JWW Property Guides
Guide to Letting a Property
Everything you need to know about letting a property in the North East — from setting the right rent to managing a long, successful tenancy under the new 2026 rules.
Letting a property is a serious business. It’s a significant investment, a legal responsibility, and a commitment to the people who’ll call it home. Whether you’re letting for the first time, growing a portfolio, or an accidental landlord who’s inherited a property, our job is simple: find you the right tenant, at the right rent, and keep the whole thing running smoothly.
Step 1 of 6
Getting Ready to Let
Before the first viewing, a handful of decisions will shape your whole experience as a landlord. Let’s get these right.
Start With a Proper Rental Valuation
What your property would rent for in today’s market — not last year, not the headlines, but right now, in your postcode. Our lettings team knows the going rates for one-bed flats in the city centre, three-bed semis in the villages, and everything in between. Our lettings valuers will visit your property, walk through the market with you, and explain the 2026 regulatory changes that affect what you can charge and how.
Book a free rental valuationPick Your Service Level
Three main choices:
- Fully Managed — we handle everything. Rent collection, repairs, inspections, renewals, legal notices. You hear from us monthly.
- Rent Collection — we find the tenant and collect the rent; you manage the day-to-day.
- Tenant Find — we market, reference and sign. You take it from there.
Tell Your Mortgage Lender
If the property has a residential mortgage, you’ll need “consent to let” before you can rent it out. Many lenders charge a fee. If you’re buying specifically to let, you’ll need a Buy-to-Let mortgage.
Buy-to-let mortgage adviceUpdate Your Insurance
Standard home insurance doesn’t cover let properties. You’ll need specific Landlord Insurance, covering buildings, landlord liability, and optionally loss of rent. Ask us about rent guarantee insurance too.
Understand the Tax Position
Rental income is taxable. You can offset allowable expenses (insurance, maintenance, lettings fees, some finance costs). If the property isn’t your main home, there’s Capital Gains Tax to think about on sale. Speak to an accountant early.
Step 2 of 6
Compliance and Safety
Letting a home comes with serious legal obligations. Get these right before the first viewing — a compliant property is a lettable property.
The Four Essential Certificates
Before any tenant moves in, you need:
- Gas Safety Record — annual, if any gas appliances. Carried out by a Gas Safe registered engineer.
- EICR — Electrical Installation Condition Report, valid five years. A registered electrician assesses the installation.
- EPC — valid ten years. Must be Grade E or above to let legally.
- Legionella risk assessment — a simple written assessment of your water system.
Alarms
Smoke alarms on every storey, carbon monoxide alarms in every room containing a fuel-burning appliance. Test them on the day the tenancy begins — and document it.
Your Pre-let Checklist
Everything to have in place before the first tenant moves in:
- Gas Safety Record: current certificate, one copy to the tenant within 28 days.
- EICR in place: copy given to the tenant before move-in.
- EPC Grade E or above: displayed on the listing and given to the tenant.
- Smoke alarms: tested and working on tenancy start day.
- CO alarms: in every room with a fuel-burning appliance.
- Legionella assessment: document your water-system check.
- Right to Rent scheme: prepared to verify every adult occupant.
- Deposit scheme chosen: DPS, TDS or mydeposits.
- How to Rent guide: latest edition ready to issue to tenants.
- HMO licence (if applicable): check with your local authority.
- Furniture fire-safety labels: if you leave any soft furnishings.
- Clean and decorated to let: neutral, professionally cleaned, lightbulbs working.
Step 3 of 6
Marketing and Finding Tenants
Getting your property in front of the right tenants, quickly, and with a minimum of void. Our specialist lettings marketing does exactly that.
Photography That Gets Clicks
Tenants scroll through dozens of listings in minutes. Great photography is the difference between being viewed and being ignored. Every JW Wood listing uses a professional photographer, a detailed floorplan, and written description tailored to the kind of tenant your property will suit best.
Where Your Property Appears
Your listing goes out across:
- Rightmove and OnTheMarket premium listings.
- jww.co.uk and our five branch windows.
- Alerts to our registered tenant database.
- Social media — Facebook, Instagram.
- To-Let board (subject to your preference and local rules).
Accompanied Viewings, as Standard
You don’t have to play tour guide. We accompany every viewing on your behalf, answer questions, gather genuine feedback, and report back promptly. It’s safer, more professional, and generates much better tenant interest.
Our Registered Tenant List
Many of our lettings agree before a property even hits the portals, thanks to the database of active tenants we’ve built up over the years. When we take on your property, we check that list first.
New Rules From 1 May 2026
The Renters’ Rights Act 2025 changes how rental marketing works:
- Rental bidding wars are banned — advertise a rent, and don’t accept offers above it.
- You can’t refuse tenants with children or on benefits.
- Pet requests must be considered on the merits — blanket “no pets” is no longer allowed.
- Marketing must clearly state the advertised rent.
Step 4 of 6
Referencing and Agreements
An application has arrived. Now comes the important bit: checking your prospective tenant properly, and getting the agreement right first time.
Tenant Referencing
We use a specialist referencing provider to check every applicant thoroughly:
- Credit history and affordability.
- Employment and income verification.
- Previous landlord references.
- Right to Rent immigration check.
Holding Deposit
Once an applicant is agreed, they pay a holding deposit — capped by law at one week’s rent. This takes the property off the market while checks are completed, and is either credited to the first rent or refunded.
Rent Guarantee (Optional)
For added peace of mind, rent guarantee insurance covers you for unpaid rent and legal costs if things go wrong. We can arrange this for you as part of the referencing process.
The Tenancy Agreement
From 1 May 2026, all new tenancies are Assured Periodic Tenancies — rolling month to month, with no fixed term. We use an updated, fully compliant JWW tenancy agreement.
The Written Statement of Key Terms
For tenancies starting 1 May 2026 or later, you must give your tenant a written statement covering the key terms of the tenancy before they move in. Our agreement meets this requirement in full.
Deposit and Rent in Advance
Deposit is capped at five weeks’ rent (six if the annual rent is over £50,000). Rent in advance is capped at one month under the new rules. We protect every deposit in an approved scheme within 30 days and serve the prescribed information to your tenant.
Step 5 of 6
Ongoing Management
A good tenancy is a long tenancy. Staying on top of rent, repairs and inspections keeps both sides happy and protects your investment over time.
Rent Collection
We set up a standing order from day one, monitor every payment, and chase any late rent the day it becomes overdue. Rent is transferred to your account with a clear statement, monthly.
Repairs and Maintenance
Tenants report issues to us, not to you at weekends. We triage every report, quote as needed, and either act immediately (emergencies) or check with you first. Our panel of vetted tradespeople know the portfolio and respond quickly.
Periodic Inspections
For Fully Managed properties, we inspect every six months and send you a written report with photographs. It lets us catch small issues before they become big ones.
Rent Reviews via Section 13
From 1 May 2026, rent can only be increased once per year, through a formal Section 13 notice, with at least two months’ notice. We’ll advise on what the local market supports, and handle the paperwork correctly.
Retaining a Good Tenant
With fixed terms abolished, “renewal” in the old sense disappears — tenancies simply roll on unless either side gives notice. The best way to keep a tenant long term? Look after the property, respond fast, and treat them fairly.
Your MyJWW Portal
Log in anytime to see statements, certificates, works orders, inspection reports, and the status of your tenancy. Everything in one place.
Step 6 of 6
Your 2026 Obligations
Being a compliant landlord means ticking every box, every time. These are the key legal duties, updated for the Renters’ Rights Act 2025 which takes effect on 1 May 2026.
Required Safety Certificates
What you need, and how often:
- Gas Safety Record (CP12): annually.
- Electrical Installation (EICR): every 5 years.
- Energy Performance (EPC, Grade E+): every 10 years.
- Smoke and CO alarms tested: every tenancy start.
New From 1 May 2026
What changed when the Act came into force:
- Section 21 abolished — Section 8 with grounds only.
- ASTs abolished — all new tenancies are Periodic.
- Rent in advance capped at 1 month.
- Rent rises once/year via Section 13 only.
- Rental bidding wars banned.
- Pet requests must be considered.
- No discrimination against children/benefits.
- Written statement of key terms required.
Still Applies
The duties you already had:
- Deposit cap: 5 weeks’ rent (6 if £50k+).
- Protected in approved scheme within 30 days.
- Prescribed information within 30 days.
- Holding deposit capped at 1 week.
- Right to Rent check on every adult.
- “How to Rent” guide to every tenant.
- EPC Grade E or above required.
- HMO licence if applicable.
Existing Tenancies — Act by 31 May 2026
If your tenancy started before 1 May 2026, you must serve the government’s Information Sheet to your tenants between 1–31 May 2026. Fines up to £7,000 per offence. Our managed landlords have this handled automatically.
An Introduction, Not Advice
This guide is intended as a general introduction to letting residential property in England. It is not financial, legal or tax advice. The Renters’ Rights Act 2025 continues to be implemented in phases; always confirm current rules with an accredited lettings professional or at gov.uk before acting.
Opening doors since 1910
A century of matching landlords and tenants
JW Wood has been letting homes across County Durham and Darlington since 1910. Five branches, one local family, and a dedicated lettings team who live and breathe the villages, towns and cities we serve. We’re ARLA Propertymark protected, so your rent and deposits are held to industry-leading standards.