Two-thirds of landlords uncover secret subletting by tenants
12:01 AM, 3rd October 2025, 7 months ago
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More than two-thirds of the UK’s landlords have caught tenants letting out their homes without consent, research reveals.
However, according to Direct Line business insurance, many of them say they are open to subletting if approached first.
The insurer says it found that 68% of landlords had discovered their property being rented out by tenants without permission.
The most common reason for making the discovery was from neighbours noticing ‘unusual activity’ (31%).
That’s followed by routine inspections (28%) and complaints about noise or damage (24%).
Not all landlords are opposed
The head of landlord at Direct Line, Jonny McHugh, said: “Our research shows that not all landlords are opposed to subletting, but the security of knowing who’s living in their property and that the right checks are in place are important.
“In this case, being upfront with tenants about what is allowed, and putting clear agreements in writing, can help prevent misunderstandings and protect everyone involved.”
He added: “As always, having open communication with the tenants is a great way to create a safer, more trusting renting environment for both landlords and tenants.”
1 in 5 found on platforms
The research also found that one in five landlords discovered their property was being sublet on platforms such as SpareRoom, Airbnb or Gumtree.
Almost one in six uncovered evidence through social media checks.
Landlords remain wary about subletting with 43% conducting six-monthly checks and three-quarters visiting their property at least once a year.
Nearly two-thirds of those who had uncovered a secret sublet said it had happened within the past year.
What to do with a sublet
When faced with an unauthorised sublet, landlords have taken varied approaches: a third issued formal warnings, 30% reported cases to agents and 27% allowed the sublet to continue under a new agreement.
A quarter of landlords either ordered subtenants to leave (27%) or began eviction proceedings (25%).
Some chose to raise rent or impose fees (22%).
To tighten controls, 77% have updated tenancy agreements and added penalties for unauthorised subletting (35%).
Other clauses include mandatory approval for guests or subletters staying longer than a set period (34%), and clearer wording around rules (28%).
Almost four in 10 added clauses explicitly banning subletting without written permission, though 10% have made no changes.
Some would allow subletting
Despite concerns, more than half (53%) would consider allowing subletting under certain conditions.
These include clear terms and insurance (16%), subtenant vetting (13%), reference and credit checks (13%) and limiting short-term sublets to specific times such as summer breaks (11%).
However, not all are willing to compromise as one in five (18%) feel subletting undermines control of their property, while 8% said they had negative personal experiences or knew of other landlords who had.
Tags:
landlord property checks, rental agreements UK, tenant subletting rules, UK landlords subletting, unauthorised subletting UK
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Member Since January 2023 - Comments: 145
10:07 AM, 3rd October 2025, About 7 months ago
We suspect some tenants are creating unlicensed HMOs. Bizarrely this isn’t the case if all of the newcomers are said to be cousins of the authorised tenant.
Member Since January 2016 - Comments: 473
10:46 AM, 3rd October 2025, About 7 months ago
Is there some clause that can be added to a tenancy that holds up legally that would make it extremely unattractive to tenants to sublet?
Eg If you sublet you must pay quadruple rent?
Member Since March 2018 - Comments: 184
11:49 AM, 3rd October 2025, About 7 months ago
1) If the tenant sublets to non relatives without the approval of the landlord, can the LL be fined successfully for operating an unregistered illegal HMO. ?? 2) If the LL registers the property as an HMO because of the subletting, is s/he allowed to raise the rent more than inflation and do so even if less than 12 months since the s13 was issued?
Member Since June 2019 - Comments: 785
12:00 PM, 3rd October 2025, About 7 months ago
Reply to the comment left by Peter G at 03/10/2025 – 11:49
1. Probably as a landlord is expected to be aware of their tenants – the right to rent checks would seem to be a grey area.
2. I am sure the local authority would issue a fine for having an unlicensed HMO rather than just issue a licence – there are loads of extra hoops for an HMO which would cost several thousands to implement even if approved and I suspect that all of these extras will be missing from your property.
Member Since September 2018 - Comments: 3550 - Articles: 5
12:18 PM, 3rd October 2025, About 7 months ago
Reply to the comment left by Paul Essex at 03/10/2025 – 12:00
1. Being aware of the tenants for whom you entered a TA with is one thing (this includes showing you have carried out all the checks to prove YOUR legal compliance), but it is unreasonable to expect a LL to carry out any other RTR checks on anyone else because by default you have not agreed to anyone else living there. Unless you have evidence to show the T is actively subletting or anyone else is living there (as opposed to visiting) there is bugger all you can do. If they turn round and say they are family visiting you are not even in a legal position to ask for their ID either.
2. The LA of course will happily threaten to fine you for having an unlicenced HMO – but remember to do that they also have to prove their claim. Difficult for them to do given all the above. What evidence can they provide exactly?
Member Since October 2020 - Comments: 1186
5:54 PM, 3rd October 2025, About 7 months ago
Reply to the comment left by Contango at 10:07
If the “cousins” give you a written and signed statement of their relationship to each other, you would have some protection from prosecution or a RRO if it later turned out they were lieing. However, the council would then make you apply for an HMO licence.
If tenants sublet/underlet without consent, they will be liable for any fine or prison term if there are R2R issues up to the point where you know undeniably that this is the case. Then you would share the liability.
Member Since January 2023 - Comments: 145
9:03 PM, 3rd October 2025, About 7 months ago
Unofficial subletting is an endemic problem. If you are letting to people from abroad particularly, and thry say my cousins or half siblings are staying with me, there is not really much that can be done about it. They are allowed “houseguests”. Prior to the days of licensing we rrally wouldnt dusturb tenants paying the rent other than for GSC and genuinely wouldnt know about this sort of thing.