How to self-manage your own buy to let property: A simple guide
Thinking about self-managing your buy to let? With interest rates having squeezed margins, taking control of day-to-day management is one of the quickest ways to improve net cash flow without changing your investment strategy.
Self-managing at a glance
Self-managing a rental property is less about specialist knowledge and more about organisation. While legislation does evolve, it is not a reason to outsource everything if you have clear processes in place.
Done properly, self-management gives you direct oversight, faster decision-making, and better control over costs—without sacrificing professionalism.
- Before move-in: prepare the property, complete compliance checks, finalise paperwork, and carry out the inventory.
- During the tenancy: maintain clear communication, respond to repairs, collect rent reliably, and keep records up to date.
- Each year: renew safety certificates, review the rent, plan maintenance, and organise your accounts.
- When issues arise: follow a clear process for emergencies, repairs, and rent arrears.
Tenant management: the full workflow (from advert to check-out)
Tenant management is the core of self-management. Done properly, it reduces stress, limits arrears, and leads to longer tenancies.
-
Set the right rent
Price based on your costs (mortgage interest, insurance, maintenance, voids, compliance) and the local market. Competitive pricing usually attracts better applicants and reduces churn. -
Advertise effectively
Use clear, well-lit photos and honest copy. List your property on platforms such as
Rightmove,
Zoopla, or
PrimeLocation. -
Screen tenants thoroughly
Proper referencing is essential. Use a service such as
OpenRent tenant referencing
to check credit history, affordability, employment, Right to Rent status, and previous landlord references. -
Use the correct tenancy agreement
Ensure your contract complies with current legislation (for example, an Assured Shorthold Tenancy in England). Use an up-to-date template. -
Move-in preparation
Create a detailed inventory (with photos), explain key rules (pets, smoking, maintenance responsibilities), and collect the first month’s rent and deposit before handing over keys. -
Collect rent reliably
Use a standing order. Predictable payments prevent misunderstandings and keep cash flow stable. -
Protect the deposit
Register the deposit within 30 days in a government-approved scheme and provide the prescribed information to your tenants. -
During the tenancy
Make it easy for tenants to report repairs and emergencies. Respond promptly and keep reputable tradespeople available. Platforms like
MyBuilder
can help you find vetted professionals. -
Late or overdue rent
A short delay doesn’t automatically mean eviction, but arrears should never be ignored. Communicate early, keep written records, and don’t let arrears drift. -
End of tenancy
Inspect the property against the inventory and return the deposit within 10 days if there are no justified deductions beyond fair wear and tear.
Is it really feasible to self-manage in the UK?
Are landlords allowed to manage their own rental property in England?
Yes. A landlord can self-manage their rental property. You don’t need a letting agent to legally run a tenancy. (If you currently have an agent, you must follow your management agreement terms to end it properly.)
Do landlords need training or certification before self-managing?
For standard single lets, there is no general legal requirement to hold a specific qualification before self-managing. The main requirement is compliance: deposits, safety checks, licensing (where applicable), and repair obligations.
The mindset that makes self-management easier
The landlords who self-manage best think like service providers. You’re running a small housing business. That doesn’t mean being soft or letting tenants walk all over you. It means delivering a clean, safe home, responding reasonably quickly to problems, and communicating clearly.
Tenants who feel respected tend to report issues earlier (before they become expensive), take better care of the property, and stay longer—reducing voids and reletting costs. It’s not “being nice”. It’s good asset management.
7 practical tips to self-manage successfully
1) Prepare the property before you let it
Most self-management stress comes from avoidable problems during the first month. Fix everything you can while the property is empty: leaking taps, loose handles, faulty sockets, broken extractor fans, stiff locks, worn sealant, mould-prone areas, and obvious draughts.
Do a simple “pre-tenancy sweep”: walk each room and test what a tenant will use daily (lights, heating, shower pressure, appliances, windows, doors). If the basics work flawlessly, tenant contact drops dramatically.
2) Decide how tenants will contact you (and set boundaries)
Pick one channel for repairs and requests. The worst setup is “text me, WhatsApp me, email me, call me” because you’ll lose messages and forget timelines.
- Simple approach: a dedicated email address + phone for emergencies.
- Efficient approach: a tenant portal / maintenance log (ideal when you have multiple properties).
Set expectations upfront: what counts as an emergency, typical response times, and what information tenants must include (photos, location, when they’re available).
3) Diarise checks and renewals before they become urgent
Self-management is mostly reminders. Put compliance dates in a calendar with alerts well in advance. A good rule: set reminders 6–8 weeks before expiry so you have time to book trades, coordinate access, and chase paperwork.
Typical items to diarise include:
- Gas safety certificate renewal (where applicable)
- Electrical safety checks (EICR) and any remedial work
- Smoke/CO alarm testing and replacement planning
- Insurance renewals
- Right to Rent follow-up checks (if time-limited)
The goal is boring predictability: nothing should be “urgent” if you planned it.
4) Do a six-monthly “maintenance visit” (not a “gotcha inspection”)
A twice-yearly visit is a simple way to prevent expensive damage. Call it a maintenance visit because it signals collaboration. You’re there to check the property is doing well and to catch early signs of damp, ventilation issues, leaks, or wear.
Use these visits to:
- Spot mould/damp risk early (bathroom, kitchen, cold corners, windows)
- Check for slow leaks (under sinks, behind toilets, around the boiler)
- Ask tenants what’s not working properly
- Decide what to fix now vs plan for later
If possible, align one visit with the lead-up to annual safety checks so you can bundle small plumbing/electrical jobs and save call-out fees.
5) Plan maintenance ahead and don’t “cheap out” on fixes
If you ignore maintenance, you don’t save money—you just delay the bill and increase it. Small issues become major repairs. Good self-managers keep a rolling plan of planned works (decorating cycles, exterior paint, gutters, seals, extractor fans, flooring upgrades).
A simple approach: keep a “next 12 months” list and a “next 3 years” list for each property. It turns reactive panic into controlled spending.
6) Review rent annually and manage arrears early
Even if you don’t increase rent every year, you should at least review it annually. If rents rise and yours never moves, your real income falls over time.
Best practice is small, predictable adjustments rather than large jumps. And on arrears, the key is speed: polite, early communication and clear records. Most arrears problems become serious because landlords wait too long.
7) Prepare for emergencies (without overthinking it)
Leaks happen. Boilers fail. Locks break. Agents love to sell “emergency handling” as a reason to outsource—but in reality, the response is usually straightforward: call a plumber, gas engineer, or locksmith.
The difference between panic and calm is having this ready in advance:
- One primary tradesperson per category (plumbing/heating, electrical, locksmith, handyman)
- A backup option for each
- Clear tenant instructions for shut-off points (water stopcock, electrics, heating)
Checklist: regular landlord safety checks
A self-managing landlord should run compliance like clockwork. Your exact obligations vary by property type and location, but as a general rule, you should track:
- Annual: gas safety checks (where applicable), alarm testing/replacement planning, routine servicing
- Periodic: electrical safety inspections (EICR) and any follow-up works
- Move-in / change of tenancy: inventory, prescribed information for deposit protection, Right to Rent checks
The practical method is simple: keep documents stored in one place and put calendar reminders well before each deadline.
Will the Renters’ Rights changes make self-management too hard?
Legislation changes can add steps, but they do not make self-management impossible. What changes is the need to be more consistent: written records, correct notices, good documentation, and an organised timeline.
If you self-manage, the way to stay comfortable is to keep a clear process, use templates, and maintain a compliance calendar so nothing is forgotten.
FAQs
What’s the biggest mistake new self-managing landlords make?
Not having a system. Self-management becomes stressful when communication is scattered, paperwork is stored in different places, and safety checks are handled last minute.
How often should I inspect my rental property?
Typically once or twice a year is enough for most properties. The purpose should be preventative maintenance and early detection of issues, not constant monitoring.
Do I need a “buffer” between me and tenants?
Not necessarily. Many landlords self-manage successfully without conflict by setting clear boundaries, using one communication channel, and keeping everything documented and professional.
How do I make self-management scalable across multiple properties?
Standardise: one checklist for move-in, one for inspections, one for compliance renewals, and one place for documents. Repeat the same workflow for every property.
Should I still use professionals if I self-manage?
Yes—self-management doesn’t mean DIY repairs. It means you manage the process: select good tradespeople, approve costs, schedule visits, and track outcomes.
Things to remember
- Self-management is mostly organisation: reminders, checklists, and consistent record-keeping.
- Fix issues early: small repairs prevent expensive damage and tenant frustration.
- Keep communication simple: one channel, clear response expectations, written confirmation when needed.
- Run compliance like a calendar: avoid last-minute scrambling and missed deadlines.
- Arrears don’t fix themselves: act early, document everything, keep it professional.
- You’re protecting an asset: good management is not a cost—it’s value preservation.
Self-managing isn’t for everyone. But if you want more control, better oversight, and stronger cash flow, it’s one of the most practical upgrades you can make as a landlord.
