A letting agent helps landlords prepare, market and manage a rental property. This can include rental valuation, photography, advertising, tenant enquiries, viewings, referencing, compliance checks, tenancy paperwork, deposit registration, rent collection, inspections, maintenance reporting and day-to-day tenant communication. For landlords in Derby, a good letting agent should also understand local rental demand, achievable rent levels, property type, tenant expectations and local compliance pressures. This helps you avoid under-pricing, reduce void periods and stay on top of your legal responsibilities.
Before letting a property in England, landlords should make sure the property is safe, legally lettable and properly documented. This normally includes a valid EPC, gas safety record where there is gas, electrical safety report, working smoke alarms, carbon monoxide alarms where required, deposit arrangements, Right to Rent checks and the correct written tenancy information. From 1 May 2026, new tenancy arrangements must reflect the updated assured periodic tenancy rules.
No. From 1 May 2026 , Section 21 “no-fault” evictions are no longer available for private assured tenancies in England. Landlords must now use the legal possession grounds route where they have a valid reason to regain possession, such as selling, moving back in, serious rent arrears, anti-social behaviour or another recognised ground. This makes good tenancy set-up, rent records, inspection notes and communication even more important. Landlords should not attempt to remove a tenant without following the correct legal process.
Yes, but you must use the correct legal possession ground and serve the correct notice. The Renters’ Rights Act removed Section 21 but expanded and updated possession grounds so landlords can still recover their property in legitimate circumstances. Because the rules are technical and notice periods vary depending on the ground used, landlords should take advice before serving notice. Cope & Co. can help you gather the right tenancy records, explain the process and refer you to specialist legal support if required.
For private assured tenancies in England, the Renters’ Rights Act has moved the system to assured periodic tenancies , meaning tenancies roll on rather than being locked into traditional fixed terms. This gives tenants more flexibility and removes the old fixed-term structure for private lets. Landlords should update tenancy documents, processes and expectations accordingly. Old AST templates should not simply be reused without checking they are compliant with the post 1st May 2026 rules.
Landlords can still increase rent to market level, but the rules are stricter. From 1 May 2026, rent increases for assured periodic tenants must follow the correct statutory process by serving a valid Section 13 notice and can only be done once every 12 months. Tenants also have the opportunity to challenge an increase at the First Tier Tribunal. A sensible rent review should be based on comparable local properties, condition, demand and market evidence.
Yes. If you take a tenancy deposit, it must be protected in a government-approved tenancy deposit scheme, and the tenant must be given the required prescribed information. This applies even if the deposit is paid by a third party. Failure to protect a deposit properly can lead to financial penalties and can weaken a landlord’s position if a dispute arises. A professional letting agent should handle deposit registration and paperwork as part of a compliant tenancy set-up.
Landlords and letting agents in England can only charge payments permitted by the Tenant Fees Act. Common permitted payments include rent, a capped tenancy deposit, a capped holding deposit, certain default fees and reasonable charges for tenancy changes or early termination in permitted circumstances. Anything outside the permitted categories may be a prohibited payment. This is why landlords should avoid informal “admin fees”, “referencing fees” or additional charges unless they are confident the payment is legally allowed.
Yes. Landlords in England must check that all adult occupiers have the right to rent before the tenancy starts. Checks must be carried out fairly and consistently, without discrimination, and landlords should keep proper records. A letting agent can manage this as part of tenant referencing. However, the legal responsibility is important, so landlords should make sure their agent has a robust process.
Tenants now have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. You can still consider practical issues such as property suitability, lease restrictions, allergies in shared accommodation, animal welfare and potential damage risk, but a blanket “no pets ever” approach is no longer advisable. Landlords should respond to pet requests properly and keep written records of the decision. Where permission is granted, clear terms around behaviour, cleaning, garden care and damage can help protect the property.
Landlords are generally responsible for keeping the structure, exterior, heating, hot water, sanitary installations and key services in repair. Tenants should report problems promptly, but landlords must deal with repairs within a reasonable timeframe, especially where safety, heating, water, damp or electrical issues are involved. Good property management helps reduce disputes by logging maintenance reports, arranging contractors and keeping a clear audit trail.
Landlords will need a valid gas safety record if the property has gas, a valid Electrical Installation Condition Report, a valid EPC and the required smoke and carbon monoxide alarms. Gas safety checks are annual where gas appliances are present, while electrical safety inspections are generally required at least every five years. Smoke alarms must be installed on each storey used as living accommodation, and carbon monoxide alarms are required in rooms used as living accommodation that contain a fixed combustion appliance, excluding gas cookers.
An EPC rates a property from A to G and is required when a property is built, sold or rented. For most private rented properties, landlords must comply with Minimum Energy Efficiency Standards and should not let properties that fall below the legal minimum unless a valid exemption applies. Energy efficiency is increasingly important to tenants, lenders and landlords. Improving insulation, heating controls, glazing or heating systems may help attract tenants and protect long-term rental value.
Rent guarantee can be valuable for landlords who rely on rental income to cover mortgage payments, maintenance or living costs. It may provide protection if a tenant falls into arrears, although cover depends on the policy terms, referencing criteria and exclusions. Landlords should compare rent guarantee options carefully. The best solution is usually a combination of thorough referencing, good tenancy management, clear arrears processes and appropriate rent guarantee insurance.
Let-only may suit experienced landlords who are confident handling repairs, rent collection, compliance, inspections and tenant communication. Fully managed service is usually better for landlords who are busy, live away from the property, own multiple properties or want professional support with changing legislation. Given the Renters’ Rights Act changes, many landlords are reviewing whether self-management still gives them enough protection. A fully managed service can reduce risk by keeping compliance, documentation and communication more consistent.
Good tenant selection starts with accurate marketing, realistic pricing, quality photography, clear property information and a strong viewing process. Referencing should normally check identity, income, employment, credit history, landlord references and Right to Rent status. However, landlords and agents must avoid discriminatory practices. The Renters’ Rights reforms strengthened protections around renting with children and benefits, so decisions should be based on affordability, suitability and evidence rather than blanket exclusions.
Yes, a detailed inventory is strongly recommended. It records the condition, cleanliness, fixtures, fittings, furniture, appliances, keys, meters, gardens and any existing marks or defects at the start of the tenancy. Without a clear inventory, it is much harder to prove damage or cleaning issues at the end of the tenancy. A professional inventory also helps reduce disputes and supports fair deposit deductions.
Many landlords inspect every three to six months, depending on the property, tenancy and management arrangement. Inspections should be reasonable, properly arranged and not intrusive. Tenants are entitled to quiet enjoyment of their home, so landlords should give proper notice and avoid unnecessary visits. Inspections should focus on repairs, safety, ventilation, damp, occupancy and general condition.
You may need an HMO licence if your property is occupied by multiple unrelated people sharing facilities. Mandatory HMO licensing applies to many larger shared houses, and local councils can also operate additional or selective licensing schemes. Because licensing rules can vary by local authority, Derby landlords should check the latest Derby City Council position before letting to sharers. Getting this wrong can lead to serious penalties and rent repayment risks.
Yes. Rental income is taxable, although landlords may be able to deduct certain allowable expenses. Tax treatment can depend on ownership structure, mortgage interest rules, repairs, furnishings, capital allowances, company ownership and whether the property is furnished holiday accommodation or a standard residential let. Landlords should use an accountant for tax advice. A letting agent can provide rental statements, but they cannot replace professional tax guidance.
Your home’s value depends on location, condition, size, layout, kerb appeal, recent comparable sales, school catchments, transport links, buyer demand and current market conditions. A local estate agent in Derby should compare your property with similar homes that have sold, not just those currently advertised. An online valuation can be useful as a starting point, but an in-person valuation is more accurate because it considers presentation, improvements, plot, parking, outlook and buyer emotion.
Estate agents use local comparable evidence, market demand, property condition and buyer behaviour to recommend an asking price. The aim is not simply to give the highest number, but to set a strategy that attracts viewings, creates competition and achieves the best possible sale price. A good Derby estate agent should explain the evidence behind the valuation and give you a realistic marketing plan, not just a figure. Your individual objectives and goals should also be part of the sales discussion.
Yes. An Energy Performance Certificate is required when selling a home in England, unless a valid exemption applies. It gives buyers information about energy efficiency and potential improvement recommendations. We can arrange an EPC before marketing. EPCs are valid for 10 years, so you may already have one if the property has been sold or rented during that period.
Typical selling costs may include estate agency fees, conveyancing fees, EPC costs, removals, mortgage exit fees, leasehold management pack fees where applicable and any agreed repairs or incentives. Stamp Duty may also be payable dependent upon current thresholds. If the property is not your main home, Capital Gains Tax may also need to be considered. Always ask for a clear fee breakdown before instructing an agent or solicitor. The cheapest fee is not always the best value if poor marketing leads to a lower sale price.
Look for local knowledge, strong marketing, clear communication, good reviews, professional photography, buyer database strength, negotiation skill and evidence of recent successful sales. Ask how they will position your property and what they will do if interest is slow. The best estate agent near you should be able to explain their strategy clearly, not just promise a high asking price.
Not automatically. A high valuation can be tempting, but overpricing may reduce viewings, make the property appear stale and lead to later price reductions. The best asking price is one that reflects the market, attracts serious buyers and supports your wider moving plans. Ask each agent for comparable evidence and a marketing strategy. A confident valuation should be backed by data, not guesswork.
Start with presentation: declutter, clean thoroughly, improve kerb appeal, complete small repairs, freshen tired paintwork and maximise natural light. Buyers often make quick emotional decisions, so first impressions matter. For online marketing, strong photography, floorplans and a compelling description can make a major difference. Your agent should highlight features buyers search for, such as parking, garden, schools, transport links, home office space and energy efficiency.
Sellers are usually asked for ID, proof of ownership, property information forms, fittings and contents forms, building regulation certificates, planning permissions, guarantees, warranties, leasehold information and management company details where applicable. Getting documents ready early can reduce delays. This is especially important for leasehold properties, extensions, solar panels, new boilers, replacement windows or historic building work.
Material information is information a buyer needs to make an informed decision about whether to view, offer on or proceed with a property. It may include tenure, price, council tax, lease length, service charges, ground rent, known restrictions, rights of way, utilities, parking, flood risk or other issues that could affect a buyer’s decision. The Government has consulted on improving material information in property listings because missing information can cause delays and fall-throughs later in the process.
It depends on the offer level, buyer position, market activity and your own timescale. A first offer from a proceedable buyer may be worth serious consideration, especially if they have a mortgage agreement in principle, deposit, solicitor ready and no long chain. Your estate agent should qualify the buyer and negotiate properly. The best offer is not always just the highest; certainty and speed also matter.
Sold subject to contract means an offer has been accepted, but the sale is not legally binding yet. The buyer and seller can still withdraw or renegotiate until exchange of contracts. This stage includes conveyancing, searches, mortgage valuation, survey, enquiries and contract preparation. Good communication between agent, solicitor, buyer and seller is vital.
Conveyancing is the legal process of transferring property ownership from seller to buyer. It usually begins once an offer is accepted and ends after completion and registration with HM Land Registry. For sellers, conveyancing includes issuing the contract pack, answering enquiries, agreeing the contract, signing documents, exchanging contracts and completing the sale.
The timescale varies depending on price, demand, chain length, mortgage processing, searches, surveys, leasehold complexity and solicitor speed. A straightforward freehold sale can be much quicker than a long chain or leasehold transaction. To reduce delays, instruct your solicitor early, prepare paperwork in advance and respond quickly to enquiries.
Exchange of contracts is the point at which the sale becomes legally binding. The buyer usually pays a deposit, the completion date is agreed and both parties are committed to the transaction. After exchange, withdrawing can have serious financial consequences. Before exchange, make sure your onward purchase, removals, mortgage redemption and completion plans are ready.
Completion is the day ownership transfers and the buyer can collect keys. The buyer’s solicitor sends the purchase money to the seller’s solicitor, the seller’s mortgage is repaid where applicable and the estate agent releases keys once authorised. Sellers should leave the property in the agreed condition, remove possessions unless included in the sale and hand over keys, alarms, manuals and useful property information.
Buying before selling can work if you have the finances, but it may put you under pressure or make your offer less attractive if your own property is not yet under offer. Many sellers prefer buyers who are already sold subject to contract or chain-free. A practical approach is to get a valuation, prepare your property for market and understand your budget before actively offering on another home.
A survey may identify repairs, damp, roof issues, structural concerns or recommended further inspections. The buyer may continue, ask for specialist reports, renegotiate or withdraw. Your estate agent should help keep the conversation balanced. Not every survey issue justifies a price reduction, but evidence and negotiation matter.
If the property is your main home and you meet the relevant conditions, Private Residence Relief may mean no Capital Gains Tax is payable. If the property is a buy-to-let, second home, inherited property or has been partly used for business, tax may be due. Sellers should take tax advice before completion, especially for rental properties or properties owned by companies.
Yes, but the buyer pool may be different. Some landlords like buying with tenants in situ because income starts immediately, while owner-occupiers usually need vacant possession. Since Section 21 has been abolished for private assured tenancies in England, landlords who want to sell with vacant possession must follow the correct legal route and timescales. Take advice before making promises to a buyer.
Cope & Co. can help with valuation, marketing strategy, photography, viewings, negotiation, sales progression and communication from launch to completion. A good local estate agent should do more than list your home; they should help create confidence, urgency and clarity for buyers.
The first step is understanding your budget. Speak to a mortgage adviser or lender, check your deposit, estimate moving costs and get an agreement in principle before viewing seriously. Once you know your buying position, you can search for homes that fit your budget and make stronger offers. Sellers are more likely to take you seriously if your finances are prepared.
Many buyers aim for at least 5% to 10% of the purchase price, but the right deposit depends on mortgage availability, interest rates, lender criteria, credit history and affordability. A larger deposit can sometimes improve your mortgage options. Remember to budget for Stamp Duty (at the prevailing rates), solicitor fees, surveys, removals, insurance and any immediate repairs or furniture.
A mortgage agreement in principle is an indication from a lender of how much they may be willing to lend, subject to full application, valuation and checks. It is not a guaranteed mortgage offer, but it helps show sellers you are serious. Many estate agents will ask for proof of funds or an agreement in principle before recommending your offer to a seller.
Stamp Duty Land Tax applies to many residential property purchases in England and Northern Ireland above the relevant threshold. The amount depends on purchase price, whether you are a first-time buyer, whether you own another property and whether surcharges apply. Because SDLT rules can change and calculations can be more complex for additional homes, companies, non-UK residents and shared ownership, buyers should check the current calculator or ask their solicitor.
First-time buyers may qualify for relief, depending on the property price and current rules. However, not every first-time buyer pays no SDLT, especially where the property price is above the relief threshold. Check before offering, because Stamp Duty can significantly affect your cash needed to move.
Buyers should budget for deposit, SDLT, conveyancing, searches, survey, mortgage valuation, broker fees, removals, insurance, leasehold notices if applicable and any immediate works. First-time buyers often underestimate the extras beyond the deposit. A clear budget helps avoid stress later. It also helps you decide whether to offer at asking price, below asking price or keep money back for repairs.
Conveyancing is the legal process of transferring ownership to you. Your solicitor or conveyancer checks the contract, title, searches, mortgage conditions, enquiries, deposit, exchange and completion. It protects you by identifying legal issues before you become the owner. This is especially important with leasehold homes, rights of way, extensions, planning matters and restrictions.
Common searches include local authority, drainage and water, environmental and sometimes mining or location-specific searches. Searches reveal information not always obvious from viewing, such as planning matters, highways, drainage, flood risk or contamination. Your solicitor will advise which searches are appropriate for the property and area.
A survey is strongly recommended. A mortgage valuation is for the lender’s benefit and may not give you detailed information about condition. The right survey depends on the property’s age, construction and condition. Older, extended or visibly altered homes may justify a more detailed survey.
Freehold usually means you own the property and land outright. Leasehold means you own the property for the remaining term of the lease, subject to lease terms, ground rent, service charges and management rules. Buyers should pay close attention to lease length, service charges, major works, restrictions, ground rent clauses and management company information.
Make your offer through the estate agent and include your position clearly: mortgage agreement, deposit, chain status, solicitor details and preferred timescale. A well-qualified offer can be more persuasive than a vague higher figure. Your agent will put the offer to the seller. Estate agents must handle offers properly and in line with professional obligations.
Until exchange of contracts, the sale is not legally binding. This means a seller could accept another offer, and a buyer could withdraw or renegotiate. To reduce risk, move quickly: instruct your solicitor, book your survey, submit your mortgage application and keep communication open.
Chain-free means the buyer or seller is not dependent on another property sale or purchase to complete. Chain-free transactions can be simpler and sometimes faster. However, chain-free does not guarantee success. Mortgage, survey, legal and title issues can still cause delays.
At exchange, the contract becomes legally binding, the completion date is set and the buyer usually pays a deposit through their solicitor. After exchange, pulling out can have serious financial consequences. You should not exchange until your mortgage offer, survey, searches, enquiries, buildings insurance and completion arrangements are ready.
On completion day, the purchase money is transferred, ownership changes and you can collect the keys once the seller’s solicitor confirms completion. The estate agent will release keys when authorised. Your solicitor will then deal with SDLT submission and Land Registry registration where required.
Fixtures and fittings should be confirmed in the fittings and contents form. This sets out what is included, excluded or available by separate negotiation. Check this carefully before exchange. Do not assume appliances, curtains, light fittings, sheds or garden items are included unless confirmed in writing.
Yes. New build purchases often involve reservation fees, developer deadlines, build completion estimates, warranties, snagging and sometimes leasehold or estate management charges. Mortgage offers may need careful timing if completion is delayed. Use a solicitor experienced in new build conveyancing and check the warranty, planning, roads, drainage, service charges and completion arrangements.
Yes, but you need the right mortgage, insurance and tax advice. Buy-to-let affordability is assessed differently from a residential mortgage, and landlords must comply with rental legislation from day one. Given the Renters’ Rights Act changes, new landlords should understand assured periodic tenancies, possession grounds, rent increase rules, deposit protection and safety duties before buying.
Look beyond décor. Check roof condition, windows, heating, water pressure, signs of damp, cracks, electrics, storage, parking, noise, garden orientation, mobile signal, broadband, nearby roads and local amenities. Ask about tenure, council tax, EPC rating, service charges, restrictions, boundaries, planning history and why the seller is moving.
Cope & Co. can help buyers understand local areas, arrange viewings, explain seller expectations, submit offers, liaise with solicitors and support the journey to completion. For buyers searching “houses for sale in Derby” or “Estate Agent near me”, local knowledge can make the process much easier. A good estate agent helps buyers make confident decisions while keeping the seller properly informed.
From 1 May 2026, private renters in England have stronger protections, including the end of Section 21 no-fault evictions, a move to assured periodic tenancies, clearer rent increase rules and improved rights around pets and unfair discrimination. Tenants still have responsibilities, including paying rent, looking after the property, reporting repairs and following the tenancy terms.
No. For private assured tenancies in England, landlords can no longer use Section 21 to evict without giving a reason. They must rely on a valid possession ground and follow the correct legal process. A tenant does not have to leave simply because a landlord asks informally. Court process may be required if the tenant does not leave after valid notice.
Most private renters in England are now on assured periodic tenancies, meaning the tenancy rolls on rather than being tied to a traditional fixed term. This gives tenants more flexibility and security. Your landlord or letting agent should provide written information about the key tenancy terms where required.
Under the new assured periodic tenancy system, tenants generally have greater flexibility to end their tenancy by giving the required notice. The current notice period is two months. Always give notice in writing and keep a copy. Do not simply move out without agreeing the end date, returning keys and settling rent.
Yes, but the rent increase must follow the correct legal process. From 1 May 2026, rent increases for assured periodic tenants normally require a valid Section 13 notice, and tenants may be able to challenge a proposed increase at the First Tier Tribunal if they believe it is above market rent. Do not ignore a rent increase notice. Check the date, amount, notice period and your options quickly.
Letting agents and landlords can only charge permitted payments. These include rent, a capped tenancy deposit, a capped holding deposit, certain default fees, utilities or council tax where agreed, and limited charges for tenancy changes or early termination. Fees such as referencing fees, general admin fees or compulsory check-in fees are generally not allowed unless they fall within a permitted category.
Tenancy deposits are capped under the Tenant Fees Act. The cap depends on the annual rent, and the deposit must be protected in an approved tenancy deposit scheme if it is taken for an assured tenancy. Rental levels in the East Midlands mean that the tenancy deposit is usually the equivalent of 5 weeks rent. Your landlord or agent should tell you which scheme is being used and provide the required deposit information.
A holding deposit is money paid to reserve a property before the tenancy is granted. It is capped at one week’s rent and must be handled according to the Tenant Fees Act rules. There are strict rules about whether the holding deposit is to be retained by the agnet/landlord, or repaid to the applicant if the tenancy does not proceed. Before paying, ask what checks will be carried out, when the tenancy should start and under what circumstances the holding deposit can be retained or refunded.
You can request permission to keep a pet, and landlords cannot unreasonably refuse. However, you should not move a pet in without permission if your tenancy requires consent. Landlords can consider reasonable factors such as property suitability, lease restrictions and potential damage. Put your request in writing and include useful details about the pet.
The Renters’ Rights reforms strengthened protections against blanket discrimination. Landlords and agents should not apply blanket bans against tenants with children or tenants receiving benefits. Applications should be considered fairly, using relevant affordability and suitability evidence rather than automatic exclusions.
Landlords are usually responsible for repairs to the structure, exterior, heating, hot water, sanitary installations and key services. Tenants should report repairs promptly and allow reasonable access for inspections and contractors. For urgent issues such as no heating, unsafe electrics, leaks, damp, mould or security problems, report the issue as soon as possible and keep a written record.
Report the problem in writing, include photos where helpful and keep a timeline. If the landlord or agent does not respond, follow the complaints process and consider contacting the local council’s private sector housing team for serious safety or disrepair issues. Do not withhold rent without professional advice, as this can put your tenancy at risk.
Depending on the property, tenants should receive key safety information such as gas safety details where gas is present, electrical safety information, EPC information and deposit protection details. Landlords must also comply with smoke and carbon monoxide alarm rules. If you are unsure whether something is missing, ask the letting agent in writing.
Yes. Landlords or agents in England must check adult occupiers’ Right to Rent before the tenancy starts. They should carry out checks fairly and should not discriminate based on nationality, race or background. You may be asked for documents or to use an online share code, depending on your immigration status and document type.
In most situations, landlords or agents should give reasonable notice and arrange access with you. Tenants are entitled to quiet enjoyment of their home. There may be exceptions in genuine emergencies, such as a serious leak, fire or immediate safety risk. Routine inspections and viewings should be arranged properly.
This depends on the tenancy agreement and property type. In many private rentals, the tenant pays council tax, gas, electricity, water, broadband and TV licence, unless bills are included in the rent. Always check the advert and tenancy information before signing. If bills are included, ask exactly which bills and whether there are fair usage limits.
Contact your landlord or letting agent immediately. Explain the situation, propose a payment plan and seek debt or housing advice if needed. Serious rent arrears can be a legal ground for possession, so early communication is important. Shelter notes that the Renters’ Rights Act changed some rent arrears possession rules from 1st May 2026.
You should ask permission before decorating, changing flooring, putting up shelves or making alterations. Some landlords will agree to reasonable changes, especially if the property is returned to its original condition at the end. Get permission in writing. This helps avoid deposit disputes later.
Leave the property clean, remove belongings, return keys, settle rent and bills, and take dated photos at checkout. If the landlord proposes deductions, ask for evidence such as invoices, inventory comparisons or photographs. If you disagree, you can use the tenancy deposit scheme’s dispute resolution process. Deposit schemes are designed to help resolve disputes fairly.
Cope & Co. can help tenants search for suitable rental homes, arrange viewings, explain the application process, manage referencing and support move-in. For tenants searching “properties to rent near me”, “letting agent Derby” or “best letting agent near me”, local guidance can make renting simpler and less stressful. A good letting agent should communicate clearly, explain fees and documents upfront, and help tenants understand their rights and responsibilities.