Talk shop with UK landlords & tenants
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Protection schemes, arrears, rent reviews, disputes.
- 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 - 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 - 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 - 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 - 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 - 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 - 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 - 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 - 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 - 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 - 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 - 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 - 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 - Deposits & RentI. C. from ReadingReading
Deposit dispute — cleaning charges
Won two rounds against tenants at DPS adjudication but lost the last one on cleaning even though I had before/after photos. Am I doing something wrong or is DPS just siding with t…
6 replies4mo ago - Deposits & RentP. E. from IpswichIpswich
Bank of mum and dad — accepting parent's payment
Applicant's rent is being paid by his father. Is there any issue with this from a legal point of view? Do I need the father as guarantor formally?
6 replies6mo ago - Deposits & RentI. R. from SwanseaSwansea
Deposit not protected in time — my mistake
Realised I missed the 30 day deadline by a week. Panicking about the 3x penalty. Should I return the deposit now and re-take it, or protect late and hope?
4 replies7mo ago - Deposits & RentI. S. from ReadingReading
Increasing rent under new rules — Section 13 process
First time using Section 13. Tenant refused the increase and wants to go to tribunal. Has anyone actually been through tribunal — is it worth pursuing or accept a lower figure?
3 replies7mo ago