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It's usually far more effective to learn from other people experiences than is it to learn from your own mistakes. "Readers Questions" are some of the best read articles on If you would like to seek the opinions of other landlords and letting agents why not submit a Readers Questions article of your own. We will not reveal your identity if you don't want us to. Any guidance offered by Property118 members is obviously done so in good faith and at no cost. It must not be construed as professional advice, even if the person offering the guidance is professionally qualified. It's good to know that you are not alone though and a bit of guidance can often be useful. No question is a silly question. If a question has been answered before we will let you know and point you to a link. We may ask you to post your question on another thread if it's been well commented on previously by people in similar situations or we may set up a brand new thread and bring it to our readers attention by including a link in our Newsletter. It needn't cost you a penny either :) Please see the form below. If you can't see the form please CLICK HERE


Low re-valuation on refurb project


Last February I purchased my first buy to let property, a 2 bedroom mid terrace house in Lowestoft. The house had been owned by a lady for the last 58 years and was practically uninhabitable. Nevertheless, The Mortgage Works valued it at £67,500 and agreed to a 75% mortgage with no conditions of repair.  I… Read more

Rent to rent on BTL mortgaged property

Rent to rent on BTL mortgaged property

I have a friend who would like to rent me their buy to let property with a view to me using it as a small HMO.  I purchased the Property118 rent to rent lease agreement and it’s fantastic and I have used it on deals where the owner owns the property outright. However, the latest… Read more

How to stop the freeholder from building another floor on top of our block

How to stop the freeholder from building another floor on top of our block?

I bought my lovely flat because it’s on the top floor so there’s no one thundering around on top of us and because it’s quiet so I can sleep during the day, (I work shifts).  Now the freeholders, in a staggering display of greed and profiteering over the well-being of the people who actually live… Read more

Has a new tenancy been created

Has a new tenancy been created?

Has a new tenancy been created? If so should the deposit have been re-registered? My tenants were on periodic tenancy following 12 month AST. They served notice via my agent as they had found them a better house. Their last day would have been 15 Nov 2014. However, the new house fell through and as… Read more

When do Landlords need to provide an EPC

When do Landlords need to provide an EPC?

I had previously thought I only needed to provide an EPC to prospective tenants for a property which I was letting.  But Bury MBC have now told me that as a result of new Regulations introduced in 2013, I must now supply an EPC to all my tenants, irrespective of the date in which they… Read more


No ASTs but Lodgers Agreements on new HMO purchased?


I have just completed on my fourth HMO. It comes complete with six tenants all professionals and all paying rent happily. However, no ASTs , only a “Lodger’s Agreement” which is a single sheet of A4, and explicitly states on it that no tenancy has been formed by this document. I am not sure if… Read more


What percentage can you charge tenants for damages?

I have had a tenant living in one of my properties for the last 18 months. The tenant has now vacated without giving the notice period required so will be charged the notice period rent as stated in the AST. The tenant has taken the carpet in the hall and underlay and has completely destroyed… Read more


Has the conveyancer made a mistake

I purchased a property nearly 2 years ago as a btl. All has been fine. 9 months ago I had my first service charge bill with arrears from the previous leaseholder. I queried this (obviously) as it was a large sum of money – and was a bit puzzled as I knew that I had… Read more


Permitted Occupier’s rights?


My tenant has given his notice after being 3 months in arrears with his rent. However his partner [now ex-partner], who is named as Permitted Occupier, is refusing to leave the property. What rights does this PO have or can I just go and change the locks after the tenants notice expires? Many thanks John


BTL individually owned, let through a LTD Company?


It seems we may have set up a method of working that is incorrect and seek your opinion. We own several properties in husband and wife names, we then set up a Limited Company and lease these to the company for a peppercorn rent. The Limited company then lets the properties and manages them to… Read more


First buy to let offer accepted- what’s next?

Finally I have managed to secure a property as my first buy to let. I had posted previous discussions which have helped me in making an informed decision. As I have now my offer accepted, I have to send my solicitor details and start with all the formalities. But before I could dive in this… Read more

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