Your lender and your lease
If your home is mortgaged, you’ll need your lender’s written consent to let it, and they may ask for extra clauses in the tenancy agreement. If it’s leasehold, check your lease and get any consent it requires.
For landlords
Letting your home in Reading
Find the right tenant with Let Only, or hand over the day-to-day with Fully Managed. Everything we do, and everything it costs, is on this page.
A good let comes down to three things: the right tenant, a home that’s properly looked after, and a landlord who’s never left wondering what’s going on. That’s the whole job, and it’s the only one we do.
Our services and fees
Let Only and Fully Managed are our two standard services. If you need something in between, ask: we’re happy to shape the service around you.
| Let OnlyHalf a month’s rentOne-off fee | Fully Managed7.5% of the monthly rentEach month, plus a £375 set-up fee | |
|---|---|---|
| We find and vet your tenant, draw up the tenancy and collect the first month’s rent and deposit. From move-in day, you manage the property yourself. | Everything in Let Only, and then we stay on: collecting the rent, inspecting the property, arranging repairs and handling the check-out at the end. | |
| Marketing your property | ||
| Conducting viewings | ||
| Referencing and vetting tenants | ||
| Preparing the tenancy agreement | ||
| Registering the deposit with the Tenancy Deposit Scheme | ||
| Collecting the first month’s rent and the deposit | ||
| A detailed statement of account | ||
| Coordinating the signing on move-in day | ||
| Inventory by an independent clerk | Charged separately | In the set-up fee |
| Collecting the rent every month | – | |
| Inspections: four to six weeks after move-in, then every four months | – | |
| Recommending, overseeing and accounting for repairs | – | |
| Paying contractors’ invoices on your behalf | – | |
| Holding keys securely | – | |
| Arranging the annual gas safety check | – | Certificate charged separately |
| Rent reviews and tenancy negotiations | – | |
| The check-out, dilapidations and any deposit deductions | – |
Let Only
- Includes tenant referencing, registering the deposit and the tenancy agreement.
- The inventory is charged separately (see additional charges).
Fully Managed
- The £375 set-up fee covers the inventory, tenant referencing, registering the deposit and the tenancy agreement.
- The check-out inventory at the end of the tenancy is charged separately.
All fees include VAT [confirm whether Khaira Lettings is VAT registered].
How letting with us works
We talk
We’ll go through your property, which service suits you and what needs to be in place before you let: your lender’s consent, the right insurance and the safety certificates.
We market your home
We advertise your property and conduct every viewing, so you don’t need to be there.
We find the right tenant
Every applicant is referenced and vetted before we introduce them to you. Who moves in is your decision.
We get it signed
We prepare the tenancy agreement, register the deposit, collect the first month’s rent and meet your tenant on move-in day to sign.
We look after it
With Fully Managed, we collect the rent, inspect the property, arrange repairs and handle the check-out when the tenancy ends.
Your rent, every month
Paid within one to two working days
Rent arrives by standing order. Once it’s in, we deduct any agreed costs and pay the balance to you by BACS, usually within one to two working days.
A statement with every payment
Every deduction itemised. We’ll send a copy to your accountant as well, if you like.
Invoices paid for you
Contractors’ invoices are paid from the rent, so there’s nothing for you to chase.
Additional charges
An independent inventory records the condition of your home at the start and end of every tenancy. It’s what any deduction from the deposit is measured against. The cost depends on the size of the property.
| Property size | Cost |
|---|---|
| Single room | £55.00 |
| 1 bedroom property | £100.00 |
| 2 bedroom property | £120.00 |
| 3 bedroom property | £140.00 |
| 4 bedroom property | £165.00 |
| 5 bedroom property | £220.00 |
| Certificate | Cost |
|---|---|
| Energy Performance Certificate (EPC) | £75.00 |
| Gas Safety Certificate | £90.00 |
| Electrical Installation Condition Report (EICR), where no remedial work is needed | £175.00 |
Before you let
We’ll need to see three things before we can market your property:
- Proof of ownership, such as your Land Registry title
- Your buildings insurance
- Your passport or driving licence
Tax
You’ll need to declare rental income to HMRC and pay any tax due. If you live outside the UK, you’ll need an HMRC exemption certificate before rent can be paid to you without tax deducted.
Insurance
Tell your insurer before the property is let. Most change their terms for rented homes, and you’ll want landlord’s liability cover.
Getting your home ready
A well-prepared home lets faster, and to better tenants. What to sort out before move-in:
Repairs and safety
Gas, electrics, plumbing, drainage, heating and hot water all need to be safe and working. Repairs are the landlord’s responsibility, unless the tenant caused the damage.
Furniture
You can let furnished, part furnished or unfurnished. At the very least, leave good carpets, curtains and light fittings, and expect normal wear and tear.
Personal belongings
Take ornaments, pictures, books and anything sentimental with you. Boxed items can stay in the loft at your own risk. Leave the cupboards clear.
The garden
Neat, tidy and the lawn cut. Your tenant must hand it back in the condition recorded in the inventory.
Cleaning
The home needs to be thoroughly clean when your tenant moves in. If it isn’t returned that way, cleaning is arranged at the tenant’s expense.
Instructions
Leave instructions for the boiler, hot water, appliances and any alarm, along with the bin day and anything else worth knowing.
Keys
One full set per tenant. If we manage the property, we’ll cut any duplicates and keep a set for inspections and repairs.
Bills
Pay regular costs, such as service charges, by standing order or direct debit. We move Council Tax and the utilities into the tenant’s name, and the inventory clerk reads the meters before move-in.
What the law requires
Letting comes with legal duties. We’ll make sure every one is met; this is what they are.
Gas safety
Every gas appliance and flue must be checked by a Gas Safe registered engineer within 12 months of installation, then every year (Gas Safety (Installation and Use) Regulations 1998).
- Keep appliances, flues and pipework safe at all times
- Keep records of every check and repair for at least two years
- Give new tenants the certificate before they move in, and existing tenants within 28 days of each check
Electrical safety
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require you to:
- Have the electrics inspected and tested by a qualified person before a tenancy starts, and at least every five years after that
- Give the report to tenants (within 28 days for existing tenants, before move-in for new ones) and to the council within 7 days if asked
- Finish any remedial work within 28 days and confirm it in writing to the tenant and the council
We also recommend testing any appliances you supply. Councils can fine up to £30,000 per breach.
Fire safety of furniture
Upholstered furniture, beds, mattresses, sofa beds, cushions and pillows supplied with the property must meet fire-resistance standards and carry a permanent label (Furniture and Furnishings (Fire) (Safety) Regulations 1988).
Furniture made before 1950, bed linen, curtains and carpets are exempt. Anything that doesn’t comply must go before the tenancy starts.
Smoke and carbon monoxide alarms
Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022:
- A smoke alarm on every storey with living accommodation
- A carbon monoxide alarm in any room with a fixed combustion appliance (not gas cookers)
- Alarms working at the start of each tenancy, and fixed promptly once reported
Deposit protection
Every deposit must be protected in a government-approved scheme within 30 days, and the tenant given the prescribed information about how it’s protected.
With either of our services, we register the deposit with the Tenancy Deposit Scheme’s custodial scheme for you.
Energy performance
Prospective tenants must be given a valid Energy Performance Certificate, free of charge, before a viewing. EPCs last ten years, and we can arrange one through our accredited assessors.
Rented homes must be rated E or above. Letting an F or G property is unlawful without a registered exemption, and fines can reach £4,000.
Legionella
You must assess and manage the risk of Legionnaires’ disease, keeping taps, showers and water tanks properly maintained. The Health and Safety Executive publishes guidance.
Reasonable adjustments
Under the Equality Act 2010 (which replaced the Disability Discrimination Act), you must make reasonable adjustments for disabled tenants and applicants when asked, such as changing a policy or providing an auxiliary aid. You don’t have to alter the physical features of the property.
Renters’ Rights Act 2025
The Renters’ Rights Act, in plain English
The biggest change to private renting in England in more than 30 years. Most of it took effect on 1 May 2026, and more is on the way. Tenants have stronger rights and mistakes cost more, so it pays to know where you stand.
Section 21 has gone
You can no longer end a tenancy without a reason. Possession needs a valid Section 8 ground.
No more fixed terms
Assured shorthold tenancies have been replaced by rolling assured periodic tenancies.
Tenancies run on
A tenant can stay until they give notice, or until you prove a legal ground for possession.
Two months’ notice
Tenants can leave at any time by giving two months’ notice.
New grounds for possession
Including selling the property, you or your family moving in, serious rent arrears and antisocial behaviour.
One rent rise a year
By Section 13 notice, to the market rate. Tenants can challenge an increase at tribunal.
No bidding wars
You can’t accept offers above the advertised rent.
Limits on rent in advance
Large upfront payments beyond the new legal limits are no longer allowed.
Pets
Tenants can ask to keep a pet, and you can only refuse with good reason.
No blanket bans
You can’t turn applicants away because they receive benefits or have children.
Written terms
Tenants must be given written terms, the government information sheet and the prescribed documents on time.
Tougher enforcement
Councils can impose higher fines and larger rent repayment orders, and investigate more.
What’s live, and what’s coming
From 1 May 2026
Phase 1in force
- Section 21 abolished
- Periodic tenancies
- New Section 8 grounds
- Annual rent increase rules
- The right to request a pet
- Anti-discrimination rules
- No rental bidding
- Limits on rent in advance
Expected late 2026
Phase 2
- A national Private Rented Sector Database, where you may need to register properties and upload certificates
- A Landlord Ombudsman that every private landlord must join
- Stronger council enforcement powers
Expected 2027 onwards
Phase 3
- The Decent Homes Standard extended to private rentals
- Awaab’s Law: strict deadlines for fixing damp, mould and serious hazards
- More digital compliance tracking
What to do now
- Review your tenancy agreements
- Update how you handle possession
- Keep better records
- Inspect the property regularly
- Get ready to register on the property portal
- Budget for higher standards
- Deal with repair requests quickly
Keeping up with all of this is part of what we do. If you’d rather not track it yourself, we’ll do it for you, and tell you in plain English when something changes.
