67 questions people actually ask
Not a marketing FAQ. These are the questions that come up in the community, on discovery calls and in Google, answered properly, including the ones where the honest answer is “that depends” or “don’t do that”. Free to read, no email required.
The questions almost everybody asks in their first month, how much money you need, whether it is too late, and what to do first.
8 questions →Serviced accommodation & short letsThe most-asked questions about running serviced accommodation in the UK, planning, licensing, mortgages, insurance, and whether it still works.
9 questions →Rent-to-rentWhether it is legal, what consent you need, what a proper agreement looks like, and how people lose money doing it badly.
8 questions →HMOs and multi-letsLicensing, Article 4, room sizes, fire safety and the numbers, what actually determines whether an HMO works.
8 questions →Buy-to-let & mortgagesDeposits, stress tests, Section 24, company versus personal, and whether buy-to-let still stacks at current rates.
8 questions →Deal sourcing & complianceWhat you legally must have in place before you take a penny for a deal, and what sourcing actually pays.
7 questions →Money, finance & raising capitalBridging, joint ventures, private investment, and the rules that decide whether asking someone for money is lawful.
6 questions →Law, tax & complianceThe Renters' Rights Act, deposits, right to rent, licensing penalties, and the obligations people find out about too late.
7 questions →Training, mentoring & choosing a courseHow to judge a property course, what mentoring is genuinely worth, and the questions worth asking before you spend anything.
6 questions →67 answers across 9 topics. Something missing? Create a free account and ask it in the community, we answer them.
Most asked right now
How much money do I actually need to start in UK property?
It depends entirely on the strategy, and this is where most beginners get the wrong answer. To buy a buy-to-let you realistically need 25% deposit plus stamp duty, legals and a refurb buffer, on a £150,000 property that is around £45,000–£50,000. To start rent-to-rent or rent-to-serviced-accommodation you need a deposit, first month's rent, furnishing and a working float, which for a two-bed flat is typically £6,000–£12,000. Deal sourcing needs the least capital but the most compliance: redress scheme membership, ICO registration, anti-money-laundering supervision and professional indemnity insurance run to roughly £1,000–£1,500 a year before you earn anything. Anyone telling you that you can start with nothing is either not counting properly or selling you something.
Do I need a limited company to start?
Not to start, but it matters more than people think once you own property. Since Section 24 fully phased in, higher-rate taxpayers holding buy-to-lets personally cannot deduct mortgage interest as a cost, they get a 20% tax credit instead, which can push you into paying tax on income you never actually received. Companies still deduct finance costs in full, which is why most new buy-to-let purchases now go into limited companies. For rent-to-rent and serviced accommodation the calculation is different again because it is a trading business rather than a property investment. Get an accountant who does property specifically before you buy anything, moving a property into a company later triggers stamp duty and potentially capital gains tax.
What is the very first thing I should do?
Pick one strategy and one area, then go and look at twenty properties in it. Not online, physically. The single biggest predictor of whether someone succeeds is whether they have built a real picture of one small area: what rents actually achieve, which streets are which, what the agents are like, where the Article 4 boundary runs. People who skip this stage spend a year 'researching' and never buy anything. Our free Area Report tool will give you crime, flood, Article 4 and EPC data for any postcode in about ten seconds, use it as the start of that picture, not the end.
Is it too late to get into property in 2026?
No, but the easy version is over and pretending otherwise does you no favours. Rates are far above the 2010s, Section 24 has removed the tax edge from personal buy-to-let, the Renters' Rights Act 2025 has abolished Section 21 and fixed-term ASTs, and short-let licensing is spreading. What has actually happened is that the margin has moved from 'buy anything and wait' to operational skill: better deals, tighter management, strategies that add value rather than just holding. That is harder, but it also means the people who learn properly are competing against far fewer amateurs than in 2015.
Should I quit my job to do property full time?
Almost certainly not yet, and be suspicious of anyone who encourages it early. A job is the cheapest funding you will ever have: it gets you mortgages, it covers the months where a deal goes wrong, and it removes the desperation that makes people take bad deals. The usual sensible sequence is to build the income first while employed, prove it survives a bad quarter, and only then consider leaving. Most people who go full time too early end up taking a worse job eighteen months later.
How long before I actually make money?
Rent-to-rent and rent-to-SA can produce income in one to three months because you are not buying anything, the constraint is finding a landlord who will consent and getting the property live. Buy-to-let takes three to six months from offer to first rent, and the money is mostly capital growth and modest cashflow. HMO conversions run six to twelve months. Deal sourcing can pay in weeks but only after your compliance is set up and you have built a buyer list. Anyone promising a specific figure in a specific number of days is quoting their best case as if it were typical.
What is the most common mistake beginners make?
Buying the strategy that was sold to them rather than the one that fits their situation. Someone with £60,000 and no time does not need a rent-to-rent course; someone with £5,000 and evenings free cannot do BRRR. The second most common is under-costing, leaving out voids, management, maintenance, licensing, insurance and the tax, then being surprised when a deal that showed £400 a month actually makes £90.
Do I need to know a lot about building work?
You need to know enough not to be lied to. That means understanding roughly what a rewire, a new boiler, a bathroom and a kitchen cost in your area, being able to spot damp, movement and a failing roof, and knowing which jobs need building regulations sign-off. You do not need to be able to do the work. The expensive gap is not skill, it is accepting a builder's price without a written schedule of works.
Do I need planning permission to run a property as a short let?
This is the single most-asked serviced accommodation question in the UK, and the answer has changed. In England the government has legislated for a new planning use class (C5) for short-term lets plus a national registration scheme; in London the 90-night rule under the Greater London Council (General Powers) Act has applied for years and letting beyond it needs planning permission. Scotland already requires a short-term let licence everywhere and Edinburgh operates a control area where change of use is needed. Wales has a statutory registration scheme. So the honest answer is: it depends on your nation, your council and whether a control area or Article 4 direction applies, and you must check with the specific local planning authority before you sign anything, not after.
Will my mortgage let me do short lets?
Usually not without permission. A standard residential mortgage almost always prohibits letting at all, and a normal buy-to-let mortgage typically requires an assured shorthold tenancy, which a short let is not. Doing it anyway is a breach of contract that can trigger the loan being called in and invalidate your insurance at the same time. The routes that work are a lender who explicitly permits short lets or holiday lets, a specialist holiday-let product, or, if you are renting rather than buying, a landlord whose own lender and freeholder have agreed in writing.
Can I do rent-to-serviced-accommodation without owning property?
Yes, and it is the most common low-capital entry into short lets. You take a property on a lease or management agreement, furnish it, and let it nightly. The whole model lives or dies on consent: the landlord must have permission from their lender, their freeholder if leasehold, and their insurer, and the agreement must permit sub-letting for short stays. Deals done on a handshake or a standard AST with a wink are the ones that collapse, usually about four months in, when a neighbour complains and the freeholder writes to the landlord.
How much can I actually make from one SA unit?
A realistic UK two-bed in a decent city location might gross £2,500–£3,500 a month at 70–80% occupancy, against rent of £900–£1,200, bills of £250–£350, cleaning of £300–£500, platform fees of 3–15% and consumables. Net to you is commonly £500–£1,000 a month per unit once everything is counted, and materially less in a weak month or a poor location. The screenshots showing £4,000 net per unit are either exceptional properties, exceptional events weeks, or not counting the cleaner properly.