The Property Clues Blog
Straight-talking guides for UK landlords: tax, deals, compliance and what the 2027 changes mean for you.
The Property Clues Market Brief: this month's UK property update
The figures that moved, the tax and legislation changes coming, and what's driving them, updated regularly.
Problem tenants: arrears, damage and possession 5 guides
How to evict a tenant in England in 2026: Section 8 after Section 21
Section 21 ended on 1 May 2026. How Section 8 notices, grounds, notice periods and court usually work now, and the records solicitors ask for.
Tenant not paying rent? Grounds 8, 10 and 11 explained for 2026
The 3-month Ground 8 threshold, Universal Credit delays, part payments before the hearing, and the rent schedule a claim needs.
Check-in inventory for landlords: the record behind most deposit disputes
What a check-in inventory should record, tenant signatures, photos, fair wear and tear, and what deposit schemes look at.
Tenant damaged the property? Deposit claims, Ground 13 and keeping the right records
Deposit deductions, betterment, disputes, Ground 13 and the dated records that help either way.
Case examples: arrears, deposits and possession records
Illustrative examples, with made-up details, of how landlords and agents keep dated records for arrears, deposit disputes and possession.
Comparisons and how-to guides 8 guides
Commercial rent reviews explained: RPI, CPI, caps and collars
How commercial rent reviews work in the UK: open market, RPI or CPI-linked and fixed uplifts, with caps, collars and upward-only clauses, and a worked example.
Landlord software for portfolios: per-property fees compared
What Hammock, Landlord Studio, Landlord Vision and PaTMa cost at 5, 10 and 20 properties, compared like for like with Property Clues, which has no…
Landlord software without a monthly subscription
UK landlord software compared on cost over three years: Hammock, Landlord Studio, Landlord Vision, PaTMa and the one-off Property Clues toolkit. What…
Deal analysis without a subscription
PropertyData costs £15–£60 a month + VAT. If you mainly need buy-to-let, BRRR, HMO and development calculators, here is how a spreadsheet and the…
Tools for a landlord with one property
What a UK landlord with one rental property actually needs: records, tax, MTD, compliance and the cheapest tools for each, from free spreadsheets and…
Making Tax Digital for landlords: your options
Who MTD for Income Tax applies to, the quarterly deadlines, and the four ways UK landlords can meet it: accountant, all-in-one MTD software, bridging…
How to work out HMO yield room by room
Step-by-step HMO yield and cashflow, room by room: gross yield, bills, licensing, voids and net yield, with a worked example and a comparison of…
How to analyse a BRRR deal
Buy, refurbish, refinance, rent: how to work out total money in, the refinance and the money left in the deal, with a worked example including stamp…
Tax and income 4 guides
Sell, keep or incorporate your buy to let? How to compare the options
Comparing the three options for a buy to let in 2026: selling and Capital Gains Tax, keeping it under Section 24, or moving it into a limited company.
Rental Income & Section 24: what you'll actually keep after tax
What is left after tax once Section 24 has done its work, compared with the old rules and a company.
Incorporating a rental portfolio: how the numbers compare
Annual saving, one-off cost and payback period for holding rentals in a company, worked from your own numbers.
Landlord tax returns: capital vs revenue, and the errors HMRC looks for
Capital vs revenue, replacement relief and the errors HMRC commonly flags on landlord returns.
Deals 4 guides
Development appraisal explained: GDV, profit on cost and land value
How to appraise a small property development in the UK: gross development value, costs, profit on cost and on GDV, and residual land value, with a worked example.
Rent to rent in the UK: how to work out if a deal makes money
How rent to rent profit really works in the UK: guaranteed rent, bills, voids, setup costs and payback, with a worked HMO example.
Analyse any buy-to-let in seconds: yields, cashflow and the post-tax truth
Yields, cashflow, a rate-rise stress test and the post-tax return for one rental purchase, on one page.
Deal sourcing: is the discount real and is your fee justified?
The day-one equity a below-market-value deal creates, and whether a sourcing fee stacks up.
Admin and records 2 guides
Track every expense against the right HMRC box, ready for MTD
Every property cost logged against its SA105 box, with Making Tax Digital for Income Tax in view.
Snap a receipt, check the figures, log it in seconds
Reading a receipt in the browser, checking the figures and filing it by SA105 category.
Data and market 2 guides
Highest rental yields in the UK by region (2026)
Average gross rental yields for every UK region, from official HM Land Registry prices and ONS rents, and what they mean for buy to let.
Market rent vs Local Housing Allowance: can a benefits tenant afford it?
Typical market rent and Local Housing Allowance side by side, with the shortfall for an area.
Legal and compliance 2 guides
EPC C by 2030: what landlords need to know and what upgrades cost
The 2030 energy standard for rented homes in England: the deadline, the £10,000 cost cap, what counts towards it, and how to plan upgrades.
The 2026 landlord compliance checklist: fines up to £30,000
Every core legal duty for landlords in England, with deadlines and penalties, updated for the Renters' Rights Act.