reserve a property. Please Note: This will be withheld if any relevant person (including any guarantor(s)) withdraws from the tenancy, fails a Right-to-Rent check, provides materially significant false or misleading information, or fails to sign their tenancy agreement (and/or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing).

Security Deposit (per tenancy) – Five weeks' rent This covers damages or defaults on the part of the tenant during the tenancy. (Six weeks' rent where rent is over £50,000 per year.)

Unpaid Rent – Interest at 3% above the Bank of England Base Rate from Rent Due Date until paid. Please Note: This will not be levied until the rent is more than 14 days in arrears.

Lost Key(s) or other Security Device(s) – Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord and any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).

Variation of Contract (tenant's request) – £50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord's instructions as well as the preparation and execution of new legal documents.

Change of Sharer (tenant's request) – £50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher. To cover the costs associated with taking landlord's instructions, new tenant referencing and Right-to-Rent checks, deposit registration as well as the preparation and execution of new legal documents.

Early Termination (tenant's request) – Should the tenant wish to leave their contract early, they shall be liable to the landlord's costs in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.