Landlord Questions & Answers

The things landlords actually ask us, answered plainly.

Most of these come up in the first phone call. We have put them in one place so you can get a straight answer without ringing anyone, and each one links through to the page that covers it in more detail.

If your question is not here, ring 01282 914155. There is no charge for a conversation and we will tell you honestly whether you need us.

Money and fees

What does a letting agent charge?

Ours is 10% of the monthly rent for Full Management, plus a one-off £300 set-up fee payable when the property is let. 10% is the standard rate across Burnley, so we are in line with the market rather than undercutting or overcharging it — but we are not VAT registered, so unlike most there is nothing to add. Tenant Find is a fixed £450.

What rent will my property achieve?

A two-bed terrace runs roughly £650 to £700 in Nelson, £650 to £750 in Padiham and Burnley, £700 to £850 in Colne and Barnoldswick, £750 to £900 in Barrowford and £800 to £950 in Clitheroe. Within those ranges it comes down to the size of the house, exactly where it sits, and its style and condition.

When do I actually pay anything?

The set-up fee falls due when the property is let, not up front. If we do not find you a tenant, you do not pay it.

Do I need a buy-to-let mortgage?

Generally yes. A normal residential mortgage does not permit letting, so you either need a buy-to-let product or written consent to let from your existing lender. Letting without either breaches your mortgage terms, so sort it before the tenant moves in.

Do I need landlord insurance?

Standard home insurance generally will not cover a let property. You need landlord insurance, and your lender may require it as a condition.

Can I claim the costs against tax?

Management fees are generally an allowable expense against rental income, though mortgage interest relief works differently now. We are not accountants and this is one to check with yours.

Legal and compliance

What certificates do I need? An EPC, an annual gas safety certificate, an electrical installation report, and working smoke and carbon monoxide alarms.
How much deposit can I take? Five weeks’ rent is the legal maximum. We take one month, protected in an approved scheme within 30 days.
Do I need a licence? Only in Burnley’s seven designated areas, which include Padiham. Colne, Nelson, Barrowford and Barnoldswick are in Pendle and are not covered.
Can I still use Section 21? No. It was abolished on 1 May 2026 and possession now requires a ground under Section 8 and a court hearing.
Can I let with a poor EPC? Band E is the minimum today, but every rented home must reach band C by 1 October 2030.

Working with us

Can I switch agent mid-tenancy?

Yes, and we do nearly all of it. We review your agreement, tell you what notice to give, and transfer the deposit, tenancy file and certificates. Most tenants notice nothing beyond a new name on the statement.

How quickly will it let?

Around four weeks on average, including marketing, viewings, referencing and credit checks.

Who pays for repairs?

You do, as landlord — repairs are charged to you, covering anything structural or to do with the fabric, heating, plumbing and wiring. Tenants are responsible for damage they cause. The same local trades do the work either way, and their invoice comes to you at cost.

Can I use my own tradesman?

Yes. If you have someone you trust, we will use them.

Which areas do you cover?

Burnley, Padiham, Nelson, Colne, Barrowford, Brierfield, Barnoldswick and Clitheroe. East Lancashire only, deliberately.

Still have a question?

Still not sure?

What happens if my tenant stops paying?

We chase from the day arrears arise and keep you informed at every stage. If it escalates we handle the notices and the court process. We can also arrange rent and legal protection insurance through a third-party provider, subject to the tenant meeting the insurer’s referencing criteria — worth setting up at the start of a tenancy rather than once there is a problem. Since May 2026 possession requires a ground under Section 8 and a court hearing, so acting early and keeping records matters more than it used to.