Setting Up a Tenancy from Start to Finish – Including How to Find a Tenant Through ELA

easternlandlords
22 hours ago
4 min read

Looking to let your property?

This guide walks landlords through every step of setting up a tenancy, from preparing your property to finding tenants through the Eastern Landlords Association (ELA). Plus, we cover the major changes coming on May 1st, 2026 under the Renters’ Rights Act, so you stay compliant and avoid costly mistakes.

Step 1: Prepare Your Property

Before advertising, ensure your property meets all legal and safety requirements:

Gas Safety Certificate
Electrical Safety Check (EICR)
Smoke and Carbon Monoxide alarms
Energy Performance Certificate (EPC)
Compliance with selective licensing if applicable

Also consider:

Maintenance and improvement works – Fix any outstanding repairs and consider upgrades (fresh paint, modern fixtures, improved flooring) to offer a comfortable, attractive home. A well-presented property not only meets legal standards but also appeals to quality tenants.

Step 2: Advertise Your Property

As an ELA member, you can list your property on Zoopla for free. To make the most of this opportunity, you’ll need to provide the right information.

What to Send:

Full property specification (number of bedrooms, bathrooms, key features)
High-quality photos – the better and more numerous the pictures, the more likely you are to attract a good tenant
Property address – (full address not show on advert) so we can locate a valid EPC
Any additional details you want included in the advert (e.g., parking, garden, pet policy, nearby amenities)

Once you’ve gathered this information, email everything to:📧 info@easternlandlords.org.uk

Tip: Professional-quality photos and a clear, detailed description make your listing stand out and help secure reliable tenants faster.

Step 3: Screen Potential Tenants

Tenant checks are essential to protect your investment. ELA offers two options:

Basic Check – £20 per tenant Includes online credit referencing to identify bad credit history.
Ultimate Reference – £30 per tenant (Recommended)
Includes:
- Full credit check
- Bank statement review
- Payslip verification
- Employer referencing
- Sanction checks (to ensure the tenant is not listed on any financial or legal sanctions database)
  
  We also do guarantor referencing checks (this must include Sanctions checks)

These checks help ensure you select reliable tenants and reduce the risk of arrears or disputes.

Important Tip:

With all the legislative changes coming into force, now is the time to consider extra security measures:

Do you want a guarantor with an asset – This adds a layer of protection if the tenant defaults.
Is now the time to consider rent protection insurance – This can safeguard your income against missed payments and reduce financial risk.

These steps help ensure you select reliable tenants and protect your investment in an evolving regulatory environment.

Step 4: Draft a Compliant Tenancy Agreement

Here’s where the big changes come in:

Before May 1st, 2026	After May 1st, 2026 (Renters’ Rights Act)
Fixed-term ASTs allowed (6 or 12 months typical)	All new tenancies will be periodic from day one
Section 21 “no-fault” evictions permitted	Section 21 abolished – landlords must use Section 8 grounds
Tenant notice periods vary by agreement	Tenants can leave anytime with two months’ notice
Standard possession process	Revised notice periods for certain grounds (e.g., selling property)

ELA provides updated tenancy templates to ensure compliance with these new rules.

Step 5: Collect Deposits and Register Them

Before May 1st:

You can take the deposit as soon as the tenancy is agreed and before signing the agreement.

After May 1st:

You cannot take the deposit until after the Assured Periodic Tenancy (APT) has been signed.

This is a key compliance change under the Renters’ Rights Act, so make sure your process reflects this.

Step 6: Inventory and Check-In

An inventory is essential to protect you in case of disputes at the end of the tenancy.

DIY Option: You can do the inventory yourself, but it must be very detailed with lots of photos of every room, fixtures, and fittings.
Why It Matters: You may need to rely on this inventory at the end of the tenancy if you need to claim from the deposit for damage or missing items. The more detail and evidence you include, the stronger your position will be.
Professional Option: Companies like AAInventories can prepare a full report and even handle the tenant check-in for you, giving peace of mind and reducing risk.

Step 7: Ongoing Management

Managing a tenancy doesn’t stop at move-in. Good communication and clear processes are key:

Provide tenants with a clear guide on how to report issues (email, phone, or online portal) and what to do in emergencies or out-of-hours situations.
Set expectations for timeframes: For example:
- Urgent issues (e.g., no heating in winter) – aim to resolve within 24 hours.
- Non-urgent issues (e.g., a slow dripping tap) – may take up to two weeks, especially if your plumber is busy with gas safety checks.
Offer flexibility: For minor repairs like a stiff door or window hinge, you can allow tenants to find someone themselves. If they can get a quicker solution and provide a reasonable quote, you can agree to cover the cost. This keeps tenants happy and avoids unnecessary delays.