RentDocs Landlords & Tenants Forum

Talk shop with UK landlords & tenants

Ask questions, share what's working and swap local knowledge. Anyone can read the topics — sign in to see replies and post.

Deposits & RentT. L.Plymouth
Rent arrears — when do you actually start Section 8 in 2026?
Under the new regime the mandatory ground threshold is stricter. I've got a tenant 6 weeks behind, part-paid twice. Push to formal notice now or keep talking?
12 replies23d ago
HMO & LicensingB. N.Bournemouth
5-bed HMO — mandatory licensing renewal costs
£1,400 for 5 years in my council. Feels punitive for a well-run property. Are your councils charging similar and is any of this actually being spent on enforcement?
14 replies23d ago
Legislation & ComplianceN. B.Bristol
Rent bidding wars — advertised price only, thoughts?
New rules ban asking for offers above the advertised rent. I've always priced at market and refused overbids anyway. Is anyone genuinely losing income from this, or was rent biddi…
12 replies23d ago
Local Landlord ChatS. P.Glasgow
Bristol landlord meetup — anyone up for one in April?
Would be good to meet other landlords face-to-face rather than just online. Central Bristol, weekday evening. Reply if interested and I'll book somewhere.
12 replies23d ago
Tax & FinanceT. L.Oxford
Making Tax Digital for landlords — software choice?
MTD for income tax is finally biting. I've got 6 properties. Looking at options that will actually import from a compliance/rent tracker. What are you using?
12 replies24d ago
Legislation & ComplianceP. S.Bournemouth
Section 21 abolition — what's your transition plan for early 2026?
My fixed terms all end between January and April 2026. I'm already treating everything as periodic in practice. Anyone drafting new tenancies now that assume Section 21 is gone fr…
10 replies24d ago
Deposits & RentT. L.Birmingham
Deposit dispute — carpet stains after 3-year tenancy
TDS awarded me £180 out of the £600 I claimed. Fair wear and tear ate the rest. Frustrating but probably right. What evidence made the difference for you in disputes?
12 replies24d ago
Tax & FinanceS. P.Newcastle
Section 24 mortgage interest — still hurting on higher rate?
Moved into higher rate this year purely because of the add-back. Considering incorporating 4 properties. Anyone regret going Ltd once the accountancy and refinancing bills landed?
12 replies24d ago
Tax & FinanceF. O.Belfast
Capital gains on a property I lived in briefly
Lived in it for 14 months in 2018, rented since. Selling next year. PPR relief calc keeps giving me different numbers depending on the accountant. Anyone been through this cleanly?
10 replies24d ago
Tax & FinanceY. K.London
Company van for a landlord doing own maintenance?
I do most small repairs myself. Bought a small van. Accountant says it's borderline whether it's an allowable business expense. What was your experience?
10 replies24d ago
Local Landlord ChatV. E.Nottingham
Manchester Article 4 — small HMO conversion refused
Applied for planning to convert a 3-bed terrace to a C4 HMO. Refused on amenity grounds. Any luck on appeal in the M14 area?
12 replies24d ago
Local Landlord ChatN. B.Belfast
Nottingham selective licensing renewal — anyone applied yet?
Fee has crept up again. Application asking for way more documents than last cycle. Anyone completed the new form recently and got tips?
10 replies24d ago
Legislation & ComplianceL. W.Plymouth
Pets by default — are you saying yes now to get ahead?
Renters' Rights Act 2024 & 2026 makes pets much harder to refuse. I've started saying yes to cats with a pet insurance requirement written into the tenancy. Two years in, zero iss…
10 replies25d ago
Local Landlord ChatT. L.Sheffield
Edinburgh rent cap fallout — what are you actually charging?
Post-cap, between-tenancy resets are the only real lever. What's the mood in Edinburgh — are new tenants pushing back on the higher advertised rents?
12 replies25d ago
Local Landlord ChatN. B.Manchester
Cardiff — Rent Smart Wales renewal reminder
Mine's due next month. Took me an hour last time. Anyone had it get more complex recently?
14 replies25d ago
Deposits & RentM. C.Brighton
Rent guarantee insurance — worth it in 2026 conditions?
Premiums have jumped again. Considering self-insuring across the portfolio instead. Anyone actually claimed and got paid quickly? Or is it peace-of-mind theatre?
8 replies25d ago
HMO & LicensingM. C.Cardiff
Bills-inclusive HMO — energy cap hurting margins
Set the rent 8 months ago assuming lower unit rates. Now underwater by ~£40/room/month. Do I eat it until renewal or amend now?
14 replies25d ago
Tenant IssuesZ. P.Bristol
Tenant's partner has basically moved in — permitted occupier route?
Sole tenant, partner now there 6 nights a week, mail arriving. Fine with me but I want them named as permitted occupier for insurance. What wording do you use in the letter?
14 replies26d ago
HMO & LicensingP. S.Milton Keynes
One HMO tenant not paying — joint & several or not?
Non-joint tenancies (separate rooms). One tenant 2 months behind. Do I evict just them without disrupting the other 4? Never done it before.
12 replies26d ago
Deposits & RentG. A.Nottingham
Zero-deposit schemes — hidden pitfalls?
Tenant asked if I'd accept Reposit. My gut says no because chasing a scheme after they leave feels slower than TDS. Am I wrong?
12 replies26d ago
Legislation & ComplianceJ. M.Liverpool
Awaab's Law extending to private rented — how ready are we?
Awaab's Law originally hit social landlords. It's coming to the PRS with strict repair timescales. What's your process for logging tenant-reported damp and mould so you can prove…
10 replies26d ago
HMO & LicensingD. H.Milton Keynes
Fire door regs on small HMOs — FD30 everywhere?
Refurbishing a 4-bed shared house. Fire officer wants FD30S on every bedroom door plus self-closers. Cost is £2k+. Is this actually required for a non-licensable HMO?
10 replies27d ago
Tax & FinanceG. A.Milton Keynes
Repairs vs improvements — new bathroom, deductible?
Ripped out an avocado suite from 1985, put in a modern white one. Same layout. HMRC guidance is fuzzy. Would you claim as repair or capital?
12 replies27d ago
Tenant IssuesR. T.London
Tenant refuses gas safety inspection access — 3rd attempt
Written twice, texted, offered evening and weekend slots. Certificate expires in 11 days. Do I go to court for an injunction or serve a formal notice first? Really don't want to b…
12 replies28d ago
Tenant IssuesS. P.Newcastle
Noise complaints between two of my flats
I own the upstairs and downstairs flats in the same block. Downstairs tenant complains about upstairs footsteps at night. Both are good tenants. Rugs? Underlay? Diplomacy tips wel…
14 replies28d ago
Tenant IssuesChris L.Portsmouth
Tenant stopped paying rent — third month running
First month I gave benefit of the doubt. Second month I got a promise. Third month radio silence. Communication has completely broken down and I'm £3,200 down. What's the sensible…
5 replies28d ago
Legislation & CompliancePriya S.Reading
Section 21 abolition — what actually changes on day one?
Trying to get my head around commencement. On the switch-on date, do all existing ASTs convert to periodic automatically, or is there a transition window? My solicitor is being ca…
5 replies28d ago
Legislation & ComplianceBeth A.York
Legislative burden — is anyone else just exhausted?
RRA 2024 & 2026, MTD, EPC changes, potential Awaab's Law extension, portal registration, database, decent homes standard for PRS. I've got 2 flats. This is a full second job now.…
6 replies28d ago
Tenant IssuesVikram P.Hounslow
Waste disposal HMO — fines for fly-tipping on my street
Council slapped me with a warning because a mattress appeared outside the property. CCTV shows it wasn't my tenants. How do you actually defend against this? Feels guilty-until-pr…
4 replies28d ago
Tenant IssuesDanielle O.Leeds
Tenant refusing access for annual gas safety check
Three written requests, two texts, one card through the door. Tenant just won't engage. What's the current best practice — do I go for a court order or is there a lighter touch th…
6 replies28d ago
Legislation & ComplianceJ. K. from LeedsLeeds
Renters' Rights Act 2024 & 2026 — final commencement date any clearer?
MHCLG comms this week suggested phased commencement through 2026. Anyone else read the same? Trying to decide whether to reissue tenancies now or wait.
4 replies28d ago
Local Landlord ChatRosa M.Luton
Council environmental health won't respond — 6 weeks in
Tenant reported a minor issue direct to the council instead of me. I fixed it within 4 days. Council still hasn't closed the case, still shows on my file. Anyone got a template fo…
3 replies28d ago
Tenant IssuesLouise B.Doncaster
ASB — strong smell of cannabis, neighbours won't come to the door
Adjoining neighbour texted me a photo of smoke rising from the back garden and said they're scared to talk to me in person about the tenants. What are my options that don't put th…
5 replies28d ago
HMO & LicensingMarcus H.Coventry
HMO mandatory licence renewal — 14 week wait and counting
Applied for renewal in good time, council still hasn't inspected. Am I trading unlicensed if the old one lapses before they get to me? Anyone dealt with this in a Midlands authori…
3 replies28d ago
Tenant IssuesGareth W.Swansea
Roof leak in the storm — out of hours contractors ripping me off
Storm on Sunday, water coming through the ceiling. First emergency roofer quoted £1,400 just to tarp it. Anyone got a saner network for out-of-hours cover?
4 replies28d ago
Deposits & RentH. M. from BristolBristol
DPS Custodial vs MyDeposits Insured — which are you using in 2026?
Renewing my scheme membership. Custodial is free but insured is faster to release. Interested in others' experience.
4 replies28d ago
Local Landlord ChatR. P. from ManchesterManchester
Boiler broke down — who do you use out of hours in Manchester?
Tenant reported no hot water last night. My usual engineer is on holiday. Anyone got a reliable Gas Safe out-of-hours contact in South Manchester?
3 replies28d ago
Legislation & ComplianceFarida S.Brighton
New user — first week on RentDocs and I'm converted
Ex-spreadsheet landlord here. Signed up last Tuesday, put my 4 properties in, generated my first tenancy pack and got e-signatures back the same day. The compliance scoring made m…
4 replies28d ago
Tax & FinanceRavi K.Slough
MTD for ITSA April 2026 — are you actually ready?
Six months out. I've got three properties (over the £50k threshold) and I'm still using a spreadsheet. Which software are people landing on? Bridging tools or full bookkeeping?
4 replies29d ago
Tenant IssuesAnna K.Edinburgh
EICR remedial works quote is £4,500 — is that fair?
C2 on the consumer unit, C1 on one socket in the kitchen. Sparky quoted £4,500 including replacing the CU and rewiring the kitchen ring. Feels steep for a 2-bed flat — what's a fa…
5 replies29d ago
Deposits & RentN. B.Southampton
Rent increase mid-tenancy — using Section 13 properly
First time using Section 13 for a monthly periodic. What's the current sensible % increase that won't get knocked back at tribunal? I'm at £950 rent, market is £1,050.
8 replies29d ago
Deposits & RentHelen T.Norwich
Deposit deductions — cleaning vs fair wear and tear
Tenant left after 4 years. Carpets are worn on the landing but not damaged. Adjudicator on my last case slashed everything I claimed. Where are people drawing the line these days?
4 replies29d ago
Legislation & ComplianceS. B. from SheffieldSheffield
EPC C by 2028 — how far through the upgrades are you?
Have three properties at D. Loft insulation done on two. Cavity wall next. Anyone finished all upgrades already?
3 replies29d ago
Tenant IssuesA. N. from CoventryCoventry
Neighbour complaint about cannabis smell — how would you handle it?
Neighbour messaged me directly. Tenant is otherwise perfect payer. Don't want to sour the relationship but can't ignore it.
4 replies29d ago
Tenant IssuesMichael J.Newcastle upon Tyne
Gas cert — tenant says they never received the CP12
Emailed it on the day the engineer left, got a read receipt at the time. Six months later they're disputing they ever had it. Does the read receipt hold up if this ever goes anywh…
3 replies29d ago
Tax & FinanceG. R. from ReadingReading
MTD for ITSA — which software are you picking?
April 2026 kick-in for over 50k landlords. Looking at Hammock vs FreeAgent vs Xero. Anyone tested Hammock properly?
4 replies29d ago
HMO & LicensingD. F. from BirminghamBirmingham
HMO fire door inspection frequency — quarterly overkill?
Council officer suggested quarterly checks on all FD30s. Feels excessive for a 5-bed. What's your cadence?
3 replies29d ago
Legislation & ComplianceSophie M.Manchester
Awaab's Law timelines in the private sector
My understanding is the strict timeframes hit social first, then private. What's the realistic date the same duties bite for us, and is anyone building an internal SLA now to get…
5 replies1mo ago
Tenant IssuesG. A.Reading
Cannabis smell from the flat — how did you handle it?
Downstairs neighbour reports strong cannabis smell most evenings. No visible damage on last inspection. Do I raise it directly, involve police, or wait for hard evidence?
8 replies1mo ago
Tenant IssuesM. O. from CardiffCardiff
First late rent from a great tenant — what's your first move?
Two years perfect, now 5 days late and quiet. Don't want to nuke goodwill. Text? Call? Wait a day?
3 replies1mo ago
Legislation & ComplianceK. W. from NottinghamNottingham
Section 21 transition — pending cases still going through?
Served S21 back in March. Court still hasn't listed. Anyone else stuck in the pre-abolition backlog?
3 replies1mo ago
Legislation & CompliancePeter H.Ipswich
Tenancy agreement clauses that actually hold up in court
Downloaded a "premium" template from somewhere and my solicitor red-lined half of it as unenforceable. What clauses do people actually rely on that survive scrutiny?
4 replies1mo ago
Local Landlord ChatOwain D.Cardiff
Rent Smart Wales renewal — anyone had the online course glitch?
Halfway through the refresher module and it kicked me out. Now it says I've completed it but no certificate has landed. Support ticket sat there 9 days. Cardiff-based, anyone else?
2 replies1mo ago
Local Landlord ChatL. C. from GlasgowGlasgow
Scotland — First-tier Tribunal timescales in 2026
Submitted a rent arrears application 6 weeks ago. Still no hearing date. Is this normal now?
3 replies1mo ago
Deposits & RentP. H. from SouthamptonSouthampton
Rent guarantee insurance — still worth it post-RRA?
Premiums up 22% this renewal. With Section 21 gone, is RGI actually paying out reliably? Real claim experiences welcome.
4 replies1mo ago
Legislation & ComplianceKwame O.Croydon
Evictions — realistic court timeline in 2026
Serving on rent arrears grounds. Solicitor said "6-9 months if nothing goes wrong". Anyone got a recent real-world timeline from notice served to possession granted?
4 replies1mo ago
Tenant IssuesEmma D.Plymouth
Mid-tenancy visit — tenant is hoarding, property is unsafe
Fire risk, blocked exits, cat living in a spare room I didn't know about. Tenant has been there 3 years and always paid on time. How do you handle this humanely but also protect t…
5 replies1mo ago
Legislation & ComplianceY. K.Sheffield
Decent Homes Standard in the PRS — quick sanity check
The Decent Homes Standard is being extended to private rentals. My properties are all mid-90s builds with newer kitchens. Anyone had a surveyor do a pre-check? Worth the £250 or o…
8 replies1mo ago
Local Landlord ChatE. T. from NewcastleNewcastle
Letting agent vs self-manage — tipping point for you?
I've self-managed 4 properties for 8 years. Considering handing 2 over. What was the moment you gave up self-managing?
3 replies1mo ago
Tax & FinanceSimon T.Milton Keynes
Allowable expenses — 2026 refresher, what am I missing?
Doing my books ahead of MTD. Repairs, letting agent fees, gas cert, insurance, service charge. What else are people routinely claiming that I might not have thought of?
4 replies1mo ago
Legislation & ComplianceN. J. from LiverpoolLiverpool
Awaab's Law in the PRS — what's your damp/mould response window now?
Rules are tightening. I've set 7 days for investigation, 14 for works. What are others doing?
3 replies1mo ago
Deposits & RentV. S. from OxfordOxford
Deposit adjudication — cleaning claim rejected again
Adjudicator sided with tenant despite check-in inventory showing spotless. Third time in 18 months. Anyone else finding the bar impossibly high?
3 replies1mo ago
Legislation & ComplianceOllie R.Chester
New landlord database and portal — what do we actually have to do?
The portal keeps getting mentioned but I can't find a clear "here's the steps" anywhere. Is it live yet? Do I need to pre-register? Is it separate to Rent Smart Wales / Scotland's…
3 replies1mo ago
HMO & LicensingB. Q. from SheffieldSheffield
HMO council tax banding — anyone had rooms rebanded individually?
Council just banded each room in a 5-bed HMO separately. Bills tripled. Fighting it — precedents?
3 replies1mo ago
Local Landlord ChatO. M. from SwanseaSwansea
Wales — Fitness for Human Habitation checklist in 2026
Renewing my checklist. Anyone got the latest Rent Smart Wales template they'd share?
3 replies1mo ago
Tax & FinanceC. D. from LondonLondon
Section 24 mortgage interest — any planning that still works?
LTD company for new purchases obvious. What about existing personal portfolios — incorporation still worth the SDLT hit?
3 replies1mo ago
Tenant IssuesJames F.Nottingham
Anti-social behaviour — neighbours complaining, no police log
Two neighbours have emailed me about noise from my tenants late nights. No police involvement yet. What's the sensible first step — informal chat, formal warning letter, or wait f…
3 replies1mo ago
Local Landlord ChatF. G. from BelfastBelfast
Northern Ireland — TDS renewals
My scheme membership is up next month. Anyone switched providers recently and had issues?
2 replies1mo ago
Tax & FinanceAisha R.Birmingham
Section 24 + remortgage rate hit = am I actually making money?
Just remortgaged one flat and the numbers don't work anymore once you tax-adjust. Is anyone else quietly selling one or two and consolidating? Not a doom post, just want a reality…
5 replies1mo ago
Legislation & ComplianceA. B. from BrightonBrighton
Tenant requesting a dog — RRA "reasonable refusal" in practice
New rules say I can't unreasonably refuse. Flat is 3rd floor, no garden. Is that a reasonable refusal? Any tribunal cases yet?
4 replies1mo ago
Tenant IssuesR. E. from PortsmouthPortsmouth
Rent arrears — 3 months mandatory ground under new rules
Two months down, tenant now dodging calls. Waiting until month 3 to serve — is that still the play?
3 replies1mo ago
Legislation & ComplianceY. L. from BathBath
Heat pump retrofit in a Victorian terrace — worth it?
Quoted 14k after grant. EPC would jump from D to B. Anyone regretted it?
3 replies1mo ago
Tenant IssuesGrace N.Cambridge
Tenant clearly in mental health crisis — what do we actually do?
Not a legal question really — a human one. Tenant is engaging, paying, but calls me sobbing at 11pm about unrelated things. I'm a landlord, not a support worker. What's the right,…
4 replies1mo ago
Deposits & RentRachel Y.Bath
Deposit protection — registered 3 days late, worst case?
Human error, one flat, one tenant, deposit went into DPS 3 days after the 30-day window. Do I self-refund and re-take to reset the clock, or is that worse than just leaving it?
3 replies1mo ago
HMO & LicensingN. B.Coventry
Communal cleaning in student HMOs — who pays?
Charge in the rent or bill separately? Students hate surprise charges but a shared kitchen falls apart within a term without a fortnightly clean.
14 replies1mo ago
Deposits & RentJ. T. from NorwichNorwich
Landlord insurance — best value for a portfolio of 5?
Direct Line quoted flat rate, Alan Boswell portfolio product cheaper per unit. Anyone with claims experience on either?
3 replies1mo ago
HMO & LicensingW. K. from LeedsLeeds
Mandatory HMO licence renewal — 12 week wait normal?
Renewal submitted January, still waiting. Council say backlog. Any legal risk if the old licence lapses mid-application?
3 replies1mo ago
Tenant IssuesI. B.Norwich
Tenant using spare room as a full-time office — my problem?
Tenant works from home 5 days a week, has three monitors and a filing cabinet in the second bedroom. Neighbour complained about deliveries. Is this a breach of a residential-only…
12 replies1mo ago
Local Landlord ChatI. F. from EdinburghEdinburgh
Scotland — rent adjudication after the cap
Post-cap adjudications feel inconsistent. Anyone had one go their way recently?
2 replies1mo ago
HMO & LicensingTom B.Sheffield
Student HMO summer void — strategies that actually worked
10-week gap between tenancies. Last year I dropped rent and got professionals in, then couldn't get them out in time for September. Anyone cracked the summer void without wrecking…
4 replies1mo ago
Legislation & ComplianceNia L.Cardiff
New rules on pets — are our refusal clauses actually enforceable?
RRA requires us to consider pet requests reasonably. My template still has a blanket "no pets". What's a defensible middle ground that doesn't open the floodgates?
5 replies1mo ago
Local Landlord ChatIbrahim A.Manchester
Selective licensing consultation just dropped in my area
Manchester east — 5-year scheme, £900 per property. Consultation open for 8 weeks. Are these consultations ever actually influenced by responses or is it a done deal?
3 replies1mo ago
Tenant IssuesP. R. from StokeStoke
ASB — what evidence actually convinces a judge in 2026?
Neighbour complaints, police non-crime reports, video. Solicitor says need more. What worked for you?
4 replies1mo ago
Tax & FinanceH. Y. from LondonLondon
CGT annual exemption at 3k — timing sales across years
Selling two flats. Splitting completion across April to double the allowance. Silly or sensible?
3 replies1mo ago
Tenant IssuesDan F.Leicester
Damp and mould — tenant says building, I say lifestyle
Single occupant, drying washing on radiators every day, no windows opened in the 3 months I've had the property monitored. Independent damp survey said condensation, not penetrati…
4 replies1mo ago
Legislation & ComplianceT. B. from Milton KeynesMilton Keynes
Right to Rent — share codes only, no more passports?
Home Office guidance shifting fully digital. Anyone had a tenant unable to produce a share code?
3 replies1mo ago
Legislation & ComplianceYasmin H.Bristol
First eviction under the new grounds — what should I expect?
Rent arrears case, will fall under the new mandatory grounds. Anyone been through the new process end-to-end yet and can share what surprised them, good or bad?
5 replies2mo ago
Deposits & RentG. S. from WakefieldWakefield
Getting tenants to actually use the portal
Half my tenants ignore the portal invite. What's worked for you — bribery, or just persistence?
3 replies2mo ago
Tax & FinanceM. A. from BristolBristol
Remortgaging a limited co portfolio — best broker 2026?
My usual broker retired. Ideally someone who actually gets SPV lending. Recommendations?
3 replies2mo ago
HMO & LicensingD. V. from ManchesterManchester
Selective vs Additional licensing — Manchester expansion
New designated areas from September. Anyone in the affected wards prepping applications now?
3 replies2mo ago
Legislation & ComplianceI. S. from ReadingReading
Rent Repayment Orders — protecting yourself
Read a case where a landlord got hit with 12 months RRO for an unlicensed HMO — even though he'd applied and was waiting. Terrifying. What paperwork are you keeping to prove you a…
4 replies2mo ago
Tax & FinanceC. T. from NorwichNorwich
Capital gains on selling a rental — the 60 day rule catches people
Sold a flat, missed the 60 day CGT reporting deadline by 3 weeks. Anyone had HMRC be reasonable about the penalty?
6 replies2mo ago
Legislation & ComplianceP. D. from NorwichNorwich
Selective licensing — Nottingham renewal fees
Nottingham's selective licensing scheme was renewed and the fees have gone up again. It's £890 per property for 5 years now. Anyone found it actually improves anything or is it ju…
3 replies2mo ago
Deposits & RentT. C. from PerthPerth
Cash payments — do they still exist?
Old-school tenant wants to pay cash. I've always avoided but he's stable and has done it for 15 years elsewhere. What's the AML position on this now?
6 replies2mo ago
Deposits & RentD. W. from NewryNewry
Weekly vs monthly rent — which do you prefer?
New tenant asked to pay weekly. Puts me off but they say it aligns with pay. Anyone doing weekly and finding it works? Do you charge extra for the admin?
6 replies2mo ago
Local Landlord ChatI. M. from NewcastleNewcastle
Norwich — good local letting solicitor?
Need a solicitor for a possession claim. Would rather local than online. Recommendations welcome.
6 replies2mo ago
Deposits & RentI. R. from SwanseaSwansea
Rent review clause — what percentage is fair?
Reviewing my template. Currently CPI+1% capped at 5%. Tenant queried it. What are others putting in as the ceiling?
4 replies2mo ago
Legislation & ComplianceP. E. from IpswichIpswich
EPC C by 2028 — is it really happening?
Every year there's a new rumour. Last I read the government paused, then re-committed. Anyone got a straight answer on the current timeline for existing tenancies to hit EPC C? I'…
6 replies2mo ago
Tenant IssuesI. M. from NewcastleNewcastle
Neighbours complaining about my tenant — how far do I have to go?
Started getting emails from the flat above. Music at 2am, arguments, one alleged incident with the police. My tenant denies it all. What's the landlord's actual liability here for…
5 replies2mo ago
Tax & FinanceG. E. from BlackpoolBlackpool
Landlord insurance — best value for portfolio cover?
Portfolio policy premium doubled at renewal. 4 properties, no claims in 10 years. Broker says market is hard. Any brokers people recommend?
4 replies3mo ago

Talk shop with UK landlords & tenants

Rent arrears — when do you actually start Section 8 in 2026?

5-bed HMO — mandatory licensing renewal costs

Rent bidding wars — advertised price only, thoughts?

Bristol landlord meetup — anyone up for one in April?

Making Tax Digital for landlords — software choice?

Section 21 abolition — what's your transition plan for early 2026?

Deposit dispute — carpet stains after 3-year tenancy

Section 24 mortgage interest — still hurting on higher rate?

Capital gains on a property I lived in briefly

Company van for a landlord doing own maintenance?

Manchester Article 4 — small HMO conversion refused

Nottingham selective licensing renewal — anyone applied yet?

Pets by default — are you saying yes now to get ahead?

Edinburgh rent cap fallout — what are you actually charging?

Cardiff — Rent Smart Wales renewal reminder

Rent guarantee insurance — worth it in 2026 conditions?

Bills-inclusive HMO — energy cap hurting margins

Tenant's partner has basically moved in — permitted occupier route?

One HMO tenant not paying — joint & several or not?

Zero-deposit schemes — hidden pitfalls?

Awaab's Law extending to private rented — how ready are we?

Fire door regs on small HMOs — FD30 everywhere?

Repairs vs improvements — new bathroom, deductible?

Tenant refuses gas safety inspection access — 3rd attempt

Noise complaints between two of my flats

Tenant stopped paying rent — third month running

Section 21 abolition — what actually changes on day one?

Legislative burden — is anyone else just exhausted?

Waste disposal HMO — fines for fly-tipping on my street

Tenant refusing access for annual gas safety check

Renters' Rights Act 2024 & 2026 — final commencement date any clearer?

Council environmental health won't respond — 6 weeks in

ASB — strong smell of cannabis, neighbours won't come to the door

HMO mandatory licence renewal — 14 week wait and counting

Roof leak in the storm — out of hours contractors ripping me off

DPS Custodial vs MyDeposits Insured — which are you using in 2026?

Boiler broke down — who do you use out of hours in Manchester?

New user — first week on RentDocs and I'm converted

MTD for ITSA April 2026 — are you actually ready?

EICR remedial works quote is £4,500 — is that fair?

Rent increase mid-tenancy — using Section 13 properly

Deposit deductions — cleaning vs fair wear and tear

EPC C by 2028 — how far through the upgrades are you?

Neighbour complaint about cannabis smell — how would you handle it?

Gas cert — tenant says they never received the CP12

MTD for ITSA — which software are you picking?

HMO fire door inspection frequency — quarterly overkill?

Awaab's Law timelines in the private sector

Cannabis smell from the flat — how did you handle it?

First late rent from a great tenant — what's your first move?

Section 21 transition — pending cases still going through?

Tenancy agreement clauses that actually hold up in court

Rent Smart Wales renewal — anyone had the online course glitch?

Scotland — First-tier Tribunal timescales in 2026

Rent guarantee insurance — still worth it post-RRA?

Evictions — realistic court timeline in 2026

Mid-tenancy visit — tenant is hoarding, property is unsafe

Decent Homes Standard in the PRS — quick sanity check

Letting agent vs self-manage — tipping point for you?

Allowable expenses — 2026 refresher, what am I missing?

Awaab's Law in the PRS — what's your damp/mould response window now?

Deposit adjudication — cleaning claim rejected again

New landlord database and portal — what do we actually have to do?

HMO council tax banding — anyone had rooms rebanded individually?

Wales — Fitness for Human Habitation checklist in 2026

Section 24 mortgage interest — any planning that still works?

Anti-social behaviour — neighbours complaining, no police log

Northern Ireland — TDS renewals

Section 24 + remortgage rate hit = am I actually making money?

Tenant requesting a dog — RRA "reasonable refusal" in practice

Rent arrears — 3 months mandatory ground under new rules

Heat pump retrofit in a Victorian terrace — worth it?

Tenant clearly in mental health crisis — what do we actually do?

Deposit protection — registered 3 days late, worst case?

Communal cleaning in student HMOs — who pays?

Landlord insurance — best value for a portfolio of 5?

Mandatory HMO licence renewal — 12 week wait normal?

Tenant using spare room as a full-time office — my problem?

Scotland — rent adjudication after the cap