Rent-to-Rent: The Complete Beginner's Guide

Rent-to-rent, in plain terms, means you rent a property from a landlord and sublet it for a higher total income, keeping the difference as profit. It is the lowest-capital way into UK property, but it is a real business with legal duties, not passive income.

What is Rent-to-Rent?

Rent-to-rent (R2R) is a property strategy where you rent a property from a landlord, then sublet it to generate a higher income. The difference between what you pay the landlord and what you earn from subletting is your profit.

There are two main R2R models:
Serviced Accommodation (SA)

You rent a property and operate it as short-term accommodation (like Airbnb). Income comes from nightly or weekly bookings from guests.

Pros: Higher income potential, flexibility in pricing

Cons: More management, variable income, seasonal fluctuations
HMO (House in Multiple Occupation)

You rent a property and let individual rooms to separate tenants. Income comes from monthly room rents.

Pros: Stable income, less management, lower void risk

Cons: Lower margins, licensing requirements, longer tenant turnover

Why do landlords agree to R2R?

Understanding landlord motivations is key to securing deals:

Guaranteed Rent

You pay the landlord a fixed amount regardless of occupancy. They get certainty; you take the risk and reward.

Hands-Off Management

You handle everything: maintenance calls, tenant issues, cleaning, admin. The landlord just receives their rent.

Property Care

Professional operators often maintain properties better than typical tenants. Some landlords value this highly.

Longer Terms

R2R agreements are typically 3-5 years, offering landlords stability without the hassle of finding new tenants.

Is R2R right for you?

R2R works best if you:
Have limited capital (no deposit for purchases)
Want to learn property management with less financial risk
Have time to dedicate to building the business
Are comfortable with sales and negotiation
Can handle variable income initially

R2R might not be right if you:
Want completely passive income
Aren't comfortable with face-to-face negotiations
Can't absorb a few months of losses while building occupancy
Want to build long-term equity

What are the legal requirements?

Important: This is general information, not legal advice. Always consult a solicitor for your specific situation.

Permission to Sublet

You must have explicit written permission from the landlord (and their mortgage lender if applicable) to sublet. This should be in your contract.

Planning Permission
SA: Some councils require planning permission for short-term lets, especially in London (90-day rule)
HMO: Properties with 5+ tenants from 2+ households need a mandatory HMO licence

Safety Compliance

You're responsible for:
Annual gas safety certificates
Electrical safety (EICR every 5 years)
Fire safety (smoke alarms, carbon monoxide detectors, fire doors in HMOs)
Furniture fire safety regulations
Legionella risk assessment

Insurance

Standard landlord insurance won't cover R2R. You need:
Contents insurance for your furnishings
Public liability insurance
Potentially commercial property insurance

Business Registration
Register as self-employed or limited company
Register with HMRC for tax
Consider VAT registration if turnover exceeds threshold

How do you find your first deal?

Where to Find Landlords

Direct Approaches
Rightmove/Zoopla: Contact landlords of properties listed for rent
Gumtree/Facebook Marketplace: Often more flexible landlords
Letting agents: Ask if any landlords would consider R2R
Landlord forums: Build relationships online

Networking
Property networking events
Landlord associations
LinkedIn outreach
Referrals from other R2R operators

Marketing
Leaflet drops to rental properties
Google Ads targeting "guaranteed rent"
Your own website showcasing your service
Social media presence

The Pitch to Landlords

Focus on benefits to them:
Guaranteed rent paid on time, every month
No void periods - you pay regardless of occupancy
No management headaches - you handle everything
Property maintained to high standards
Long-term agreement (3-5 years)
Professional operation with insurance and compliance

Due Diligence

Before committing to any deal:
Run the numbers: Projected income vs guaranteed rent + costs
Check location demand: Airbnb search, local market research
Inspect thoroughly: Hidden maintenance issues will eat profits
Verify ownership: Land Registry check
Check planning: Any restrictions on use?
Review lease carefully: Solicitor review essential

How do you run the numbers?

SA Deal Example

2-bed flat in Manchester:
Rent to landlord: £1,200/month
Projected SA income: £2,400/month (at 70% occupancy)
Costs (bills, cleaning, supplies, platform fees): £600/month
Monthly profit: £600

HMO Deal Example

4-bed house in Leeds:
Rent to landlord: £1,000/month
Room rents: 4 x £500 = £2,000/month
Costs (bills included in rent, maintenance): £400/month
Monthly profit: £600

Costs to Factor In
Initial setup (furniture, supplies): £2,000-10,000
Monthly bills (utilities, WiFi, TV licence)
Cleaning (SA: per turnover; HMO: communal areas)
Maintenance and repairs
Platform fees (Airbnb: 3%, Booking.com: 15%)
Insurance
Accounting/legal
Contingency (aim for 10%)

Before you commit to anything, run the deal through the free deal calculator. If it does not clear your minimum profit at a conservative occupancy, it is not a deal yet.

How do you set up your first property?

Furnishing on a Budget
IKEA for basics
Facebook Marketplace for quality second-hand
Wayfair sales
Dunelm for soft furnishings
Prioritise beds and sofas - these get the most use

Essential Equipment

Kitchen: Full cookware, crockery, cutlery, kettle, toaster, microwave

Bathroom: Towels, toiletries, hairdryer

Bedroom: Quality bedding, pillows, blackout curtains

Living: TV with Netflix, WiFi, comfortable seating

Practical: Iron, vacuum, mop, cleaning supplies

Creating Your Listing
Professional photos
Compelling description highlighting unique features
Accurate amenity list
Competitive pricing based on local research
Clear house rules

Why does your online presence matter?

Even as a new R2R operator, a professional online presence helps you:
Attract landlords: Shows you're a serious business
Get direct bookings: Avoid platform fees
Build credibility: Showcase your properties and reviews
Stand out: Most competitors don't have a proper presence

If you want to see how landlords and agents judge you before they meet you, run the free Credibility Score. It scores your online presence out of 100 and tells you exactly what to fix.

What are the common mistakes to avoid?
Not running the numbers properly: Hope isn't a strategy - calculate conservatively
Skipping legal advice: A bad contract can cost you everything
Underestimating setup costs: Budget 20% more than you think
Ignoring compliance: Fines and shutdowns kill businesses
Overpromising to landlords: Better to under-promise and over-deliver
No contingency fund: Have 3-6 months' rent in reserve
Trying to scale too fast: Master one property before adding more

How do you scale an R2R business?

Once your first property is profitable and systems are in place:

When to Add Property #2
First property is consistently profitable (3+ months)
Systems and processes are documented
You have reserves to cover setup and initial losses
You have capacity (or can outsource)

Building Systems
Cleaning team or company on retainer
Maintenance contacts for emergencies
Automated messaging for guest communication
Channel manager for multiple platforms
Accounting software

Growing Your Team

As you scale, consider:
Virtual assistant for guest communication
Property manager for on-ground issues
Bookkeeper for accounts

What do your first 90 days look like?

Days 1-30: Foundation
Research your target area thoroughly
Define your strategy (SA or HMO)
Set up business legally (company, insurance, accounts)
Build your landlord approach materials
Start networking and approaching landlords

Days 31-60: Secure Deal
View properties and run numbers
Negotiate with promising landlords
Legal review of contracts
Secure your first property

Days 61-90: Launch
Set up and furnish property
Create listings and photography
Launch on platforms
Get your first bookings/tenants
Establish operational systems

Conclusion

Rent-to-rent offers a genuine path into a property business without massive capital. But it's not passive income, it's a real business that requires work, learning, and persistence.

Start with the foundations, build your knowledge, secure one deal, and prove the model before scaling. Plenty of property businesses started with a single R2R deal.

If you want someone in your corner before you sign your first deal, book a discovery call and we will work out the right next step. If you would rather move at your own pace, the tools membership gives you the deal, compliance, and area-research tools I use with mentoring clients.

Frequently Asked Questions

Is rent-to-rent legal?

Yes, rent-to-rent is legal in the UK when done properly. The key is having written permission from the landlord (and their mortgage lender where relevant) to sublet, and meeting all safety and licensing rules. Doing it without permission is where operators get into trouble.

Do I need a licence for rent-to-rent?

It depends on the model. A standard rent-to-rent let may not need a specific licence, but an HMO with five or more tenants from two or more households needs a mandatory HMO licence, and some councils require selective or additional licensing. Always check with the local council before you commit.

How much money do I need to start rent-to-rent?

You avoid a purchase deposit, but you still need setup costs. Budget for furnishings, the first month's rent, insurance and a contingency. Many operators start a serviced accommodation or HMO deal with a few thousand pounds, though this varies by property and area.

What is the difference between SA and HMO rent-to-rent?

Serviced accommodation lets the property short-term to guests for higher but more variable income. HMO lets individual rooms to tenants on monthly rents for steadier income with lower margins. SA needs more day-to-day management; HMO carries more licensing duties.