How Letting Agents Can Spot a Bad Landlord
- Executive Property Management
- Aug 26
- 3 min read
Letting agents are often the bridge between tenants and landlords, tasked with balancing compliance, property standards and good communication. While much attention is rightly paid to spotting bad tenants, recognising the signs of a bad landlord is just as important, particularly when your agency’s reputation and legal obligations are at stake.
The UK’s new national landlord database is aimed at preventing rogue landlords from making it to the market, making it even more important for letting agents to be on the ball
Here’s how to spot a bad landlord before problems arise, and why doing so protects not only tenants but also your agency’s credibility and operations.
Poor Property Condition from the Outset
One of the most obvious red flags is a property that’s already in poor condition before letting. Signs include:
Broken appliances or fittings
Outdated gas or electrical systems
Inadequate fire safety precautions (no smoke alarms, no fire doors in HMOs etc)
A good landlord will address these issues before marketing the property. A bad landlord might delay repairs, hoping the agent or tenant won’t notice or, worse, push the responsibility onto you.
Tip: Always carry out a detailed pre-instruction inspection and flag non-compliance immediately. If the landlord is unwilling to make improvements, reconsider taking on the property.
Reluctance to Comply with Legal Requirements
Letting property in the UK comes with legal responsibilities. A landlord who avoids or delays compliance is putting your agency at risk. Warning signs include:
Incomplete or missing gas safety, EICR or EPC certificates
No deposit protection scheme in place
Unwillingness to obtain a selective or HMO licence
Vague or misleading answers about past legal issues
Tip: Use a thorough landlord onboarding checklist. Be clear that legal compliance is not optional and build clauses into your agency agreement to protect against non-compliance.
Unclear or Non-Existent Communication
Good landlords communicate promptly and professionally. If you’re chasing replies for weeks or get inconsistent answers, this can be a sign of a landlord who won’t be responsive to tenant issues either.
Tip: During onboarding, note how long it takes the landlord to respond to emails and phone calls. Frequent silence or evasiveness can be a sign of future problems.
Previous Negative Reviews or Reputation
Tenants talk, and in today’s digital world, it’s easy to find reviews and feedback. Search landlord names and company details online. This includes on forums, Trustpilot, Google Reviews or social media. Poor feedback, disputes or even tribunal decisions can help you make a more informed decision.
Tip: If your agency is part of a network or association, share intelligence with others to stay informed about problematic landlords in your area.
Focus on Profit Over People
All landlords want their investment to perform, but a bad landlord only sees tenants as cash flow. Signs include:
Pushing for excessive rent above the market rate
Refusing to consider tenant requests for basic improvements
Resisting fair maintenance spend
Pressuring you to cut corners or ignore minor compliance issues
Tip: Always benchmark rent values and be prepared to walk away if a landlord’s expectations are unrealistic. A property that is overpriced or poorly maintained reflects badly on your brand.
Avoid the Pitfalls of a Bad Landlord
By providing a comprehensive property management service, you avoid some of the issues caused by a bad landlord. This includes attentive maintenance and easy onboarding of tenants. Don’t leave it to chance; get Executive Property Management Services to take control of these aspects of renting properties. Call now on 0208 5757630.
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