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We unpack the most common landlord questions from forums and give clear, practical answers you can evidence. From who chooses the tenant to EPC rumors, deposit pitfalls, and rent rises, we share what to do, what to document, and what to avoid.

• landlord retains final say on tenant selection, no discrimination, consistent affordability criteria
• provide and certify safe cooking facilities, control installation, document compliance
• meter photos and timely notifications prevent liability for outgoing tenants’ utilities
• smoke and CO alarms must be restored promptly once notified, evidence all actions
• protect deposits within 30 days or face one to three times penalties per breach
• insured vs custodial deposit schemes, control versus simplicity trade-offs
• EPC only required when marketing, plan low-cost upgrades, watch 2030 policy shifts
• maintain gas safety during possession efforts, record all access attempts
• serve notices via email if permitted, plus hand delivery with timestamped photos
• raise rents annually with Section 13 and comparables, avoid painful catch-up jumps
• rent guarantee insurance covers arrears and legal costs, claim before 30 days, not retrospective

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