Safety & Regulations Guide

At Let by Jacksons, we understand that preparing a property for letting involves various important considerations to ensure a smooth tenancy and compliance with legal requirements. We have provided a summarised overview below, and should you require further advice or assistance on any specific matter, please feel free to contact us.

the property

As property managers, it is our responsibility to cultivate this relationship. We believe that tenants should feel comfortable and satisfied in their temporary homes, knowing that they are receiving value for their rental investment.

One of the key factors in achieving this is ensuring that the properties we manage are well-presented and maintained to a high standard. Properties that are in good decorative order and well-maintained not only enhance the tenant’s living experience but also have the potential to command higher rental prices. Tenants are more likely to appreciate and take better care of a property that is presented in such a manner.

We ensure that the electrical, gas plumbing, waste, central heating, and hot water systems are in a safe, sound, and good working condition. Any necessary repairs and maintenance associated with these systems are typically covered by the landlord, unless misuse by the tenant can be established.

In addition to the functional aspects, we also recognize the importance of maintaining a visually appealing living space for tenants. Interior decorations play a significant role in creating a pleasant atmosphere. Therefore, we recommend that interior decorations are kept in good condition and preferably feature plain, light, and neutral colors. This approach allows tenants to personalize the space according to their preferences while maintaining a clean and welcoming aesthetic.

By ensuring the safety and functionality of essential systems and promoting well-maintained interior decorations, we aim to provide tenants with a comfortable and enjoyable living experience. Our team is committed to working closely with landlords to address any necessary repairs or maintenance and to advise on best practices for interior aesthetics.

We understand that each property is unique, and the decision to let it fully furnished, part furnished, or unfurnished depends on various factors, including the property type and local market conditions. We are here to provide expert advice and guidance to help you make an informed decision regarding the furnishing of your property.

Whether you choose to furnish your property or not, we recommend ensuring that certain essential items are provided. These include decent quality carpets, curtains, and light fittings. These elements contribute to creating a comfortable and functional living space for tenants.

It’s important to keep in mind that there will be normal wear and tear on the property and any items provided. Our team can assist you in setting appropriate expectations and establishing guidelines to manage and address potential maintenance and replacement needs.

Our goal is to help you maximize the appeal and rental value of your property. We can assess the specific requirements and preferences of the local rental market to determine the most suitable furnishing approach.

To ensure a smooth and hassle-free tenancy, we recommend that personal possessions such as ornaments, pictures, books, and other items of sentimental or significant value are removed from the premises. This includes any items that hold personal meaning to you as the landlord.

By clearing the property of personal possessions, you create a clean and neutral space for tenants to make their own. This helps them envision their own belongings and feel more at home during their tenancy.

If there are certain items you wish to keep but not have on display, we suggest boxing them securely, sealing the boxes, and storing them in the loft or another designated area. However, please note that storing personal possessions in the property, including the loft, is done at the owner’s risk.

Furthermore, it is essential to leave all cupboards and shelf spaces clear and available for the tenants to use. This ensures they have ample storage space for their belongings and can settle into the property comfortably.

To ensure an attractive and well-maintained outdoor space, it is important to leave the garden in a neat, tidy, and rubbish-free condition, with lawns cut before the commencement of the tenancy.

During the tenancy, tenants are generally responsible for maintaining the gardens to a reasonable standard, provided they have access to the necessary tools. However, it’s important to note that not all tenants may have extensive gardening experience, particularly if the garden is large or requires specialized care.

If you value your garden and want to ensure it receives proper attention, especially for larger or more intricate landscapes, we can arrange visits from our regular gardener. Our experienced gardener will ensure that your garden is professionally maintained, keeping it in excellent condition throughout the tenancy.

It is a requirement that the property is thoroughly cleaned and in a presentable condition at the start of the tenancy. Similarly, at the end of the tenancy, it is the responsibility of the tenants to ensure that the property is left in a similar clean and tidy condition.

If the tenants fail to meet this obligation and leave the property in a substandard condition, we will arrange for professional cleaning services to restore the property to the required standard. The cost of cleaning will be deducted from the tenant’s deposit or billed to them directly.

We understand the importance of maintaining cleanliness and hygiene standards in rental properties. Our aim is to ensure that both landlords and tenants have a smooth and hassle-free experience. By clearly outlining these expectations and addressing any cleaning issues, we can help maintain the property’s condition and uphold a high standard for all parties involved.

Providing clear and helpful information to tenants will ensure they can comfortably settle into their new home.

This information pack could include guidance on operating the central heating and hot water system, using appliances such as the washing machine, and understanding the alarm system if applicable. Additionally, please provide information regarding waste management, including the designated collection days for refuse and recycling.

Our goal is to make the transition as smooth as possible for the tenants, allowing them to easily navigate and utilize the amenities and systems within the property. Should any questions or concerns arise during their tenancy, we will be readily available to provide further assistance and support.

By providing informative materials, we aim to foster a positive tenant experience and promote a harmonious living environment.

Ensuring that tenants have appropriate access to their rented property is of utmost importance to us. As part of our service, we request that landlords provide one set of keys for each tenant named in the tenancy agreement. This allows for smooth move-in and convenient access to the property.

In cases where we are managing the property, we take responsibility for arranging additional duplicate keys as needed. This ensures that both tenants and our management team have appropriate access to the property for necessary inspections, maintenance, or emergencies.

By providing an adequate number of keys, we prioritize convenience and security for both tenants and our management team. It allows for efficient coordination and prompt assistance when required. Rest assured, we handle all keys with care and in compliance with applicable privacy and security measures.


If your property is subject to a mortgage, it is essential that you seek written consent from your mortgage lender before proceeding with the letting. Mortgage lenders typically require landlords to obtain permission for letting the property, as it may involve specific clauses or conditions that need to be incorporated into the tenancy agreement.

When seeking consent from your mortgage lender, it is important to inform them of your intention to let the property and provide them with all the necessary details. They may require additional clauses or provisions to be included in the tenancy agreement to protect their interests.

If you are a leaseholder and considering letting your property, it is crucial to review the terms of your lease agreement. Leases often contain specific provisions and restrictions regarding subletting or letting the property to tenants. To ensure compliance and avoid any potential breaches of your lease, it is essential to obtain any necessary written consent before proceeding with the letting.

We recommend thoroughly examining your lease agreement and identifying any clauses or requirements related to subletting or letting. If there are specific conditions or restrictions outlined, such as obtaining consent from the freeholder or management company, it is important to follow the prescribed procedure.

Obtaining written consent typically involves submitting a formal request to the relevant party, providing details about the proposed tenancy and the prospective tenant. The process may involve certain fees or administrative requirements, which should be clarified in your lease agreement.

As your property management service provider, we can assist you in navigating this process and ensuring compliance with the terms of your lease. Please provide us with a copy of your lease agreement and any necessary information related to seeking consent, so we can guide you through the necessary steps.

By adhering to the lease requirements and obtaining the proper consent, you can proceed with confidence, knowing that you are acting in accordance with the terms of your lease and maintaining a positive relationship with the freeholder or management company.

It is crucial to review your existing buildings and contents insurance policies to ensure that you are adequately covered for letting your property. Failing to inform your insurers about your intention to let the property may result in the invalidation of your policies, leaving you exposed to potential risks and liabilities.

We strongly recommend contacting your insurance provider to update them about your plans to let the property. They will guide you on any necessary adjustments or additions to your insurance coverage. Informing them about the change in occupancy and obtaining their consent will help ensure that you have appropriate protection in place.

In addition to standard buildings and contents insurance, there are specialized insurance options available for landlords that provide additional coverage and protection. These include Landlords Legal Protection, Rent Guarantee Cover, and Landlords Contents and Buildings Insurance. Depending on your specific needs and circumstances, these additional policies can offer valuable safeguards and peace of mind.

As your property management service provider, we can offer expert advice and assistance in understanding these insurance options. We can help you assess your insurance requirements and connect you with reputable insurance providers who specialise in landlord insurance. Our aim is to ensure that you have comprehensive coverage tailored to your needs as a landlord.

To streamline the payment process and ensure timely settlement of regular outgoings related to your property, we advise setting up standing orders or direct debits for expenses such as service charges and maintenance contracts. This approach helps ensure that payments are made promptly, avoiding any potential delays or disruptions.

If you have engaged our property management services, we can offer an additional convenience by handling certain bill payments on your behalf. This arrangement would require prior written agreement between both parties. To facilitate this, we would need the bills to be addressed in your name and delivered to our office. It is important to maintain sufficient funds in your account with us to cover these expenses.

By entrusting us with the responsibility of managing bill payments, you can enjoy the convenience of having these tasks taken care of on your behalf. We will ensure that the necessary funds are allocated and disbursed for the designated expenses, subject to the terms and agreement we have established.

As part of our comprehensive property management services, we will take care of important tasks such as transferring the Council Tax and utility accounts to the Tenant’s name. To ensure a smooth transition, we will arrange for meter readings to be taken, facilitating the closing of your gas and electricity accounts.

Rest assured, we will handle these matters on your behalf, except for British Telecom (BT) services. BT requires instructions directly from both the Landlord and the Tenant regarding the transfer of the account. As the Landlord, you will need to contact BT to inform them of the change in tenancy and provide any necessary instructions. Similarly, the Tenant should also notify BT if they wish to continue or establish their own account with them.

By taking care of these administrative tasks, we aim to alleviate the burden of managing these transitions, allowing you to focus on other important aspects of property ownership. Should you require any further assistance or guidance in handling these matters, please don’t hesitate to reach out to us. We are here to ensure a smooth and hassle-free experience for both you and your Tenants.

As a responsible property management company, we want to ensure that all landlords fulfill their tax obligations in the UK. If you are a resident in the UK, it is your sole responsibility to inform the Revenue & Customs regarding any rental income you receive and to pay any applicable taxes.

However, if you are a non-UK resident during the tenancy period, you will need an exemption certificate from the Revenue & Customs to receive rental balances without tax deductions. We understand the complexities involved in this process, and if we are managing your property, we are here to provide advice and assistance on how to apply for such exemption.

Our team can guide you through the necessary steps and provide the relevant information to help you with your application. It is important to comply with the tax regulations to avoid any potential penalties or issues in the future.

We understand the importance of having a thorough inventory and schedule of condition in place to protect both landlords and tenants. It serves as a crucial document to avoid any misunderstandings or disputes regarding the condition of the property and its contents at the end of the tenancy.

To provide you with a complete service, we can arrange for a member of our staff to prepare an inventory and schedule of condition for your property. This comprehensive document will itemise the contents of the property and describe their condition, ensuring that both parties have a clear understanding of the property’s state before the tenancy begins.

In general, most tenancies fall under the category of Assured Shorthold Tenancies (ASTs) if certain conditions are met. These conditions include the rental amount being below £25,000 per year and the property being let to private individuals. ASTs typically have an initial fixed term of 6 to 12 months.

Once the fixed term of the tenancy agreement has expired, the landlord has the right to regain possession of the property by providing the tenant with a written notice period of at least two months. This notice period allows the tenant time to make alternative arrangements. However, it’s important to note that specific legal requirements and notice periods may vary, so it’s advisable to seek professional advice or refer to the relevant tenancy laws applicable in your area.

In situations where the tenant has accumulated at least two months or eight weeks of rental arrears, the landlord can seek a possession order through the court. This legal process can help the landlord regain possession of the property if the tenant has failed to meet their rental obligations.

Health, safety
and legal

As the owner (landlord) of the property, you have certain responsibilities that need to be fulfilled. If you have engaged a property management company to handle the management of your property, they will take on these responsibilities on your behalf. Here are some of the key requirements.

Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a competent engineer (e.g. a CORGI registered gas installer).

Maintenance: There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times.

Records: Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken.

Copies to tenants: A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences, or to each existing tenant within 28 days of the check being carried out.

Having regular electrical inspections conducted by a qualified electrician and obtaining an Electrical Installation Condition Report (EICR) can help identify any potential hazards or faults in the electrical system. This allows for timely repairs or maintenance to be carried out, minimizing the risk of electrical accidents or emergencies.

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Items which comply will have a suitable permanent label attached. Non-compliant items must be removed before a tenancy commences.

By taking proactive measures to install and maintain smoke alarms and carbon monoxide detectors, landlords and their agents can significantly reduce the risk of fire-related incidents and protect the well-being of their tenants. It is also important to document the installation and regular maintenance of these safety devices as part of your property management records.

If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules apply. Learn more here:

The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities. For further information visit

for landlords

We are able to suggest a variety of insurance policies for both landlords and tenants, including the following.

Covers the rebuilding of your property following loss or damage caused by fire, aircraft, smoke, malicious persons (including tenants), accidental damage to bathroom fixtures & fittings and glass, lightning, explosion, collision or impact, falling trees and earthquake, theft (by forcible means), subsidence, riot/civil commotion, storm, flood, escape of water or oil leakage and loss of rent up to 20% of the sum insured following damage. Also includes property owner’s liability.

Where the property is let unfurnished limited contents cover is available; this generally provides cover for the following items: Carpets, Curtains, Sun Blinds, Light Fixtures & Fittings, and Kitchen White Goods. Cover an be on a new for old basis and also includes landlord’s liability.

Cover can be on a new for old basis for loss or damage caused by fire, aircraft, smoke, malicious persons, lightning, explosion, impact, theft (by forcible means), subsidence, riot/civil commotion, storm, flood, escape of water or oil leakage, breakage of mirrors or glass in furniture, replacement of locks following theft of keys, and loss of rent up to a given percentag of the sum insured following damage. This can also includes landlord’s liability.

You may be unable to collect the rent, your tenants may damage or remove your personal possessions, or they may cause a nuisance to your neighbours. All these problems can be resolved by legal action but this is expensive. You can get cover to include all of your legal expenses up to a set figure and even with no policy excess to pay.

This policy provides total peace of mind for landlords. Cover includes the rent you are expecting from your property until vacant possession is obtained for up to 12 months (excluding the first month’s lost rent). Additionally, cover includes 50% of the rent for up to 3 month’s after possession is obtained whilst a new tenant is found. All related legal expenses are included.

for landlords

With a longer-term residential let, you can benefit from several advantages. First and foremost, it provides you with a reliable and consistent rental income, offering financial security and peace of mind. Additionally, you won’t have to deal with the uncertainties and challenges of the fluctuating holiday let market.

Make a smart decision for your investment and consider the security and stability of a longer-term residential let.

With our extensive local experience and independent status, we are well-equipped to offer valuable guidance and unbiased advice in the field of property. Whether you’re seeking assistance in determining the ideal type of property or the most suitable location, we can provide practical insights tailored to your needs.

Our expertise extends to helping you navigate the complex landscape of lenders and financing options. We can offer recommendations on reputable lenders and help you explore financing solutions that align with your unique circumstances. By assessing factors such as interest rates, loan terms, and eligibility criteria, we strive to ensure you make informed decisions about your investment.

Furthermore, we are pleased to offer complimentary pre-purchase guidance. This service aims to provide you with essential information and strategic advice before you make any property-related commitments. Our goal is to empower you with the knowledge and insights necessary to make confident choices.

Rest assured that our advice is impartial and aimed at assisting you in making well-informed decisions. We understand that property investments are significant undertakings, and we are committed to guiding you through the process with expertise and transparency.

Please note that while we provide valuable guidance, it’s important to conduct your own due diligence, consult with relevant professionals, and consider your personal circumstances before finalising any property-related decisions.

Whether you require minor touch-ups or a comprehensive refurbishment, we offer a wide range of services to help prepare your property for letting. Our expertise covers various aspects, including redecoration, repairs, carpeting, curtaining, and furnishings.

Our team can handle the entire process, from coordinating the necessary work to supervising the execution. We work closely with trusted local suppliers and skilled tradespeople, ensuring competitive pricing and delivering high-quality workmanship.

If your property requires redecoration, we can assist in selecting suitable color schemes and finishes that enhance its appeal. Our experienced professionals will carry out the painting, wallpapering, and other decorative tasks to transform the space.

When it comes to repairs, we have access to reliable contractors who can address any issues promptly and efficiently. Whether it’s fixing plumbing or electrical systems, repairing structural elements, or resolving maintenance issues, we ensure that the necessary work is completed to a satisfactory standard.

Additionally, we can help with carpeting, curtaining, and furnishings to create an inviting and comfortable living space for prospective tenants. Our network of suppliers offers a wide selection of quality options to suit different budgets and styles.

With our comprehensive range of services and strong relationships with local suppliers and tradespeople, we strive to streamline the process of preparing your property for letting. Our aim is to achieve excellent results while ensuring cost-effectiveness and timely completion.

Please note that the specific services provided may vary depending on your requirements and the condition of the property. We are dedicated to tailoring our solutions to meet your individual needs and deliver a well-presented property ready for tenancy.

Thank you for considering our services. We hope the information provided has been helpful to you. If you have any further questions or require clarification on any aspect, please don’t hesitate to ask. We are here to assist you and provide the necessary support in the letting and management of your property.

Our dedicated team is committed to delivering a professional and reliable service, ensuring a smooth and hassle-free experience for both landlords and tenants. We understand the importance of effective communication and aim to keep you informed and involved throughout the process.

We value the opportunity to work with you and look forward to establishing a successful partnership in the management of your property. Rest assured, we will prioritise your needs and strive to achieve the best possible outcomes.