Getting your property ready to let is about more than a quick tidy-up. There’s a legal checklist to satisfy, presentation standards that affect your rental income, and marketing decisions that determine how quickly you find the right tenant.
Legal Compliance Checklist
Before you can let your property, you must have the following in place:
- Gas Safety Certificate — Required annually for all properties with gas appliances. Must be carried out by a Gas Safe registered engineer and a copy given to the tenant before they move in.
- Electrical Installation Condition Report (EICR) — Required every 5 years. The report must confirm the installation is satisfactory or identify any remedial work needed.
- Energy Performance Certificate (EPC) — Minimum rating of E to let a property. From October 2030, this rises to a minimum of C. The government has set a cost cap of £10,000 for improvements, with penalties of up to £30,000 for non-compliance.
- Smoke and CO alarms — Smoke alarms on every floor and carbon monoxide alarms in rooms with a fixed combustion appliance (including gas boilers).
- Deposit protection — Tenancy deposits must be protected in a government-approved scheme within 30 days of receipt. Failure to protect a deposit can result in compensation of up to 3x the deposit amount.
- Right to Rent checks — Verify that all adult tenants have the legal right to rent in England.
- How to Rent guide — Provide tenants with the latest version of the government’s “How to Rent” checklist at the start of each tenancy.
Property Presentation
The condition of your property directly affects the rent you can achieve and how quickly it lets. Here’s what to focus on:
- Professional deep clean — Including carpets, ovens, and bathrooms. A clean property photographs better and creates a strong first impression at viewings.
- Neutral paint — Fresh, neutral tones throughout. Avoid bold colours that narrow your tenant pool.
- Flooring — Replace worn carpets or consider hard flooring in high-traffic areas. It’s more durable and easier to maintain between tenancies.
- Kitchen and bathroom refresh — You don’t need a full refit. New handles, a re-grout, or a replacement worktop can transform a dated kitchen or bathroom for a fraction of the cost.
- Garden tidy — Mow the lawn, trim hedges, clear any rubbish. An unkempt garden puts tenants off before they even step inside.
Marketing Your Property
- Professional photography — Properties with professional photos let faster and often achieve higher rents. Wide-angle shots with good natural light make a significant difference.
- Competitive pricing — Overpricing leads to longer void periods, which typically cost more than the marginal rent gain. We recommend pricing at market rate from day one.
- Timing — Spring and early autumn are traditionally the strongest letting seasons, though New Malden sees consistent demand year-round.
Important note: From May 2026, rental bidding is banned under the Renters’ Rights Act. You must advertise at a fixed asking rent and cannot invite or accept offers above it.
Cherry Orchard Properties handles all of this for our managed landlords — from compliance and preparation to photography and marketing. Book a free rental valuation to find out what your property could achieve.
