Letting a property may seem straightforward on the surface — find a tenant, collect the rent, and sit back. But in reality, effective property management takes far more than just handing over the keys.
In 2025, UK landlords face a growing list of legal, financial and operational responsibilities. And with ever-changing legislation, increasing tenant expectations, and market pressures to deliver returns, it’s never been more important to get the basics right.
At Martin & Co, we manage thousands of rental properties across the UK. We work with landlords of all experience levels — from first-time investors to full portfolios — to keep properties compliant, tenancies running smoothly, and income flowing.
In this guide, we’ll walk you through our essential landlord rules for successful letting. Whether you self-manage or use an agent, these are the non-negotiables that help reduce risk and keep your tenants happy.
1. Stay compliant with legal regulations
Legal compliance is the foundation of successful property management. It’s also where landlords are most vulnerable to fines and legal disputes if things are missed.
As of 2025, landlords in England must ensure:
- A valid Gas Safety Certificate, renewed annually
- A current EICR (Electrical Installation Condition Report) every 5 years
- Smoke alarms on every floor, and carbon monoxide detectors in any room with a solid fuel appliance
- A valid EPC rating of E or above (expected to change to C in coming years)
- Deposits protected in a government-approved tenancy deposit scheme (TDP) within 30 days
- Right to Rent checks are completed before tenancy begins
- Provision of the latest “How to Rent” guide to tenants
- HMO licence in place for applicable properties
Missing even one of these can lead to serious penalties, potential rent repayment orders, or difficulty evicting a tenant if needed.
At Martin & Co, our compliance checks form a core part of our letting and management process — giving landlords peace of mind and protection.
2. Price your property correctly
Rent pricing isn’t just about income — it’s about speed, stability, and long-term returns.
According to Rightmove’s Q3 2025 Rental Price Tracker, the average UK rent outside London now stands at £1,294 per month, up 9.2% year-on-year. But while national averages show growth, setting the right rent in your local area is what really matters.
To price competitively:
- Use comparable listings on Rightmove and Zoopla for similar properties
- Factor in EPC rating, furnishing, property condition and parking
- Adjust for local demand and seasonal letting patterns
Price too high and your property could sit empty. Price too low and you risk undercutting your own return.
Martin & Co provides free, data-led rental valuations using live local market insights to help you get it right.
3. Reference tenants thoroughly
Finding a tenant isn’t difficult. Finding the right tenant is where many landlords go wrong.
A comprehensive referencing process includes:
- Credit checks to flag outstanding debts or CCJs
- Income and employment verification to assess affordability
- Previous landlord references to check history
- Guarantors, if needed for students or low-income applicants
A rushed or informal selection process can lead to missed rent, property damage, or legal complications down the line.
Martin & Co uses trusted referencing partners and handles the full application process to ensure all checks are complete before keys are handed over.
4. Maintain the property to a high standard
Under the Homes (Fitness for Human Habitation) Act, all rented properties must be safe, healthy and free from serious hazards.
That includes:
- Working heating and hot water
- Proper ventilation and natural light
- Secure locks and windows
- No damp, mould or infestation issues
- Safe wiring and plumbing
Preventative maintenance is just as important. Schedule regular inspections, respond to repair requests promptly, and invest in the property’s long-term condition. This protects your asset and keeps tenants happy.
With Martin & Co, we coordinate repairs using approved local contractors, carry out routine inspections, and ensure issues are resolved quickly and professionally.
5. Communicate clearly with tenants
Strong landlord-tenant communication can prevent complaints, avoid misunderstandings, and increase tenant retention.
Best practices include:
- Providing written documentation for all agreements and notices
- Responding to messages or maintenance requests in a timely manner
- Giving at least 24 hours’ notice before entering the property
- Handling disputes calmly and within legal parameters
Martin & Co acts as a buffer between landlords and tenants, managing all communications, documentation, and issue resolution with professionalism.
6. Plan for rent reviews and renewals
Don’t wait for tenants to leave before adjusting your rent. In 2025, affordability is a concern for many renters, but that doesn’t mean you should miss out on fair increases.
Rent reviews should:
- Be timed with end of fixed terms or annually for periodic tenancies
- Be supported by market data (from Rightmove, Zoopla, and our own systems)
- Follow legal process (e.g. Section 13 notice for periodic ASTs)
- Be clearly communicated in writing
A modest increase can be more beneficial than losing a good tenant and incurring void costs.
We help landlords benchmark rental value and issue the appropriate documentation at the right time to stay compliant.
7. Protect yourself with the right insurance
Standard home insurance usually won’t cover a let property. You need specific landlord insurance that includes:
- Buildings and contents (where applicable)
- Public liability cover
- Legal expenses (for disputes or evictions)
- Rent Guarantee Insurance (RGI) for missed payments
RGI has become more popular in recent years as affordability gaps widen and eviction notice periods fluctuate.
Martin & Co can recommend trusted providers and help you choose the right policy to suit your portfolio and risk appetite.
Let Martin & Co manage it for you
For landlords who prefer a hands-off approach, our fully managed service covers all aspects of letting and property management:
- Professional marketing and tenant find
- Viewings, referencing and tenancy agreements
- Compliance checks and documentation
- Rent collection and arrears chasing
- Repairs and contractor management
- Inspections and renewals
- End of tenancy checkouts and deposit handling
We stay on top of all legislation changes and market conditions, so you don’t have to. Whether you own one property or several, we ensure your rental business runs smoothly.
FAQs: Landlord responsibilities in 2025
What are the most important landlord laws to follow in 2025?
Gas safety, electrical safety, EPC compliance, deposit protection, right to rent checks, and issuing the How to Rent guide are essential.
Do I need an agent to let my property?
No, but using a professional like Martin & Co can help you avoid fines, reduce voids and save time.
Can I increase rent during a fixed term?
Only if your tenancy agreement includes a rent review clause. Otherwise, you must wait until renewal.
How do I know if my property is compliant?
Book a rental appraisal with Martin & Co. We’ll check your certificates and recommend any updates needed.
What if I already have a tenant but want to switch agents?
We can take over mid-tenancy and handle the transition with minimal disruption.
Final thoughts: Letting success starts with the essentials
Property management isn’t just about collecting rent. It’s about protecting your investment, maintaining legal compliance, and ensuring a great experience for your tenants.
With so many moving parts, it’s easy to miss a step — and that’s where Martin & Co comes in.
Whether you’re a first-time landlord or managing a growing portfolio, our local experts are here to help you navigate the ever-changing lettings landscape with confidence.
Ready to take the stress out of letting? Book your free rental valuation and management consultation with Martin & Co today.
