For landlords in South East London, the right answer often depends on the property, the tenant, your experience and how much time you can genuinely give to the job. A landlord with one flat and a demanding full-time role may need something very different from an experienced investor who lives nearby and is happy to deal with maintenance directly.

What does tenant find mean?

Tenant find is a letting service focused on securing a suitable tenant for your property. The agent markets the home, manages enquiries and viewings, references applicants, negotiates the tenancy terms and prepares the paperwork needed for the move-in.

Once the tenancy begins, responsibility generally returns to you. You collect the rent, arrange repairs, handle day-to-day tenant communication and manage the tenancy through to renewal or notice. The precise service can vary, so it is worth confirming exactly what is included before instructing an agent.

Tenant find can be a sensible option when you want professional help reaching and assessing prospective tenants, but are comfortable being the main point of contact afterwards. It is also popular with landlords who already have trusted tradespeople, understand their obligations and live close enough to respond when something needs attention.

The attraction is clear: you pay for help at the point where marketing and tenant selection matter most, without paying an ongoing management fee. But the lower upfront or one-off cost only represents a saving if you have the time and confidence to take on the work that follows.

What does fully managed lettings cover?

A fully managed service begins with tenant finding but continues throughout the tenancy. Your letting agent acts as the day-to-day contact for the tenant and supports the practical administration of the rental property.

This commonly includes rent collection, maintenance coordination, routine property inspections, tenancy renewals and dealing with issues as they arise. A managing agent can also help keep the tenancy organised around changing requirements, documents and key dates. The exact scope still matters, particularly around maintenance approval limits, inspection frequency, renewal charges and out-of-hours arrangements.

Management does not remove a landlord’s legal responsibilities. You remain responsible for providing a safe, compliant home and for making informed decisions about the property. What it does provide is an experienced team to administer the tenancy, flag issues early and handle much of the communication and coordination that can otherwise become disruptive.

For a landlord based overseas, outside London or simply short on time, that support can be particularly valuable. The same can apply where a property needs regular attention, such as an older home or a flat in a building where access and contractor arrangements need coordinating.

Tenant find versus managed: the practical differences

The key difference is what happens after the keys are handed over. With tenant find, you take the lead. With fully managed lettings, your agent handles the routine running of the tenancy on your behalf.

Your time and availability

Tenant find works best when you can be responsive. Tenants reasonably expect repairs, questions and urgent issues to be dealt with promptly. Even a minor problem can become more expensive if it is left unresolved, while poor communication can damage an otherwise positive landlord-tenant relationship.

Think honestly about your availability. Can you take calls during the working day? Are you prepared to arrange a contractor when you are away? Do you know who to call if a water leak affects another flat in the building? If the answer is not always, management may offer better value than the fee alone suggests.

Rent collection and arrears

Collecting rent sounds simple until a payment is late. A managed service normally provides a clear process for collecting payments, contacting tenants and escalating concerns appropriately. This creates consistency and keeps awkward conversations from becoming personal.

With tenant find, rent collection is usually yours to manage. Some landlords prefer that direct control, especially where they have a long-standing tenant or a small portfolio. Others would rather have a professional buffer and a reliable system for monitoring payments.

Maintenance and repairs

Repairs are often the deciding factor. Under tenant find, you receive the call, decide what needs doing, obtain quotes and arrange access. You may save money by using your own contractor, but you also need to be available to make decisions quickly.

Under management, the agent can receive reports, assess the urgency, coordinate approved contractors and keep the tenant informed. You can agree a spending limit for routine repairs, so you retain oversight without being called for every small issue. Larger or unexpected work should still be discussed with you before it proceeds, except where immediate action is needed to protect people or the property.

Compliance and record keeping

Lettings involve more than finding someone who can pay the rent. There are safety requirements, prescribed information, deposit protection obligations, right to rent checks and changing rules that need proper attention. What applies to your property will depend on the tenancy and circumstances.

A good agent helps ensure the process is organised and that records are maintained. Fully managed services tend to provide greater ongoing support because compliance does not stop on move-in day. Landlords using tenant find need to be confident they can monitor deadlines, maintain documentation and act on any requirements that arise during the tenancy.

Cost and value

Tenant find is normally less expensive because it is a more limited service. Fully managed lettings involve an ongoing fee because the agent is undertaking continuing work and accepting responsibility for administration, communication and coordination.

The right comparison is not simply the percentage or headline charge. Consider the cost of your time, the potential impact of delayed repairs, how confident you are with tenancy administration and whether a single missed detail could create a larger problem. A managed service can be a cost-effective choice where it prevents avoidable stress, protects the tenant experience and helps keep the property well looked after.

Which service suits your property?

Tenant find may suit you if you are an experienced landlord, live locally, have reliable contractors and want direct control over rent collection and maintenance. It can also work well for a straightforward property with a dependable tenant, provided you have capacity to stay engaged.

Fully managed lettings may be the better fit if you are busy, live some distance away, own several properties or would rather not deal with calls about repairs and tenancy questions. It is often a practical choice for first-time landlords too. Letting a property is a significant financial commitment, and having a knowledgeable local team at hand can make the first tenancy less daunting.

Location can influence the decision as well. In busy rental areas such as Woolwich, Plumstead and Abbey Wood, tenant demand can move quickly, but so can the need for responsive communication once a tenancy is underway. Good management protects both sides: tenants know where to turn, and landlords have a clear view of what is happening at their property.

Questions to ask before choosing

Before deciding, ask for a written breakdown of the service. Clarify who conducts viewings, what referencing involves, how deposits are handled, whether inventory arrangements are included and who manages renewals. For fully managed lettings, ask about inspection intervals, maintenance authorisation, emergency procedures and how often you will receive updates.

It is also sensible to ask how the agent approaches tenant selection. The aim is not simply to fill a vacancy quickly. A well-matched, properly referenced tenant and a clearly documented tenancy provide a stronger start for everyone.

Hi Residential works with landlords who want either support at the tenant-finding stage or a more hands-on management service. The most useful starting point is an open conversation about your property, your availability and what you want from the investment.

Choose the service that lets you be the kind of landlord your tenant needs you to be. Whether that means staying closely involved or appointing an experienced manager, clarity at the beginning makes for a calmer tenancy later on.

The rules below apply across England, but local licensing conditions can differ. That matters particularly in London, where borough schemes and property types can change the obligations attached to a rental home.

Landlord compliance checklist 2026: 12 checks

1. Confirm the property has a valid EPC

Most privately rented homes need an Energy Performance Certificate rated E or above. An EPC normally lasts for 10 years, but that does not mean an older rating is automatically good enough for the property or your plans. Check the certificate is still valid, the listed property details are correct and any recommended upgrades have been considered.

Some properties can qualify for an exemption from minimum energy efficiency standards, but exemptions are specific and need to be properly registered. Do not assume a difficult-to-improve home is exempt simply because works are expensive or planning restrictions apply.

2. Arrange an annual gas safety check

Where the property has gas appliances, a Gas Safe registered engineer must complete a gas safety check at least every 12 months. Give a new tenant a copy of the current record before they move in, then provide the updated record within 28 days of each annual check.

This is more than a certificate exercise. Keep appliance servicing, flues, ventilation and access arrangements under review. If a tenant reports a smell of gas, a faulty boiler or repeated loss of heating, deal with it as an urgent safety issue rather than waiting for the next inspection.

3. Keep electrical inspections up to date

A valid Electrical Installation Condition Report is required before a new tenancy begins and must be renewed at least every five years, unless the report calls for an earlier inspection. Existing tenants should receive a copy within 28 days, while new tenants should receive it before occupation.

If the report identifies remedial works, complete them within the timeframe stated by the electrician or within 28 days where no shorter period is specified. Retain written confirmation that the work has been completed. Portable appliances are not covered by the same fixed legal timetable, but sensible checks of supplied items such as kettles, lamps and white goods remain good practice.

4. Test smoke and carbon monoxide alarms

Smoke alarms must be installed on every storey used as living accommodation. Carbon monoxide alarms are required in rooms containing a fixed combustion appliance, excluding gas cookers. Test all alarms on the first day of a new tenancy and record the result.

Tenants should be asked to test alarms regularly and report faults promptly, but the landlord remains responsible for repairing or replacing alarms that are not working. Make this part of the move-in conversation, not a line buried in the tenancy agreement.

5. Check whether the property needs a licence

Licensing is one of the easiest areas to overlook and one of the costliest to get wrong. A larger shared home may need a mandatory HMO licence, usually where five or more people from two or more households share facilities. Many councils also operate additional HMO or selective licensing schemes that can capture smaller shared homes or single-family lets in designated areas.

Check the address directly with the relevant local authority before marketing the property, then review the licence conditions. They may cover management standards, waste storage, room sizes, safety measures and the documents you must provide. A licence is not simply something to file away until renewal.

6. Complete Right to Rent checks correctly

Before a tenancy starts, landlords must carry out Right to Rent checks on every adult who will use the property as their main home. Depending on the tenant’s status, this may involve checking original documents in person or using the appropriate online checking process.

Timing and record-keeping matter. Take clear copies, record the date the check was made and diarise any follow-up check required for a time-limited right to rent. Avoid making assumptions based on a person’s accent, name or nationality. The same process should be applied consistently to all prospective occupiers.

7. Protect the deposit within 30 days

If you take a tenancy deposit for an assured shorthold tenancy, protect it in an approved scheme within 30 days of receiving it. The prescribed information must also be served within that same 30-day period. Missing either deadline can lead to a financial penalty and may affect your ability to regain possession later.

For most tenancies, the deposit cap is five weeks’ rent where annual rent is below £50,000, or six weeks’ rent where it is £50,000 or more. A holding deposit is capped at one week’s rent. Use a detailed, dated inventory with photographs at check-in and check-out. It is the clearest way to separate fair wear and tear from genuine damage.

8. Serve the right tenancy documents

Give the tenant the current How to Rent guide at the start of the tenancy, alongside required safety records and deposit information. Your tenancy agreement should identify the parties, rent, payment date, deposit, term, repair responsibilities and any fair, enforceable conditions on use of the home.

Avoid copying clauses from old agreements without checking them. Tenancy reform has been changing the rental landscape, and notice, possession and tenancy rules can be affected by new legislation and commencement dates. A compliant agreement is only useful if your day-to-day practice follows it too.

9. Tackle repairs, damp and hazards promptly

Landlords are responsible for key repairs, including the structure and exterior, heating, hot water, sanitation and installations for gas, electricity and water. The property must also be fit for human habitation. Damp, mould, inadequate heating, unsafe stairs, poor ventilation and electrical hazards can all become serious issues if ignored.

Respond to reports in writing, assess urgency quickly and keep a clear repair trail. A leaking pipe may be routine on Monday and an emergency by Friday if it has caused ceiling damage and affected electrics. Regular inspections, carried out with appropriate notice, help identify problems before they become disputes.

10. Assess fire, furniture and water risks

Any upholstered furniture you supply must comply with furniture and furnishing fire safety requirements, with limited exceptions. Check labels before leaving sofas, mattresses or cushions in a furnished let, especially when reusing items from another property.

A simple legionella risk assessment is also sensible, particularly where a property has been empty, has an older water system or has seldom-used pipework. Most standard homes do not need costly testing, but you should understand the risks, keep water systems in good order and follow up where there is a higher-risk tenant or installation.

11. Manage rent, access and tenant information fairly

The Tenant Fees Act restricts the payments a landlord or agent can charge. Keep rent, deposits and permitted default payments clearly documented, and do not add administration charges that the law does not allow.

Respect the tenant’s right to quiet enjoyment. Except in an emergency, give at least 24 hours’ written notice before seeking access and arrange a reasonable time. You will also hold personal information about applicants and tenants, so keep documents secure, limit access and dispose of records carefully when they are no longer needed.

12. Build a compliance diary, not a pile of paperwork

The most reliable landlords do not rely on memory. Set reminders for the gas safety record, EICR, EPC expiry, licence renewal, deposit deadlines, follow-up Right to Rent checks, periodic inspections and insurance renewal. Keep certificates, inspection notes, contractor invoices, tenant communications and proof of document service in one organised record.

This approach protects tenants, but it also protects you when a question arises months later. If you own a property in SE18, SE28 or SE2 and would rather not manage late-night repair calls, renewals and compliance dates alone, Hi Residential can provide the practical oversight that keeps a tenancy moving properly.

A well-run rental is rarely defined by a single document. It is defined by what happens when the boiler fails, a tenant raises a concern or a renewal date comes around – and whether you can show that you acted promptly, fairly and safely.

The practical risk is obvious: unsafe gas appliances can cause fires, explosions, gas leaks and carbon monoxide poisoning. The administrative risk is serious too. Missing a check, using an unqualified engineer or failing to provide the record can lead to enforcement action, significant penalties and a tenancy problem that could have been avoided.

What landlord gas safety requirements apply in England?

Under the Gas Safety (Installation and Use) Regulations 1998, landlords must make sure that gas appliances, fittings, chimneys and flues they provide are safe. This applies to most rented homes, including houses, flats, HMOs and properties let on an assured shorthold tenancy.

The central requirement is an annual gas safety check. Every gas appliance and flue covered by the duty must be inspected at least every 12 months by a Gas Safe registered engineer who is qualified for the type of work required. A boiler engineer, for example, must hold the correct Gas Safe registration and qualifications for the appliances being checked.

The engineer will test that appliances are operating safely, that ventilation is suitable, that flues are clear and removing combustion products correctly, and that there are no dangerous gas leaks or signs of unsafe combustion. If an appliance is found to be unsafe, it must not be left in use. Depending on the issue, the engineer may disconnect it, label it as unsafe or advise that urgent repairs are needed.

Landlords are responsible for appliances they supply, including boilers, gas fires, cookers and any associated pipework, chimneys and flues. The duty also extends to communal gas installations serving the property, even where the equipment is not inside an individual flat.

A tenant’s own gas appliance is a slightly different matter. A landlord is generally not responsible for its safety, but remains responsible for the gas pipework and flue serving it where applicable. In practice, it is sensible to ask a qualified engineer for advice if a tenant-owned appliance is connected to the installation, particularly in an older property.

The annual check and the gas safety record

After the inspection, the engineer issues a gas safety record. Many landlords still call this a CP12, although that is an industry term rather than the legal name of the document. What matters is that the record is complete, accurate and produced by a suitably registered engineer.

It should identify the appliances and flues checked, record the results of the safety checks, note any defects or remedial work, and include the engineer’s name, Gas Safe registration number and the date of inspection. Keep the record for at least two years.

New tenants must receive a copy of the current gas safety record before they occupy the property. Existing tenants must receive the latest record within 28 days of the annual check. It is good practice to provide it by email as well as keeping a clear copy in the tenancy file, so there is a reliable record of when it was sent.

Do not leave renewal until the certificate is about to expire. Landlords can arrange a new check between 10 and 12 months after the previous one while retaining the existing renewal date. This gives useful breathing room when access is difficult, an engineer needs to order a part, or a tenancy falls over a busy holiday period.

Access is a landlord duty, but tenants must be given notice

Landlords must take reasonable steps to arrange the inspection, but tenants have a right to quiet enjoyment of their home. You cannot simply enter because a certificate is due. Normally, at least 24 hours’ written notice is required for access, and appointments should be arranged reasonably wherever possible.

Most issues are avoided with early, clear communication. Tell the tenant why the appointment is necessary, give a proposed time window and explain how long the engineer is likely to need. A boiler check is less disruptive when it is planned than when it becomes an urgent repair on a cold evening.

If a tenant repeatedly refuses access, do not let the certificate lapse and assume the responsibility has moved to them. Keep records of appointment offers, letters, emails, messages and any attempted visits. Continue trying to secure access, using a reasonable approach. Evidence that you have made genuine efforts may be vital if the matter is reviewed by the local authority.

Repairs, servicing and safety checks are not the same thing

An annual gas safety check is a legal minimum, but it is not always equivalent to a full boiler service. A safety check confirms whether an appliance is safe at that time. A service is more detailed maintenance intended to keep equipment efficient and identify wear before it turns into a fault.

Whether to combine them depends on the appliance, its manufacturer guidance, age, usage and service history. For a landlord, booking an annual service alongside the safety check is often the simpler approach, particularly where the boiler also provides heating and hot water. It can reduce call-outs, support the appliance warranty and provide a better experience for tenants.

However, the engineer should be asked to carry out the correct work, not simply to issue a certificate. A cheap appointment that overlooks servicing or necessary repairs can be false economy. If the boiler is old, intermittent or showing pressure issues, budget for investigation rather than treating the annual check as a cure-all.

Carbon monoxide alarms: the related requirement

Gas safety compliance also includes carbon monoxide protection. In England, landlords must install a carbon monoxide alarm in every room used as living accommodation that contains a fixed combustion appliance, excluding gas cookers. This can include a room with a gas boiler, gas fire or solid-fuel appliance.

The alarm must be tested and working on the first day of a new tenancy. Landlords must repair or replace it once they are told it is faulty. Tenants should test alarms regularly and report problems promptly, but the legal duty to provide and respond remains with the landlord.

A carbon monoxide alarm does not replace a gas safety check. It is an additional warning device, not evidence that an appliance or flue is safe. During a check-in appointment, show tenants where alarms are located and encourage them to contact you or the managing agent immediately if an alarm sounds, they smell gas, or they notice sooty marks, yellow flames or persistent condensation around an appliance.

A practical compliance routine for busy landlords

The easiest way to stay compliant is to treat gas safety as part of a documented property-management calendar, not a once-a-year emergency. Save the previous record, set reminders several months ahead, confirm the tenant’s preferred contact details and book only a suitable Gas Safe registered engineer.

Before the appointment, ask the tenant to make the boiler, gas meter and relevant appliances accessible. Afterwards, check that you have received the record, read any observations rather than filing it unopened, and arrange remedial work without delay. Send the tenant their copy within the required timeframe.

This process matters especially for landlords with properties in SE18, SE28 and SE2, where a mix of period homes, conversions and newer flats can mean very different heating systems and access arrangements. The legal requirement does not change by property type, but the practical planning often does.

If you use a managing agent, ask exactly what their service includes. A good managing arrangement can schedule checks, communicate with tenants, retain records and flag repairs, but the landlord should still understand the compliance position. Delegating the task does not remove the underlying responsibility.

When a gas issue becomes urgent

Tenants should know not to wait for a routine maintenance visit if they suspect a gas leak or carbon monoxide problem. The signs can include a smell of gas, a carbon monoxide alarm sounding, headaches or nausea that improve outside the home, black marks around an appliance, or a boiler flame that burns yellow rather than crisp blue.

They should turn off the appliance if safe to do so, open windows and doors, leave the property where there is immediate danger, and seek urgent professional help. Landlords should respond quickly, use an appropriately qualified engineer and keep a record of what was reported and how it was resolved.

A current certificate is valuable, but the best result is a tenant who feels able to report a concern early and a landlord who acts without delay. That is the standard Hi Residential encourages: clear records, sensible planning and a well-managed home that people can live in safely.