What questions are landlords asking us

Serving as a bridge between landlords looking to rent out their properties and tenants looking for homes to rent in Edinburgh, at ESPC Lettings, we also provide a comprehensive property management service to landlords.

Along with taking great pride in our expert knowledge of the local rental property market, we strive to help landlords and buy-to-let investors get the most for their property investment. We are always on hand to answer any questions that our landlords may have.

With this in mind, now would be a great time to highlight and answer some of the questions that our landlords have been frequently asking recently.

Can I increase my tenant's rent, and if so, by how much?

A landlord can increase the rent at any point after the start of a tenancy, but the law only permits one rent increase within a 12-month period. The landlord must also give the tenant a minimum of 3 months' notice before the increase takes effect. While there is currently no legal cap on the amount a rent can be raised, it's important for landlords to consider market rates and fairness.

Excessive rent hikes could lead to disputes, and if the tenant finds the increase unreasonable, they have the right to challenge it. In such cases, the tenant can refer the issue to a rent officer or tribunal, who will assess whether the proposed increase is justified and, if not, will set a fair rent level.

If I want to sell my property, how much notice do I need to give my tenant?

If a landlord wishes to sell a property that is rented under a Private Residential Tenancy (a common type of tenancy agreement introduced after December 2017), the notice period required depends on how long the tenant has lived in the property. For tenants who have resided there for more than 6 months, a minimum notice of 84 days (approximately 3 months) must be given.

For those who have been tenants for less than 6 months, the landlord needs to provide only 28 days' notice. It is important to follow these timelines to avoid legal disputes or penalties, as the law protects tenants from sudden evictions, especially those with longer tenancies.

When my tenants leave, what can I claim?

At the end of a tenancy, the landlord has the right to claim from the tenant’s deposit for specific reasons. These include covering unpaid rent (arrears), costs for cleaning the property to restore it to its original condition, and any repairs or redecoration needed due to damage beyond normal wear and tear.

However, landlords cannot use the deposit to improve the property or make it better than it was at the start of the tenancy—this is referred to as "betterment." Additionally, tenants have the right to dispute any deductions they feel are unjustified. In such cases, the dispute can be handled by a deposit protection scheme or arbitration service, ensuring a fair resolution.

How often do you inspect my property?

Property inspections are an essential part of managing a rental property. Typically, the first inspection is conducted 6 weeks after the tenant moves in to ensure everything is in order and to address any early concerns. Following this, inspections are carried out every 6 months to check the condition of the property and to ensure the tenant is maintaining it as agreed.

However, if there are any issues such as property damage or non-compliance with tenancy agreements, more frequent inspections may be scheduled. This process helps to catch problems early and maintain the property’s value and condition.

How much right do I have to access my property or get work done?

Landlords have the right to access their property to carry out essential repairs or maintenance work, provided they give tenants reasonable notice, usually 24 to 48 hours depending on the agreement. If a tenant refuses access or is uncooperative, the landlord can apply to the First Tier Tribunal for an access order, which legally enforces the landlord's right to enter the property.

It’s important to note, landlords must always respect the tenant's right to quiet enjoyment of the property, meaning they cannot enter without permission outside of emergencies and must follow proper legal procedures when scheduling work or inspections.

Let ESPC manage your property

At ESPC Lettings, we offer a tailored range of services, from landlord advice to comprehensive property management, all while maintaining exceptional service standards. Partner with us for your lettings journey and benefit from expert guidance, transparent fees, deep property market insights, and a dedicated team ready to assist you.

Ready to make a change? See what our customers say about us or contact our team at landlord@espc.com or 0131 253 2847.