First-Time Landlord Guide
Your complete roadmap to becoming a successful landlord in Edinburgh. From legal requirements to finding your first tenant.
📞 Get Expert GuidanceYour Journey to Becoming a Landlord
Follow these 7 essential steps
Register as a Landlord
Legal Requirement: All landlords in Scotland must register with their local council before renting out a property.
- Apply through your local council (Edinburgh City Council for Edinburgh properties)
- Fee: Approximately £55-£88 depending on number of properties
- Processing time: 4-6 weeks
- Valid for 3 years
We can help: We'll guide you through the registration process and ensure all paperwork is correct.
Get Your Property Ready
Legal Requirements: Your property must meet the Repairing Standard before you can let it.
Budget: £500-£2,000 for certificates and compliance work
Get Landlord Insurance
Protect Your Investment: Standard home insurance won't cover rental properties.
Coverage you need:
- Buildings insurance (mandatory if you have a mortgage)
- Landlord liability insurance (protects against tenant injuries)
- Contents insurance (if providing furnished property)
- Loss of rent cover (optional but recommended)
Typical cost: £200-£400 per year
Set the Right Rent
Price it right from the start: Too high and it sits empty. Too low and you leave money on the table.
How we help:
- Free rental valuation based on local market data
- Analysis of comparable properties in your area
- Advice on optimizing rent vs. minimizing void periods
Average Edinburgh rents (2026): 1-bed: £950-£1,200 | 2-bed: £1,200-£1,600 | 3-bed: £1,500-£2,000
Market Your Property
Attract Quality Tenants: Professional marketing makes all the difference.
Our full-service approach:
- Professional photography and floorplans
- Listings on major portals (Rightmove, Zoopla, OnTheMarket)
- Social media promotion
- Accompanied viewings
- Applicant pre-screening
Time to let: Average 2-3 weeks with professional marketing
Tenant Referencing & Selection
Choose the Right Tenant: Thorough referencing prevents problems down the line.
Our screening process:
Cost: £30-£50 per applicant (typically paid by tenant)
Sign the Tenancy & Move In
Legal Requirements: Scotland uses a model Private Residential Tenancy (PRT).
We handle all the paperwork:
- Private Residential Tenancy Agreement
- Deposit registration with approved scheme (within 30 days)
- Provide tenant with required documents (EPC, EICR, gas safety, etc.)
- Professional inventory and check-in report
- First month's rent and deposit collection
Deposit protection schemes: SafeDeposits Scotland, Letting Protection Service Scotland, mydeposits Scotland
What Does It Cost?
Budget for these one-time and ongoing expenses
| Expense | Typical Cost | Frequency |
|---|---|---|
| Landlord Registration | £55-£88 | Every 3 years |
| Gas Safety Certificate | £60-£90 | Annual |
| EICR (Electrical Safety) | £150-£300 | Every 5 years |
| Energy Performance Certificate | £60-£120 | Every 10 years |
| Landlord Insurance | £200-£400 | Annual |
| Professional Inventory | £120-£200 | Per tenancy |
| Property Management (Full) | 10-12% of rent | Monthly |
| Letting Only Service | 4-6 weeks rent | Per tenancy |
💰 Budget for Maintenance
Rule of thumb: Set aside 10-15% of rental income for repairs and maintenance. Things break, and you're legally required to fix them promptly.
Understanding Landlord Tax
Rental income is taxable, but there are allowable expenses.
Allowable Expenses:
- Letting agent fees and property management
- Repairs and maintenance (not improvements)
- Insurance
- Utility bills you pay
- Council tax (if you pay it)
- Ground rent and service charges
- Legal and accountancy fees
⚠️ Important Tax Changes
Mortgage interest relief: You can no longer deduct mortgage interest from rental income before calculating tax. Instead, you get a 20% tax credit. This significantly impacts higher-rate taxpayers.
Tax Reporting Requirements
You must register for Self Assessment if:
- Your rental income is over £1,000 per year
- You're not already in Self Assessment
Key deadlines:
- 5 October: Register for Self Assessment (if new landlord)
- 31 October: Paper tax return deadline
- 31 January: Online tax return and payment deadline
Let Us Handle the Details
From legal compliance to finding quality tenants, we make being a landlord stress-free.
✓ Full Management
10-12% + VAT
✓ Letting Only
4-6 weeks rent
✓ Rent Collection
5% + VAT