Landlord Checking Service and Right to Rent 2025

Can I Sublet My Rental Property? A Simple Guide for UK Renters

Renters living in the UK already think about subletting often during the day when they see some extra space in the home or if they plan to go away for a whilst. But you need to be smart before you hand over anything, as there are plenty of legal rules within your tenancy agreement, along with risks involved, that you need to consider first. Let’s briefly talk about subletting, when it’s allowed, and what will happen if you take any step without permission as a tenant orlandlord. What Is Subletting?Subletting is when a tenant rents out all or part of the property they’re renting to someone else. For example, you may want to rent out your spare room to help cover costs, or you might leave the property for a few months and allow someone else to stay there and pay rent.The new person living in the property is known as a subtenant, and as the original tenant, you become their landlord. This arrangement can work well if done properly, but problems can arise if it breaks the terms of your tenancy agreement or if you don't have permission from your landlord.Do I Need Permission to Sublet?In most cases, yes, you must get written permission from your landlord before sub letting. Many tenancy agreements clearly state that sub letting is not allowed or that it requires the landlord’s consent. One of the most common used agreements like Assured Shorthold Tenancies defines the UK rental market. Even if the agreement does not mentions the subletting, it is required that you ask from the landlord before making a move. Any move where subletting is done without the permission will result in breach of tenancy and could lead to the eviction or even a legal action. However, if your landlord agrees to sublet, you need to ask for permission so that you have a protection if there is any disagreement later. What If I’m a Council or Housing Association Tenant?Landlords who are living within the housing association properties or council houses may need to follow even strict rules. If they sublet the home without any permission, it will result in breach and charged as a criminal offence as per the social housing fraud act of 2013. This law was made to prevent poeple from making any illegal profits by renting thier houses to others. In cases where anyone is found guilty will lead to fine and prison, so it is the responsibility of both parties to check this point before subletting. What Are the Risks of Sub Letting Without Permission?Sub letting without permission can lead to serious consequences. Your landlord can serve you notice, often under Section 8 of the Housing Act, for breaching your tenancy terms. If successful, the court may order you to leave the property.Also, you may find it difficult to deal with the sub tenant if they stop paying rent or damage the property. Since you are acting as their landlord, you are legally responsible for collecting rent and maintaining the terms of their tenancy. If things go wrong, the original landlord will still hold you accountable.Some tenants also risk losing their deposit if the landlord finds out and ends the agreement early due to sub letting.What About Sub Letting Just One Room?Sub letting one room instead of the whole property may seem harmless, especially if you're still living there. However, the same rules apply. You still need the landlord’s written permission, and you should check if this changes the legal nature of the tenancy.In some cases, having someone live with you might make them a lodger rather than a sub tenant. A lodger shares the home with the main tenant or homeowner and often uses shared areas like the kitchen and bathroom. The rights of a lodger are different from those of a sub tenant, and so are the responsibilities.The line between a lodger and a sub tenant can be thin, so it’s always best to get advice before making a decision.How to Sub Let LegallyIf you decide to go ahead with sub letting, here are the key things to do:Speak to your landlord or letting agent and ask for written permission.Review your tenancy agreement to understand any rules or restrictions.Use a clear written agreement between you and the sub tenant to outline rent, notice periods, and house rules.Make sure the property meets all safety standards, including gas and fire safety regulations.Can a Landlord Refuse Subletting?Yes, landlords have the right to refuse a request to sublet, especially if it’s not allowed under your tenancy agreement. Some landlords worry about losing control over who lives in the property, or they may be concerned about rent payments and damage.However, if your tenancy agreement says that the landlord “will not unreasonably refuse” sub letting, they must give a fair reason if they say no. If you believe your landlord is being unfair, you can seek advice from a housing charity or legal expert.How Cribs Estates Can HelpAt Cribs Estates, we understand how confusing the rules around sub letting can be. Whether you’re a tenant hoping to sub let your home legally or a landlord looking to protect your property, our expert lettings team can guide you through the process.We offer clear advice, help with tenancy agreements, and full property management services so that every arrangement is fair, legal, and stress-free. If you’re unsure about your rights or next steps, get in touch with Cribs Estates today, we’re here to help you stay compliant and confident in your rental decisions.Read More: Does a Landlord Pay Council Tax?

What Is a Buy to Let Mortgage?

Anyone who is a homeowner in the UK considering moving from their house but wants to change their current property to a rental should consider a let-to-buy mortgage. It is a modern way to rent out your existing home whilst purchasing a new one for yourself, and it's become a popular choice for landlords looking to invest in property without selling their homes. Understanding Let to Buy Mortgages A let to buy mortgage is designed for people who want to let out their current home and use the equity in it to help buy a new property to live in. It’s different from a traditional buy to let mortgage, where you purchase a property specifically as a rental investment. With let to buy, you already live in the home, you just change its purpose. In practical terms, you remortgage your current home using a buy to let mortgage, then use the equity released from that remortgage as the deposit for your new residential home. You will now own two properties: one that you live in and one that you rent out. Why Consider Let to Buy? There are many reasons someone might choose a let to buy mortgage. Perhaps the housing market is slow, and selling your property right now wouldn’t give you the price you want. Or maybe you’re moving in with a partner or relocating for work, but you don’t want to lose your current home just yet. Let to buy gives you flexibility. You can generate rental income from your old property whilst settling into a new one. If you later decide to sell the rental property, you still have that option. Or, you may find you enjoy being a landlord and wish to continue building a property portfolio. How the Process Works To begin with, you will need to apply for a buy to let mortgage on your existing home. This replaces your current residential mortgage and allows you to legally rent out the property. You must inform your current mortgage lender of your plans, and it is not legal to let a property under a standard residential mortgage without permission. Once your let to buy mortgage is approved and completed, you’ll typically release some equity. That money can then be used as a deposit for a residential mortgage on your new home, which your estate agent can carry out. Requirements for a Let to Buy Mortgage Landlords must consider some requirements, such as having enough equity in the existing home to use as a deposit for the new home, which is generally a minimum of 25%. The income generated from the old property must be easily affordable by the lender. Moreover, the credit score, income, and other debts will be checked to ensure you can afford a mortgage even with tenants at your place. Some lenders also ask that the new home be your primary residence and that you have no plans to return to your previous property. The Risks to Consider Let to buy mortgages are flexible, but they come with a responsibility. When you become a landlord, you now need to follow all legal duties, including safety measures, tenancy agreements, and property maintenance. You must also remember when the property will be vacant to calculate rents. Apart from this, there is also a chance that your property gets affected by the interest rate and mortgage rules. When your rental income cannot cover the mortgage, the new home becomes costly, thus adding to your financial burden. Tax Implications The impact is usually on the tax situation because renting the old home will be subject to income tax. You will also be liable for GST when you sell the property on a profit margin, as it is not your primary residence now. The stamp duty rate increases when you purchase the new home because you now own multiple properties. So it’s a good idea to have a reliable estate agent like Cribs Estate who fully understands how to manage it from all aspects. Is Let to Buy Right for You? Let to buy mortgages aren’t for everyone, but for the right person, they can be a smart move. If you have strong equity, a solid income, and a clear plan for becoming a landlord, this approach can allow you to move forward without letting go of a valuable asset. It’s especially useful in situations where selling is difficult or if you think your property’s value may rise in the future. But it does require a good understanding of both the property and rental markets, as well as a realistic view of what being a landlord involves. How Cribs Estates Can Help You with Let to Buy At Cribs Estates, we assist homeowners and landlords across London in making the right property decisions, including when considering a let to buy mortgage. Our expert team can guide you through the legal and financial aspects, help you prepare your current home for rental, and even manage the letting process for you. Whether you’re new to property investment or looking to grow your portfolio, we’ll help you take the next step with confidence. From tenant sourcing and compliance to full property management, we’ll handle the details whilst you focus on your future plans.

Does a Landlord Pay Council Tax? Guide for UK Property Owners

Council tax is something every household in the UK must deal with, but when it comes to rental properties, the question can become a little confusing. If you’re a landlord, you may be wondering, does a landlord pay council tax? The answer depends on a few key factors, such as the type of tenancy agreement, whether the property is furnished, and whether it is occupied or vacant.In this blog, we’ll break down the rules in simple terms so you understand when a landlord is responsible for council tax, and when it falls to the tenant.What Is Council Tax?Council tax is a local tax set by councils in England, Scotland and Wales. It helps fund essential local services like rubbish collection, schools, road maintenance and social care. The amount payable depends on the valuation band of the property, its location, and sometimes who lives in it.Every residential property is assigned a council tax band (from A to H in England), and someone must be legally responsible for paying the bill. The key question is: who is that person, the tenant or the landlord?When Tenants Are Responsible for Council TaxIn most standard rental situations, the tenant pays the council tax. This is especially true if the property is let on an assured shorthold tenancy (AST) and the tenant lives there as their main home. The tenant’s name is added to the council tax account and they receive the bill directly.Even if the landlord owns the property, they are not responsible for council tax whilst the property is occupied by a tenant on a private residential basis. It is considered the tenant’s responsibility, just like their gas, electricity or water bills.When a Landlord Must Pay Council TaxThere are certain situations where the landlord becomes liable for council tax. The most common cases include:1. The property is empty If there are no tenants in the property, whether due to a gap between tenancies or because the home is being refurbished, the landlord is responsible for paying council tax during that period. Some local councils offer discounts for empty homes, but this varies depending on the area and how long the property remains unoccupied.2. The landlord rents out the property as a house in multiple occupation (HMO) If you let the property to several unrelated tenants who each have individual tenancy agreements (such as in a student house or shared accommodation), the landlord is usually responsible for council tax. This is because the tenants do not have joint responsibility for the whole property, and the council treats the property as a single unit with the landlord as the liable person.3. The tenancy agreement includes bills If your rental contract clearly states that council tax is included in the rent, then the landlord is responsible for paying it, regardless of who lives in the property. This is common in serviced accommodation, short lets, or where the landlord chooses to offer an “all bills included” package.What Happens If No One Pays?If council tax isn’t paid, the local authority will contact whoever is listed as liable. In tenanted properties, this is usually the tenant. However, if the council cannot trace the tenant or if the property is empty, they may turn to the landlord. That’s why it’s important for landlords to keep their property records and tenancy agreements up to date, and to notify the local council about changes in occupancy.Council Tax Discounts for LandlordsSome local councils offer council tax discounts or exemptions for certain landlords. For example, if the property is:Unfurnished and empty, you may be entitled to a short-term exemption or discount.Undergoing major repairs or structural changes, a temporary exemption may apply.A student property, the tenants may be exempt from paying council tax, but this doesn’t automatically mean the landlord is liable.Every local authority has slightly different rules, so it’s best to check directly with your council to see what you might be eligible for.Why It Matters for LandlordsKnowing whether or not you must pay council tax helps you organise your property finances more accurately. If you manage multiple properties or HMOs, council tax can become a significant outgoing cost, especially during void periods.Including or excluding council tax in tenancy agreements can also impact how you price your rent. If you’re offering an “all bills included” package, you need to factor in the average council tax cost for the area and band.Understanding your legal responsibilities also protects you from unexpected letters or fines from the local council. It’s always a good idea to notify the council when a tenant moves in or out, and keep records of tenancy dates and agreements.How Cribs Estates Can Help Landlords with Council Tax MattersAt Cribs Estates, we work closely with landlords across London to manage every aspect of their lettings, including handling council tax responsibilities. Our team ensures that the right party is registered with the council, advises on how to minimise costs during void periods, and helps HMO landlords stay compliant with all local rules.Whether you need support with tenancy agreements, HMO management, or advice on including council tax in your rental packages, we’re here to guide you at every step. Our property management service takes the hassle out of letting, so you can focus on growing your investment.

Landlord Checking Service and Right to Rent

If you are renting out a property in England, it’s your legal duty to check that your tenants have the right to rent. This rule has been in place since 2016 and applies to most landlords. To help landlords follow this law, the UK Government created the Landlord Checking Service. This article explains what the landlord checking service is, how it works with the right to rent checks, and what steps you should take to stay on the right side of the law.What is the Right to Rent Rule?The Right to Rent scheme is a legal requirement set by the UK Government as part of its immigration policy. Under this law, landlords must check the immigration status of every adult tenant before allowing them to rent a property. The aim is to prevent people who do not have legal status in the UK from renting homes.If you do not carry out the right checks and rent to someone who is not allowed to stay in the UK, you could face a fine or even criminal charges. The penalties can be up to £3,000 for each tenant if you are found to be in breach of the rules.What is the Landlord Checking Service?The Landlord Checking Service is an official online tool offered by the Home Office. It allows landlords to check whether a tenant has the right to rent in cases where the tenant cannot show any documents, but claims they do have permission to live in the UK.For example, if your tenant says their case is with the Home Office and they cannot give you proof, you can use this service to request a check. The Home Office will then confirm whether the person has the right to rent. This is sometimes called a ‘positive right to rent notice’ if the person is allowed to rent.The service is free to use and gives you an answer within two working days in most cases. You will receive a reply via email confirming whether the person has the right to rent or not. If they do, you can go ahead and let the property. If they do not, you must not continue with the tenancy.When Should You Use the Landlord Checking Service?Most tenants will be able to show you their passport, biometric residence permit, or other identity documents. In these cases, landlords ask their agents like Cribs Estates, to carry out a manual right to rent check or use the Home Office online checking system.However, there are some situations where you will need to use the Landlord Checking Service instead. This includes when:1. The tenant has an ongoing immigration application or appeal.2. They have no documents because their case is with the Home Office.3. You have concerns about their status and need confirmation.Using the service provides you with legal protection, as it shows you took the proper steps to confirm a tenant’s right to rent.How to Use the Landlord Checking ServiceTo use the Landlord Checking Service, you’ll need the tenant’s full name, date of birth, and their Home Office reference number or case ID, if they have it. You will also need to confirm that the tenant has given you permission to request the check.Once you fill out the form online, the Home Office will check their records and email you the result. It is important to keep a copy of the response for your records, as this can protect you if questions are raised in future. This service is also provided by Cribs Estates to assist the landlords who are busy focusing on their portfolios.Digital Checks and Changes Since BrexitSince Brexit and the introduction of digital immigration status, some tenants may be able to share their right to rent online through a share code. This applies to EU, EEA, and Swiss citizens who now have digital-only status under the EU Settlement Scheme.In such cases, landlords can use the online checking system instead of doing a manual document check. But if a tenant cannot use the digital system and has no documents, the landlord checking service remains the best option.How Cribs Estates Can Help LandlordsKeeping up with legal responsibilities like right to rent checks can be a challenge for busy landlords. Mistakes can lead to fines or complications with tenancies, which is why many landlords choose to work with experienced property professionals.At Cribs Estates, we help landlords across London stay fully compliant with all legal requirements, including right to rent and document checks. Our team can carry out checks on your behalf, keep records, and use the Landlord Checking Service when needed.