What’s the difference, and which is best for your tenancy? A guarantor can make the difference between a tenancy going ahead and an otherwise suitable applicant being turned away. But while personal guarantors have traditionally been the most familiar option, professional guarantor services are offering tenants and landlords another way forward. For letting agents, understanding the differences between the two is becoming increasingly important, particularly as rising rents, changing financial circumstances and the Renters’ Rights Act reshape the private rented sector. So, what are the advantages and limitations of each, and how can agents help landlords make the right decision? Why might a tenant need a guarantor? Landlords may ask for a guarantor where they want additional financial reassurance before agreeing to a tenancy. This could be because an applicant doesn’t meet the usual affordability criteria, has a limited credit history or if their income is difficult to assess through traditional referencing. Students, people starting their careers, self-employed applicants and those moving to the UK may all find themselves in this position. However, needing a guarantor doesn’t necessarily mean someone is a high-risk tenant; they may have a reliable income and a good rental history, but their circumstances don’t fit neatly into standard referencing requirements. But, having a guarantor provides an additional layer of security, offering landlords a safety net if the tenant doesn’t pay their rent, or leaves the home with damage. However, the type of guarantor, and the protection they provide vary. The traditional approach: Personal guarantor A personal guarantor is often a family member or close friend who agrees to take financial responsibility if a tenant fails to pay their rent or meet other obligations covered by the guarantee. For many tenants, asking a parent or relative to act as guarantor is a straightforward solution, particularly where that person has a stable income and meets the landlord’s affordability requirements. Personal guarantors are familiar to most letting agents, and where the appropriate checks and documentation are in place, they can provide valuable reassurance. However, there can be potential complications. Firstly, not every tenant has someone they can ask; even where a relative or friend is willing to help, they may not meet the required financial criteria. For example, a retired parent may own their home outright but without regular income, may not meet the affordability assessment. There is also the question of whether personal guarantors fully understand the commitment they’re making. Depending on the terms of the agreement, their liability could extend beyond unpaid rent to other tenancy obligations, potentially continuing for a considerable period. Where a guarantor has agreed to joint and several liability, the financial consequences can be particularly significant. For letting agents, it’s essential that personal guarantors understand the agreement, have been appropriately assessed and have signed legally effective documentation. And if something does go wrong, recovering money from an individual can be challenging, particularly if their circumstances have changed or they become difficult to contact. An alternative route: Professional guarantor A professional guarantor provides a similar form of financial reassurance, but through a specialist organisation rather than an individual. Instead of asking a family member or friend to accept personal liability, the tenant pays a fee to a professional provider, which agrees to act as guarantor. This can be particularly useful for tenants who don’t have access to a suitable personal guarantor – such as if they’re an overseas student. It can also remove the awkwardness of asking someone close to them to take on a potentially substantial financial commitment. Meanwhile, for landlords, a professional guarantor can provide a more structured approach to managing risk, with much more straightforward arrangements for dealing with claims. Professional guarantor services tend to be insurance-backed, offering additional reassurance about the financial protection available. However, not all products provide the same cover, so it’s important to understand exactly what’s included. Personal vs professional guarantors: what should agents consider? A personal guarantor may be perfectly suitable where a tenant has a willing family member who meets the necessary criteria and understands the responsibilities involved. But where no suitable individual is available, a professional guarantor may offer a practical alternative. There are several important differences to consider. How does the Renters’ Rights Act affect guarantors? The Renters’ Rights Act has introduced significant changes to the way tenancies operate in England, including the move away from fixed-term assured tenancies and restrictions on rent in advance. These changes make it particularly important to consider how guarantor arrangements work over the lifetime of a tenancy. For personal guarantors, it reinforces the importance of explaining the potential duration of their commitment. For professional services, agents should check how long the protection lasts, whether it renews and what happens if the tenancy continues beyond the initial period of cover. The changes to rent in advance also make it useful for tenants to understand the alternatives available when a landlord wants additional financial reassurance. However, a guarantor should never be treated as a substitute for appropriate referencing or a way to avoid statutory requirements. What should agents look for in a professional guarantor service? With different products available, it’s important to look beyond the headline promise of a guarantee. One of the first questions is whether the service is insurance-backed and what financial protection is actually provided. Does it cover rent arrears? Are there provisions for property damage or legal expenses? What are the limits and exclusions? Agents should also consider how claims are handled, what evidence is required and how quickly the provider responds. Another important consideration is the duration of the agreement; with assured tenancies now operating on a periodic basis, a product that only provides protection for a limited period would need to be renewed or replaced for cover to still be in place. It’s also worth checking what happens if the tenant’s circumstances change or the tenancy continues for several years. And of course, the cost and eligibility criteria should be clearly explained to the tenant. A professional guarantor can provide valuable

Making moving more affordable Moving home is exciting. It’s the start of a new chapter and, for many tenants, an opportunity to move into a home that better suits their lifestyle or circumstances. But unfortunately, it’s also expensive. Before they’ve even unpacked their first box, tenants may have paid a holding deposit, a tenancy deposit, the first month’s rent, removal costs and a variety of other expenses, from broadband set-up to household essentials. At the same time, landlords face pressures of their own. Rising repair costs, increasingly sophisticated tenancy fraud, affordability concerns and ever more complex legislation mean that protecting their investment has never been more important. But these two challenges shouldn’t conflict with each other. There should be ways to make moving more affordable for tenants without asking landlords to accept greater financial risk. Using technology, faster processes and better support can simplify the moving journey while maintaining the robust checks and safeguards landlords rightly expect. In many cases, improving the tenant experience also improves outcomes for landlords and letting agents. So, how can agents make moving simpler, faster and more affordable without increasing risk? Why has moving become so expensive? For many tenants, it’s not just the monthly rent that costs a lot of money. It’s everything that comes before it. While tenancy deposits and the first month’s rent are the most obvious costs, they’re not the only ones. Removal vans, storage, broadband set-up, cleaning products, replacement furniture, travel costs and even time off work to deal with all the administration can place additional pressure on household budgets before the move has even taken place. Although legislation limits the amount landlords can take for tenancy deposits and holding deposits, moving home still costs a lot of money upfront, particularly in areas where rents are higher. And these costs often arrive all at once, making affordability one of the biggest barriers to moving home. However, reducing these pressures doesn’t have to come at the expense of landlord protection. Why landlord protection still matters While it’s important to recognise the financial pressures tenants face, landlords also take on significant risk every time they rent a property out. A rental property is often worth hundreds of thousands of pounds and generates an income that many landlords rely upon to meet mortgage payments, maintenance costs and other financial commitments. Therefore, choosing the wrong tenant, or failing to identify warning signs during the application process, can have serious financial consequences. Robust tenant referencing remains one of the most effective ways to reduce these risks. Verifying identity, assessing affordability, confirming employment and identifying potential fraud all help landlords make informed decisions before a tenancy begins. However, additional services, such as Professional Guarantor, Rent and Legal Protection and Tenant Home Insurance, can provide further reassurance when unexpected situations arise. The aim shouldn’t be to remove these safeguards in an attempt to reduce upfront costs. Instead, it’s about making the process more efficient, removing duplication, embracing digital technology and helping tenants access practical support throughout their moving journey. Protecting landlords and supporting tenants aren’t opposing objectives. After all, they’re two sides of the same successful tenancy. Practical ways to make moving easier Fortunately, there are plenty of opportunities for letting agents to improve the moving experience without compromising protection for landlords. Helping tenants save money on the wider cost of moving Making moving more affordable doesn’t always mean reducing tenancy costs. Often, it’s about helping tenants spend less on everything else that comes with moving home. We can provide practical support for tenants that extends well beyond the tenancy agreement itself, helping tenants arrange removals, utilities, broadband and a range of other essential services. By introducing tenants to trusted providers and exclusive offers, agents can help reduce the overall cost of moving while creating a much smoother customer experience. Examples might include discounts on removal services, self-storage, utility switching, broadband and TV packages, cleaning products, household subscriptions and even housewarming gifts. While no single discount transforms the cost of moving, together they can make a meaningful difference. More importantly, by introducing these offers to your tenants, you can demonstrate that you’re thinking about their wider moving journey, not simply the tenancy itself. Our tenant discounts webpage is a great example of how agents can add value beyond referencing, helping tenants settle into their new home while strengthening relationships from day one. Great customer experiences benefit everyone Helping tenants move quickly, confidently and with fewer unexpected costs doesn’t simply improve customer satisfaction. It also benefits landlords because a smoother moving journey can help reduce fall-throughs before move-in, speed up tenancy progression and improve communication throughout the application process. It can also reduce unnecessary administration and help build trust between tenants and agents from the very beginning. Meanwhile, when tenants feel informed and supported, they’re more likely to arrive at their new home feeling positive about the tenancy they’ve just entered. Landlords benefit from knowing that robust checks have been completed, risks have been assessed and their property remains properly protected. And the result is exactly what every letting agent is striving for: a successful tenancy that gets off to the best possible start. Protection and affordability can work hand in hand Moving home will probably never be inexpensive, but it can be simpler. By embracing digital technology, reducing unnecessary delays and helping tenants access practical support throughout their moving journey, agents can remove many of the frustrations that make moving feel overwhelming. Importantly, none of this requires landlords to accept greater risk. Robust referencing, appropriate landlord protection products and clear processes can continue to safeguard their investments, while practical support and access to exclusive discounts can help tenants manage the costs of moving. From digital referencing and landlord protection solutions to exclusive tenant discounts, our services are designed to support agents, landlords and tenants throughout the moving journey.

How agents can support landlords before April 2027 Making Tax Digital might sound like something for your landlords and their accountants to worry about. But with thousands more landlords due to be brought into the system from April 2027, is it really something letting agents can afford to ignore? After all, you collect their rent, understand their portfolios and probably communicate with them more regularly than their accountants do. You don’t need to become a tax expert. But understanding what’s changing, who could be affected and how you can help landlords prepare is another way to demonstrate the value of a professional letting agent. And Making Tax Digital isn’t just relevant to landlords. It’s already influencing how some self-employed tenants and guarantors provide evidence of their income during referencing. What is Making Tax Digital? Making Tax Digital (MTD) for Income Tax changes how landlords and sole traders record and report their income and expenses to HMRC. Since April 2026, landlords and sole traders with qualifying income above £50,000 have been required to use compatible software to maintain digital records, submit quarterly updates and complete their annual tax returns. However, from April 2027, that threshold will fall, bringing many more landlords into the system. For those affected, keeping financial records will become a more regular activity rather than something they deal with once a year when their accountant asks for receipts and statements. However, there’s an important distinction. Quarterly updates aren’t four separate tax returns. They’re summaries of income and expenses generated from digital records, with the final tax calculation and any relevant adjustments completed through the annual tax return. And importantly, Making Tax Digital doesn’t mean paying Income Tax four times a year. The existing Self-Assessment payment deadlines remain unchanged. Which landlords will be affected? Making Tax Digital for Income Tax is being introduced in stages: For the April 2027 introduction, HMRC will assess qualifying income using information from the landlord’s 2025/26 Self-Assessment tax return. One of the most important things landlords need to understand is that qualifying income is based on gross income, not profit. For example, a landlord might receive £35,000 in annual rental income, but after management fees, maintenance costs and other expenses, their actual profit could be considerably lower. Nevertheless, it’s the qualifying income before those expenses that matters when determining whether Making Tax Digital applies. Property income isn’t necessarily considered in isolation, either. If someone receives £22,000 in qualifying rental income and another £15,000 from self-employment, their combined qualifying income would be £37,000, potentially bringing them within MTD from April 2027. Income from employment through PAYE isn’t included in that qualifying-income calculation. There are exemptions for some individuals, so landlords should check their circumstances with HMRC or their accountant. What does quarterly reporting actually involve? Landlords within Making Tax Digital will need to keep digital records of relevant property income and expenses, using compatible software to send quarterly updates to HMRC. For those using standard tax-year reporting periods, the deadlines are 7 August, 7 November, 7 February and 7 May. Each update is cumulative, covering the period from the beginning of the tax year rather than simply reporting the previous three months. Therefore, if a landlord discovers an error in their records, they can generally correct it and have the revised information reflected in their next quarterly update. There is some reassurance for those already using the system. HMRC has confirmed that it won’t apply penalty points for late quarterly updates during the 2026/27 tax year, although the obligation to keep records and submit updates remains. Ultimately, the biggest change is the move towards maintaining accurate financial information throughout the year, rather than gathering everything together at the last minute. Your landlord’s tax isn’t your job. Supporting your landlord is Letting agents aren’t accountants, and you shouldn’t be calculating landlords’ tax liabilities, determining their eligibility for exemptions or advising them on how to structure their finances. However, providing a professional service has increasingly become about more than collecting rent and arranging repairs. Your landlords are already navigating changes to tenancy legislation, property standards, compliance obligations and operating costs. Making Tax Digital is another development they need to understand. They won’t necessarily expect you to solve every challenge, but they may reasonably expect you to know what’s coming. So, when a landlord asks about Making Tax Digital, there’s a difference between simply telling them to speak to their accountant, and saying: “Making Tax Digital is expanding again next April. Have you checked whether you’ll be affected and spoken to your accountant about what you’ll need in place? We can also help by making sure your rental statements are easy to access.” It’s a small conversation, but it demonstrates that you’re paying attention to the things affecting their property business. And because letting agents already hold important information about rental income, management charges and maintenance costs, there’s an opportunity to make the reporting process even easier for your landlords. That doesn’t make you responsible for their MTD compliance. It simply means ensuring the information you provide is accurate, accessible and available when they need it. What should letting agents be doing now? With the next threshold reduction approaching, now is a sensible time to start conversations with landlords who may be affected. You could include a reminder about Making Tax Digital in your landlord communications, explain the difference between income and profit, and encourage landlords to check whether their property and self-employment income could bring them within the new threshold. It’s also worth reviewing your own processes. Can landlords access their rental statements easily? Are management charges and other transactions clearly recorded? Can your team explain the basics of MTD without straying into individual tax advice? Landlords should also be encouraged to speak to their accountants about software, digital record-keeping requirements and any exemptions that may apply. Ultimately, you don’t need to manage their tax affairs to make their lives a little easier. Making Tax Digital could affect tenant referencing aswell There’s another reason letting agents

Could you spot the warning signs before it’s too late? Five applicants, five bank statements and one rental property. Everything appeared legitimate until fraud-detection technology revealed that all five statements had been created from the same original document. The discovery stopped a potentially fraudulent tenancy before it began, protecting the landlord from possible losses estimated at up to £40,000. It’s a striking example of how sophisticated rental fraud can be – and why letting agents need to look beyond affordability when assessing tenancy applications. While cannabis farms are often associated with abandoned warehouses or industrial buildings, organised criminals also target ordinary residential properties, and the consequences for landlords can be devastating. From structural damage and dangerous electrical alterations to lost rental income and lengthy legal proceedings, discovering a cannabis farm can turn a valuable investment into a huge financial liability. So, how can letting agents recognise the warning signs, and what should they do if they suspect a property is being used for illegal cultivation? When five applicants turned out to be one A recent case identified by fraud-detection specialists within The Lettings Hub’s wider group demonstrates how convincing fraudulent applications can appear. Five individuals applied together for a four-bedroom rental property in the South-East. Each submitted a bank statement to demonstrate their income. At first glance, the documents appeared credible. However, the statements shared some unusual similarities. When examined using fraud-detection technology, it became clear that all five were altered versions of the same original document. One individual had repeatedly changed names and transactions to create the appearance of five separate applicants with independent incomes. This wasn’t simply a minor discrepancy or an applicant exaggerating their earnings. This was coordinated, and raised serious concerns about organised fraud and the possibility that the property was being targeted for criminal activity, potentially including conversion into a cannabis farm. The application was stopped before the tenancy began. Although the case didn’t establish that a cannabis farm would definitely have been created, but it does demonstrate why comprehensive referencing is about much more than confirming whether an applicant can afford the rent; and the intervention could have protected the landlord from potential lost rent and property damage estimated at up to £40,000. Why are cannabis farms such a serious risk for landlords? Cannabis cultivation in rented properties isn’t simply a matter of tenants breaching their tenancy agreements. Large-scale operations can involve organised criminal networks, fraudulent identities, electricity theft, money laundering and human exploitation. Residential properties can be attractive to criminals because they allow those organising the operation to distance themselves from the premises. Several properties may be rented simultaneously to spread the risk, sometimes using false identities or apparently legitimate applicants acting on behalf of others. And once a property has been converted into a cannabis farm, the damage can be extensive. The hidden cost of a cannabis farm Cannabis cultivation requires substantial amounts of heat, light, moisture and ventilation. To accommodate these requirements, criminals may make significant alterations to a property, including: These alterations can create serious safety hazards. Unsafe electrical installations and overloaded circuits increase the risk of fire and electrocution, potentially putting neighbouring properties and occupants at risk. Meanwhile, excessive moisture can cause condensation, mould and damage to plasterwork, flooring and ceilings. Water leaks from cultivation systems may also affect adjoining homes. Even after a cannabis farm has been discovered, landlords may face significant delays before they can recover and repair their property. Police investigations, insurance assessments and possession proceedings can all contribute to prolonged periods without rental income. And landlords shouldn’t assume their insurance will automatically cover the damage. Policy exclusions, claim limits and inspection requirements may all affect whether a claim is successful. Could you spot a fraudulent tenancy application? One of the most effective ways to reduce the risk of a cannabis farm is to identify suspicious activity before the tenancy begins. But as our case study demonstrates, fraudulent applications can be remarkably convincing. Organised criminals may use falsified identification, altered bank statements, invented employment details or apparently genuine applicants who have no intention of living at the property. Some warning signs worth investigating include: Of course, none of these indicators automatically proves criminal intent, and there may be perfectly reasonable explanations for individual discrepancies or unusual requests. However, where concerns arise, agents should investigate them appropriately rather than overlooking potential warning signs simply because an applicant appears able to pay the rent. What are the warning signs once a tenancy has started? Even comprehensive referencing cannot eliminate every risk. A genuine applicant may subsequently allow someone else to occupy the property, or circumstances may change after the tenancy begins. This is why ongoing property management and regular, lawful inspections are crucial. There are several warning signs that could suggest a property is being used for cannabis cultivation. What should letting agents do if they suspect a cannabis farm? If an agent suspects that a property is being used for illegal cannabis cultivation, personal safety must come first. Cannabis farms can involve organised criminal activity, dangerous electrical installations and, in some circumstances, people who are being exploited or trafficked. Agents should never attempt to investigate suspected criminal activity themselves, confront occupants or enter a property unexpectedly; and where there is an immediate danger, the emergency services should be contacted. Agents should also take appropriate steps to protect the landlord’s interests. Prevention starts with better referencing While no referencing process can eliminate the risk of criminal activity entirely, thorough checks can help identify suspicious applications before a tenancy begins; and this means going beyond basic affordability calculations. Agents should seek to verify applicants’ identities, employment, income, addresses and rental histories, while ensuring that documents are authentic. Technology can play an important role: Open Banking and specialist fraud-detection tools can help identify manipulated financial information that may be difficult to spot through manual checks alone. However, technology should be supported by experienced human review, particularly where an application contains inconsistencies or unusual circumstances. The case of the five

Why letting agents can’t afford to ignore maintenance As storms Austen and Boelo bring damaging winds, heavy rain and flooding to parts of the UK, letting agents could be facing an increase in maintenance requests. From leaking roofs and blocked gutters to water damage and heating failures, dealing with repairs promptly is essential. But as one real-life legal case demonstrates, failing to address property maintenance can have consequences far beyond the original repair bill. With autumn well underway and winter approaching, property maintenance is likely to be high on the agenda for letting agents and landlords. Recent storms have highlighted how quickly properties can be affected by severe weather, particularly where existing maintenance issues have been left unresolved. A blocked gutter might seem relatively insignificant during the summer months, but when heavy rain arrives, overflowing water can penetrate walls, damage internal finishes and contribute to damp and mould. Similarly, a loose roof tile that could have been repaired relatively easily may become a much more expensive problem following high winds. For letting agents, the challenge isn’t simply arranging repairs. It’s ensuring problems are identified, prioritised, documented and resolved before they escalate. And there’s a compelling financial reason to get this right. When property disrepair becomes a £40,000 legal dispute A real-life case shared by Woodstock Legal Services, demonstrates how unresolved repairs can complicate matters for landlords. Case study We were instructed to seek possession of the property due to a tenant being in rent arrears in excess of £10,000.00. The relevant possession notice was served on the tenant and court proceedings were later issued. At the possession hearing, the tenant told the Judge that he has a defence because the property was in disrepair. The judge adjourned the hearing and ordered the tenant to file a defence and counterclaim by a specific date. The tenant sought legal representation through legal aid and filed the defence and counterclaim seeking up to £40,000 in damages against the landlord for disrepair. In the counterclaim, the tenant alleged that the landlord knew necessary repairs were required but he failed to complete the repairs within a reasonable period and the property was not in a safe and habitable condition. Although a tenant should not refuse to pay rent in respect to any alleged despair, if the Judge deems the landlord is in breach of repairing obligation and fitness for habitation, the judge will likely offset any damages awarded to the tenant against the rent arrears later. This means that if the Judge awards damages to the tenant above the rent arrears sum, the rent arrears will be written off and the landlord will be ordered to pay the remaining balance to the tenant. If the landlord is relying on a Section 8 Notice for rent arrears grounds, the notice and possession claim can be severely impacted by the reduced arrears following a tenant’s successful counterclaim. In this case, the landlord previously managed the property themselves for several years before instructing a letting agent to take over management. Unfortunately, he had failed to keep an accurate record of any repairs completed and notices sent to the tenant requesting access. This case illustrates an important risk. Where a tenant successfully establishes a disrepair claim, damages may be offset against outstanding rent arrears. Depending on the circumstances, this could affect a landlord’s ability to rely on particular rent arrears grounds when seeking possession. What began as a straightforward attempt to recover unpaid rent had become a significantly more complicated legal dispute. And it demonstrates why dealing with repairs – and documenting the actions taken – should be a priority for every landlord and letting agent. What are landlords responsible for repairing? Under Section 11 of the Landlord and Tenant Act 1985, landlords have important responsibilities for maintaining rented properties. These generally include keeping the structure and exterior in repair, including roofs, gutters and external drainage, as well as maintaining installations for water, gas, electricity, sanitation, heating and hot water. Landlords also have responsibilities to ensure rented homes are fit for human habitation. During periods of severe weather, these obligations become particularly relevant. Storm damage can expose existing weaknesses in a property, while heavy rainfall may reveal problems that were previously less noticeable. However, responsibility for repairs isn’t always straightforward. For example, the statutory repairing obligation does not generally require landlords to rebuild a property destroyed by flooding or storms, although other legal obligations, tenancy terms and insurance arrangements may still be relevant. For agents, the important point is to understand the nature of the problem, establish who is responsible and take appropriate action. Five repairs to prioritise following severe weather Following storms or prolonged heavy rainfall, there are several areas where letting agents should pay particular attention. 1. Roofs, gutters and drainage | High winds can dislodge roof tiles, damage flashing and loosen guttering. Blocked or damaged gutters can also cause rainwater to overflow, potentially allowing moisture to penetrate external walls. Encouraging tenants to report visible damage promptly can help prevent more extensive problems. 2. Water ingress and damp | Water entering a property should never be dismissed as a minor inconvenience. Even a relatively small leak can damage plasterwork, flooring and furnishings, while persistent moisture can contribute to mould growth. Identifying and addressing the source of water ingress is essential, rather than simply treating the visible symptoms. 3. Heating and hot water | As temperatures fall, heating systems become increasingly important to tenants’ comfort and wellbeing. Agents should ensure reported faults are assessed promptly, particularly where vulnerable occupants may be affected. 4. Windows and external doors | Damaged seals, broken glazing and poorly fitting doors can allow rainwater and draughts into a property. These issues may also affect security and increase heat loss. 5. External hazards | Loose fencing, damaged walls, unstable trees and fallen debris can create safety risks following strong winds. Where there is an immediate danger, the priority should be making the area safe and arranging appropriate professional assistance. Why communication is just

What Letting Agents Need to Know Following the October 2026 Update With so much attention focused on the Renters’ Rights Act, another important compliance update may have slipped under the radar. New Home Office Codes of Practice for Right to Rent checks took effect on 1 October 2026, reinforcing the importance of digital verification, accurate record-keeping and fair treatment of applicants. So, what has changed, and what should letting agents be doing now? The good news is that the updated guidance hasn’t fundamentally changed landlords’ and letting agents’ Right to Rent responsibilities. Every adult occupier must still have their Right to Rent checked before a tenancy begins, appropriate evidence must be retained, and follow-up checks must be completed where required. However, the October update reflects the continued shift towards digital immigration status and reinforces the importance of following the correct checking procedures. For letting agents, it’s an opportunity to make sure existing processes remain compliant, efficient and consistent. What’s changed with Right to Rent checks? On 1 October 2026, updated Home Office Codes of Practice came into effect, covering Right to Rent checks and avoiding unlawful discrimination. Rather than introducing an entirely new checking system, the guidance reflects the increasing use of digital immigration status, including eVisas, and provides greater clarity around the responsibilities of landlords and letting agents. The emphasis is on three important areas: While these principles aren’t new, the updated guidance provides a useful reminder that Right to Rent compliance involves much more than simply checking someone’s identity. Digital Right to Rent checks: Are you using the correct process? As the Home Office continues its transition towards digital immigration status, more applicants are proving their Right to Rent online rather than relying on physical documents. For many applicants, this involves generating a Share Code, which allows landlords and agents to access their immigration status through the Home Office’s online checking service. However, not every applicant will follow the same route. Depending on their circumstances, agents may need to use one of three approaches. Understanding which process applies is essential. Using an inappropriate checking route could leave an agency unable to demonstrate that it has met its legal obligations. Digital verification can also offer practical advantages, helping reduce administration, improve the applicant experience and create a clear record of completed checks. Right to Rent and discrimination: Why consistency matters One particularly important aspect of the October update is the refreshed Code of Practice on avoiding unlawful discrimination. Right to Rent checks must be completed fairly, without making assumptions about someone’s immigration status based on their nationality, ethnicity, name or appearance. Agents should apply a consistent checking policy to all adult applicants, while recognising that the appropriate verification method will depend on an individual’s circumstances. For example, an applicant who needs to use the Home Office online checking service should not be treated less favourably simply because their immigration status is held digitally. Similarly, agents should avoid making assumptions about someone’s eligibility based on how long they have lived in the UK or the type of documentation they provide. Having a standardised process, supported by regular staff training, helps reduce the risk of inconsistent decisions. It also provides valuable evidence that an agency has taken its equality responsibilities seriously. Can someone rent a property if their visa is about to expire? This is an interesting question, particularly following the introduction of periodic tenancies under the Renters’ Rights Act. Previously, some landlords may have been reluctant to offer a six- or 12-month fixed-term tenancy to someone whose immigration permission was due to expire after only a few months. But having time-limited immigration permission does not automatically prevent someone from renting a property. The key question is whether the applicant has a valid Right to Rent when the tenancy begins. Where they do, they can generally enter into a tenancy, even if their permission to remain in the UK is time limited. With assured periodic tenancies now the standard arrangement, a tenant who only intends to remain in a property for a short period can give the appropriate notice when they wish to leave. However, this doesn’t remove the landlord’s responsibility to complete any required follow-up Right to Rent checks. If a tenant’s immigration permission is extended, the tenancy can continue as normal, subject to the usual tenancy arrangements. What happens if a tenant loses their Right to Rent? This is another area where agents need to understand the correct procedures. If a follow-up check indicates that a tenant no longer has permission to rent in England, landlords and agents should not assume they can simply end the tenancy immediately. There are specific legal processes to follow. Where the Secretary of State serves the relevant notice confirming that a tenant is disqualified from renting, Ground 7B of the Housing Act 1988 may provide a route to possession. Ground 7B is a mandatory possession ground, but that doesn’t mean possession is automatic. Where this route applies, the landlord must follow the appropriate legal process, including serving the required notice and obtaining a possession order where necessary. Given the potential legal consequences, agents should seek appropriate advice before taking action. Five things letting agents should review now With the updated Codes of Practice already in effect, letting agents should ensure their existing procedures reflect the latest guidance. Here are five areas worth reviewing. Making Right to Rent compliance simpler For busy letting agents, Right to Rent checks are one of many compliance responsibilities that must be managed alongside referencing, tenancy administration and wider regulatory requirements. And while the October changes haven’t introduced an entirely new system, they reinforce the importance of getting the details right. A consistent, well-documented process can help reduce the risk of errors, support compliance and create a smoother experience for applicants. At The Lettings Hub, our identity verification solution supports compliant digital identity verification through an approved provider, helping agents manage their responsibilities with greater confidence. Through standardised workflows, reduced manual administration and clear audit trails, our solution

What could the First-Time Buyer reforms mean for the PRS? The Autumn Budget has given letting agents some conflicting news. For tenants, there’s great news with a new £4.7 billion equity loan scheme to help more of them onto the property ladder. For landlords, it’s another hit to their margins. After a tough year of landlords leaving the market because of increased legislation and rising costs, the government has now announced a 4% tax increase on rental profits. So could helping more tenants become buyers create new opportunities for letting agents and landlords, even as the cost of letting out a property keeps rising? Your First Home: A new £4.7 billion scheme for first-time buyers A key budget headline housing announcement was confirmation of Your First Home, a new government-backed equity loan scheme designed to help up to 700,000 people get on the housing ladder. Under the scheme, first-time buyers looking for a new-build home could be eligible for a government-backed equity loan of 20% of the property’s value; and the minimum deposit requirement will be just 2.5%. The Government’s illustration shows how a £300,000 home purchase could be funded: The equity loan will be interest-free for the first five years. Using a 30-year mortgage with interest at 5%, the Government estimates monthly mortgage repayments of approximately £1,248, compared with £1,530 for a 95% mortgage. This would mean potential monthly savings of £282 during the first five years. Lifetime ISAs are changing too The Budget also included important news for first-time buyers saving towards a deposit, as the Government confirmed that the Lifetime ISA will be replaced for new savers by a dedicated First Time Buyer ISA from April 2029. Savers will be able to save up to £4,000 a year, and when it’s time to buy, will receive a welcome 25% government bonus towards buying their first home. What could these changes mean for the private rented sector? These measures aimed at first-time buyers might not seem particularly relevant to letting agents. However, the relationship between homeownership and the private rented sector is closely connected. Many first-time buyers are currently tenants and when tenants purchase their first homes, this creates movement within the housing market. A healthy housing market needs movement, and helping people progress from renting into homeownership can contribute to that movement. Turning tenant movement into opportunities for agents Tenant turnover isn’t always welcome news for landlords. There are potential void periods, re-letting costs and the admin involved in finding new tenants. But for letting agents, a change of tenancy is also an opportunity to review how the property is performing. The current rent is an obvious starting point. Under the Renters’ Rights Act, rent increases have to be made through the Section 13 process, and are limited to once a year. An empty property is the perfect time to review rents against current market conditions. For landlords, particularly those with several properties, these conversations can make a real difference. Rather than treating a departing tenant as another property to market, agents can use the opportunity to review returns, voids and help landlords make better-informed decisions about their investments. A more challenging outlook for landlords? Although the Budget included measures aimed at supporting first-time buyers, it also brought additional financial pressures for landlords. The Chancellor has announced a further two-percentage-point increase in income tax on property income, taking the rates up to either 24%, 44% and 49% (depending on the landlord’s total taxable income) from the next tax year. Whilst the increased tax is no surprise – it is higher than the amounts announced in the 2025 Budget, which would have introduced rates of 22%, 42% and 47%. This means that, compared with the current income tax rates, the tax applicable to rental profits will increase by 4% across each of the three income tax bands. Increasing taxes on landlords could influence their decisions about property investment, rental pricing and even cause them to question whether to remain in the private rented sector at all. However, for letting agents, this creates another important opportunity to demonstrate their value. As landlords consider the financial implications of the Budget, agents can provide valuable local market insight about the long-term value of their portfolio, and help them make informed decisions about their rental investments. The challenge will be balancing the opportunities created by greater movement within the housing market with the need to maintain a sustainable supply of privately rented homes. What should letting agents be watching? For letting agents, there are several developments worth monitoring: None of these outcomes are guaranteed. But keeping a close eye on local market conditions will help agents understand whether the Budget’s measures are beginning to influence tenant behaviour and landlord investment decisions.