By Emma Garnham, Branch & Lettings Manager, Belvoir Ipswich
The first year as a landlord goes best when the groundwork is done before the tenant arrives. Know your real costs, get the safety checks and paperwork in place, protect the deposit on time, and be ready for if the tenant chooses to leave. Most first-year problems come from skipping one of those.
If you are thinking about letting a property in Ipswich for the first time, whether you are buying to let or keeping a home you no longer live in, this is what to look out for. The rules for landlords changed in May 2026 under the Renters’ Rights Act, so advice written a few years ago may no longer apply.
Before you decide to let
Work out the real cost. The rent is only part of the picture. Allow for the mortgage, insurance, repairs, safety checks, any agent fees, and the potential weeks when the property is empty between tenants. Tenancies now run on a rolling basis rather than a fixed term, so tenants can leave on notice, and you should expect some gaps. If the numbers only work when the property is let every day of the year, they do not work.
Check the rent against recent lets. A flat in the town centre and a family house on the edge of Ipswich let for different amounts and to different people. Look at what similar homes have actually let for, not just what is advertised, and be wary of any figure that comes from one listing or one conversation.
Tell your lender and your insurer. A standard mortgage or home insurance policy usually does not cover letting. Both need to know before the tenancy starts, or a claim could be refused.
Plan to keep the property for a while. Under the new rules, Section 21 “no fault” notices no longer exist, and landlords generally cannot ask for a property back to sell it or move in during the first year of a tenancy. Do not let a property you expect to need back soon.
Before the tenant moves in
Get the safety paperwork done. You need a gas safety check every year if there is a gas appliance, an electrical safety report at least every five years, a valid energy performance certificate, and working smoke and carbon monoxide alarms. The tenant should have copies before they move in. Put the renewal dates in your calendar now, because the usual mistake is letting one lapse in year two.
Ask the council about licensing. Some rented homes in Ipswich need a licence from the borough council, depending on the type of property and how many people live there. It is quick to check and expensive to get wrong.
Choose the tenant on checks, not on instinct. Confirm identity and right to rent, check income and ask for a reference from a previous landlord. Decide your criteria before the first viewing and use them for every applicant. Do not turn someone down because they receive benefits or have children, as that is no longer allowed.
Write down the condition of the property. A dated inventory with photographs, signed off by both of you, is what settles a disagreement about the deposit at the end. Without it, it is your word against the tenant’s.
In the first month
Protect the deposit and send the paperwork. The deposit must go into a government-approved scheme, and the tenant must receive the scheme details within 30 days. Missing this can mean paying the tenant a penalty. Deposits are capped, so check the current limit on GOV.UK before you ask for one, and do not charge fees the law does not allow.
Make it easy to report problems. Tell the tenant who to contact and how, if something goes wrong. Most small repairs become big ones because nobody knew about them early enough.
Through the rest of the year
Deal with repairs quickly. You are responsible for the structure, heating, hot water and installations. Reply to every report, even when you cannot fix it straight away, and keep a written record of what was reported and what you did. Damp and mould reports deserve particular attention.
Keep a reserve. A boiler failure or a month without a tenant should not be a crisis. Keep enough aside that you could cover the mortgage and a repair from your own money.
Raise the rent properly. If you want to increase the rent, it has to be done by formal notice, not by agreement over a text message. Check the process on GOV.UK before you start.
Keep up with the tax. Rental income is taxable, and you may need to register for Self Assessment. HMRC’s guidance explains when, and an accountant can tell you what applies to you.
| Not sure where to start with your first let? Belvoir Ipswich can talk you through what you need to do and how we would handle it for your property. Get in touch for a no-obligation conversation. |
Common questions
Do I need a letting agent to rent out a property?
No, you can manage a property yourself. You then take on every legal duty yourself, including deposit protection, safety checks, notices and repairs. Some first-time landlords use an agent for the first tenancy and decide later whether to carry on.
How much deposit can I take?
For most tenancies the deposit is capped at five weeks’ rent. The cap and what counts as a deposit are set out on GOV.UK, which is worth checking before you advertise.
Can I refuse a tenant with a pet?
Tenants now have the right to ask to keep a pet, and landlords cannot refuse unreasonably. If you have a genuine reason, such as the lease not allowing pets, say so in writing. Check the current guidance before you reply.
What can I do if my tenant stops paying rent?
Speak to the tenant early, and keep a record of every conversation. If the rent is still unpaid, there are legal routes for seeking possession, but you must follow them in order, and never change the locks or remove belongings. An agent or solicitor can guide you through the process.
Thinking about letting your Ipswich property? Belvoir Ipswich can help you get the basics right from day one. Contact the lettings team to talk through your plans.