The All Things Property Podcast

What should your letting agent actually be doing once the tenant has moved in? Simon Bacon of Preferential Properties and co-host Ian Sadler explain why the first 30 days can be the most important part of a tenancy.

This is part 2 of our 10-part series on property management. We cover early tenant queries and snagging, getting the inventory agreed and how an experienced agent tells a genuine repair from a tenant who just needs help. We also look at what an agent should handle without bothering the landlord, what has to go back to the landlord and the...

Finding a tenant is only the start. Between someone saying "I'll take it" and the keys being handed over, a good letting agent has a surprising amount to get right.

This is the first episode of a new 10-part series in which Simon Bacon and Ian Sadler lift the lid on property management: what your letting agent is actually doing, why it matters and where a good agent makes a real difference.

In this episode they cover referencing beyond a simple pass or fail, whether a previous landlord's reference can be trusted, right to rent...

Thinking about buying a buy-to-let property? Before you make an offer, these are the 20 questions every landlord should be asking.

This week Simon Bacon of Preferential Properties swaps roles and puts the questions to co-host Ian Sadler, a long-standing buy-to-let landlord. Together they cover location and tenant demand, yield versus capital growth, whether flats and family homes still make sense, refurbishment versus ready to let, the compliance checks to make before you buy, EPC ratings and selective licensing.

You'll also hear how to stress test a deal against rising mortgage rates, how to check whether...

Selling your property but not getting any offers? This week on The All Things Property Podcast, we dive headfirst into the top 20 questions every seller asks when their property just won’t budge. 

Join Ian Sadler and Simon Bacon for a refreshingly honest, practical conversation that strips away the corporate jargon and gets right to the heart of what’s blocking your sale, whether it’s price, presentation, strategy, or simply a tough market. From first impressions and curb appeal to dealing with agents and understanding buyer feedback, this episode is packed with real-world advice to help you unc...

20 Essential Questions Every Seller Must Ask Before Presenting Their Property for Sale.

Buyers aren't just looking at bricks and mortar. They're deciding whether they can see themselves living there, and presentation affects how many enquiries you get, the offers you receive and the price you finally achieve.

Simon Bacon and Ian Sadler work through the 20 questions every seller should ask before putting a property on the market: what buyers notice first, how much kerb appeal matters, whether to declutter and remove personal items, when redecorating is worth it and when it isn't, which small repairs...

Understanding Damp and Condensation: Practical Tips for Landlords and Tenants.

Is it damp or condensation? It is one of the most misunderstood issues in the private rented sector, and getting the answer wrong means fixing the wrong thing.

In this episode Simon Bacon and Ian Sadler work through 20 questions on damp, condensation and mould: what actually separates the two, what causes condensation, how much moisture an ordinary household puts into the air each day, why trickle vents should stay open, why mould so often appears behind furniture, whether black mould always means a building defect...

Property ownership is not a passive investment. Maintenance spending is not optional, and the only real question is whether it happens on your timetable or on the boiler's.

In this episode Simon Bacon and Ian Sadler work through the 20 questions landlords ask about maintenance: the difference between reactive and planned, which is genuinely cheaper over a full ownership cycle, why reactive is not always the wrong call, which parts of a property should be planned for and which are better handled as they arise, how often a property should be inspected, the costs landlords most consistently underestimate...

In this episode Simon Bacon and Ian Sadler work through the 20 questions landlords ask about presenting a property for rent: what tenants notice in the first thirty seconds, whether to redecorate before letting, why neutral decor still wins, whether to furnish (the answer depends more on where the property is than most landlords realise), how much energy efficiency now matters to tenants worried about running costs, what makes photographs work, and what move-in ready actually means in practice.

There is also one small operational habit Simon's agency has adopted that almost nobody talks about, and which quietly...

Most landlords choose a letting agent on fee percentage and a gut feeling about the person who turned up to the valuation. Both are the wrong place to start.

In this episode Simon Bacon and Ian Sadler work through the 20 questions landlords should be asking before they hand over their property: what a letting agent actually does day to day, the real difference between let-only and fully managed, why the quickest tenant is rarely the right tenant, what a proper referencing process includes, how to judge fees against value, and the one warning sign that should end...

Every privately rented home in England and Wales needs to reach EPC Band C by 1 October 2030, with a cost cap of £10,000 per property. If you own one rental or a portfolio, the planning window is open now.

In this episode Simon Bacon and Ian Sadler take 20 questions on EPCs and answer them in plain English: what the minimum standard is today, what to do if your property is rated D, E, F or G, how the cost cap and exemptions work, which improvements actually move a rating, whether a tenant can refuse access for works, and the t...

Can your landlord still evict you? Does your tenancy have an end date any more? And what actually happens if you challenge a rent increase?

Last week Simon Bacon and Ian Sadler answered the 20 questions landlords are asking about the Renters' Rights Act. This week the microphone flips: the 20 questions tenants are asking, answered calmly and in plain English. How rent increases now work and the £47 route to challenge one, the new rules on pets and inspections, what notice you give when you want to leave, and the 5 things every tenant needs to know under the new r...

Section 21 has gone, fixed-term tenancies have been abolished and the rules on rent increases have completely changed. So what does that actually mean for your rental property?

Since the Renters' Rights Act went live, the same questions keep landing with us. In this episode Simon Bacon and Ian Sadler answer the 20 questions landlords are asking most, in plain English: what happened to existing tenancies, how Section 13 rent increases work, which possession grounds you will actually use, whether you can still refuse pets or take a guarantor, and the one habit that protects you more than anything else...

Welcome to another episode of The All Things Property Podcast with Simon Bacon and Ian Sadler. Today, we’re diving into a topic that sits at the heart of every successful tenancy but is often misunderstood or overlooked: property inventories. Whether you’re a landlord or a tenant, understanding what a property inventory is—and what it isn’t—could be the difference between a smooth deposit return and a costly dispute.

In this episode, Simon Bacon and Ian Sadler break down what makes a thorough inventory, why detail counts, and how the right documentation protects everyone involved...

ost deposit disputes don't start at the end of a tenancy. They start on day one. In this episode, Simon Bacon of Preferential Properties and co-host Ian Sadler walk through the complete move-in and move-out checklist that protects landlords and tenants from end-of-tenancy disputes.

Simon draws on 17+ years of lettings management across North Birmingham to explain what should be in place before a tenant ever gets the keys: a photographic inventory and schedule of condition, key records, utility details and meter readings, and why the signed inventory is the single most important document in any deposit dispute.<...

What Really Happens During Tenant Referencing and Why Applications Don’t Always Pass.

Welcome to this episode of The All Things Property Podcast, where the conversation focused on the all-important subject of tenant referencing. The discussion explored what referencing actually involves, looking closely at how suitability for a tenancy is assessed beyond just ticking boxes. Several points were raised, including affordability calculations, credit history checks, the value and reliability of landlord references, and the nuances for self-employed applicants. A key theme that emerged was the balance between thoroughness and speed in the referencing process, as well as th...

Welcome back to The All Things Property Podcast with Simon Bacon and Ian Sadler. In this episode, the spotlight is on guarantors, a sometimes misunderstood but crucial part of the rental process. 

Simon and Ian  cut through the jargon to explain exactly what being a guarantor means, who is eligible, and the true extent of the responsibilities involved. 

They tackle common misconceptions, the impact of changing regulations, and why clear communication between landlords, tenants, and guarantors is more important than ever. 

If you think being a guarantor is just a formality, think again this...

Welcome back to The All Things Property Podcast, where Simon Bacon and Ian Sadler break down the realities of property management in a rapidly changing legislative landscape. 

To get the resource we mentioned, simply email [email protected], and we'll send it over. 

This week, we’re tackling what it really takes to end a tenancy under the new rules. Gone are the days of quick, straightforward notices, today’s landlords and tenants face longer notice periods, stricter requirements, and a much greater need for upfront planning and watertight record-keeping. 

Whether you're a landlor...

Welcome back to the All Things Property Podcast with Simon Bacon and Ian Sadler, your go-to source for honest, straight-talking property advice in Birmingham and beyond. This week, we dive into breaking political news: Sir Keir Starmer’s resignation and the rising possibility of Andy Burnham stepping in as Prime Minister. What could a Burnham government mean for landlords, the private rented sector, and the future of property regulation?

In this quick-fire episode, we unpack the potential impact on the Renters Rights Act, explore whether landlords are facing stricter rules or just tougher enforcement, and discuss the li...

Wear and Tear Explained: Avoiding Common Deposit Disputes for Landlords and Tenants.

Welcome back to The All Things Property Podcast. In this episode, Simon Bacon and Ian Sadler return for Part 2 of their deep dive into fair wear and tear, an essential topic for landlords and tenants alike. 

This week, they break down what landlords can and cannot deduct from a deposit, tackle the importance of detailed inventories and evidence, and demystify key concepts like betterment and cleaning obligations. 

Expect straight-talking, practical advice drawn from real-life experiences, with tips to avoid disputes and se...

What Counts as Fair Wear and Tear in Rental Properties?

Welcome back to the All Things Property Podcast with Simon Bacon and Ian Sadler. In this episode, we dive into one of the most debated issues in property management: fair wear and tear. 

Is it just the natural ageing of a property, or does it cross the line into damage for which a tenant is liable? 

Simon Bacon and Ian Sadler break down their own definitions, explore what landlords can reasonably expect to deduct from deposits, and share real-world examples of carpets, paintwork, an...

Reporting Repairs Made Easy: Communication Tips for Tenants and Landlords - Ep. 28.

Episode Introduction

Welcome to the All Things Property Podcast! In this episode, Simon Bacon and Ian Sadler dive into one of the most common, and sometimes contentious, aspects of property management: reporting repairs. 

From the moment a tenant spots a leak or faulty appliance to the landlord’s responsibility in addressing and resolving the problem, the duo break down what effective communication looks like on both sides. 

They discuss the importance of early and detailed reporting, defining what counts as a...

Rethinking Property Inspections: Maintenance, Trust and Communication - Ep. 27. 

Welcome back to The All Things Property Podcast. In today's episode, Simon Bacon and Ian Sader dive into one of the most misunderstood aspects of property management: inspections. 

Far from being a landlord's excuse to check up on tenants, regular inspections, handled with respect and open communication, are actually the key to preventing bigger problems down the line and maintaining strong landlord-tenant relationships. 

We'll break down best practices for timing and frequency, explore what landlords should really be looking for, and share how...

Most tenants sign a tenancy agreement without really reading it. And most landlords rely on clauses they've never actually checked are enforceable. In this episode of All Things Property, Simon Bacon and Ian Sadler walk through the key clauses that matter, the ones that cause problems and the ones that protect both sides.

What You'll Learn:

- What a tenancy agreement actually is and why it matters
- The key clauses landlords rely on (and should check)
- What tenants need to pay attention to before signing
- Rules around commercial vehicles...

 How to Handle Late Rent Payments as a Landlord | ATP Ep. 25

Late rent rarely starts with a big dramatic moment. It starts small: a day here, a week there, and before you know it, it's a pattern. In this episode of All Things Property, Simon Bacon and Ian Sadler break down what landlords should actually do when rent payments start slipping.

What You'll Learn: 

• How rent dates are set and when they can be changed 

• The difference between consistently late and worryingly late 

• When to communicate and when to escalate <...

Starting a Tenancy Right: The Landlord Compliance Checklist That Could Save Your Property | Ep. 24.

To get my start of tenancy checklist send me an email at [email protected] and I'll get it over to you. 

One missing document. That's all it takes to lose a court case and potentially your property.

In this episode of the All Things Property Podcast, Simon Bacon and Ian Sadler walk through the essential checklist every landlord needs before a tenant moves in. Gas safety records, electrical certificates, EPCs, deposit protection, tenancy agreements, right to rent checks, w...

Understanding the Landlord Database and What It Means for Rental Compliance - Ep. 23.

Welcome back to The All Things Property Podcast. In this final episode of our special series on the Renters' Rights Act, Simon Bacon and Ian Sadler dig deep into the upcoming requirement for every landlord to register their rental property.

With a shift toward a national property portal, they break down how this change aims to combat rogue landlords, improve compliance, and make the letting process more transparent for both landlords and tenants. 

Drawing comparisons to how car ownership is t...

Who Decides on Pets in Rentals? Navigating the New Legislation for Landlords and Tenants - Ep. 22.

Welcome to this episode of The All Things Property Podcast, where Simon Bacon and Ian Sadler tackle one of the most hotly debated topics in the rental market: pets in rental properties. 

With guest Ted quietly observing, the conversation cuts through corporate scripts and explores the real questions: Who gets the final say on pets, what does new legislation mean for landlords and tenants and how do you balance responsibility, risk and fairness? 

Whether you’re a land...

Can Landlords Still Raise Rents Under New Legislation? Clarifying the Section 13 Process - Ep. 21.

Welcome to The All Things Property Podcast. In today’s episode, we tackle a crucial question facing landlords: How can landlords still increase rent after the new legislation comes into effect?

Host, Simon Bacon with Ian Sadler, dives straight into the realities of rent increases under the new Renters' Rights Act. Whether you’re managing a single buy-to-let or a larger portfolio, we break down the Section 13 rent increase procedure, highlight what’s changing and explore what these changes mean f...

How the Renters’ Rights Act Reshapes Tenancies and What It Means for Landlords and Tenants - Ep. 20.

Episode Introduction

Welcome back to The All Things Property Podcast. In this episode, Simon Bacon and Ian Sadler dive into the real-world impact of the Renters' Rights Act, focusing specifically on the dramatic shift from fixed-term tenancy agreements to open-ended periodic tenancies. 

They break down what these changes mean for both landlords and tenants, exploring everything from increased security of tenure and flexibility for renters to the vital importance of strong property management. 

If you...

What Happens After Section 21 Abolition? A Practical Guide for Landlords and Tenants - Ep. 19.

Episode Introduction

Welcome to the All Things Property Podcast, where we cut through the corporate script and get real about the changing landscape of property. 

In this episode, Simon Bacon and Ian Sadler dive deep into the practical realities of regaining possession when Section 21 is abolished. 

How will landlords adapt? 

What rights and protections kick in for tenants? 

With straight-talking advice, they break down Section 8 notices, covering rent arrears, antisocial behaviour, selling  and movin...

What the Renters' Rights Act Really Means for Landlords and Tenants - Ep. 18.

Welcome to the All Things Property Podcast! In this episode, hosts Simon Bacon and Ian Sadler kick off a deep dive into one of the biggest changes to hit the rental sector in decades, the Renters’ Rights Act. Set to come into force on May 1st, this act brings significant shifts for both landlords and tenants, including the abolition of Section 21 notices, the end of fixed-term tenancies, and new compliance measures like the property portal.

If you’re a landlord feeling overwhelmed by h...

Making Tax Digital Explained: What Landlords Need to Know - Ep. 17.

Welcome to another episode of The All Things Property Podcast, where Simon Bacon and Ian Sadler dive into the real-world challenges and changes facing landlords and property investors today. In this episode, they shed light on Making Tax Digital (MTD), what it actually means for landlords and self-employed property owners, why it’s not just another government hassle, and how to prepare before the new rules roll out.

With Ted, the Preferential Properties Leonberger, quietly supervising, Simon Bacon and Ian Sadler break down the es...

Landlords, Are You Really Saving Money by Self-Managing Your Rental? - Ep. 16

Welcome back to The All Things Property Podcast. In this episode, hosts Simon Bacon and Ian Sadler dive deep into the world of self-managing landlords, asking the tough question: does doing it all yourself really save you time, money, and stress or are you missing some hidden benefits by not partnering with a letting agent?

Drawing on years of hands-on experience, Simon Bacon and Ian Sadler share eye-opening anecdotes about the realities of property management, from overlooked compliance risks and midnight emergency calls...

Landlord Decisions: Sell, Hold or Invest in Today’s Market? - Ep. 15.

Welcome to this episode of The All Things Property Podcast, where Simon Bacon and Ian Sadler dig into one of the hottest topics in the current property landscape: is now really the right time for landlords to sell up, or could it be the smartest moment to hold onto your properties or even invest further?

With headlines full of chatter about landlords rushing for the exit, Simon Bacon and Ian Sadler cut through the media noise to offer honest, practical advice grounded in de...

What Leaseholders Need to Know About Ground Rent Changes and Selling Your Property - Ep. 14.

Welcome to another episode of The All Things Property Podcast! In this week’s instalment, hosts Simon Bacon and Ian Sadler, along with guest hound, Ted, dive deep into the often misunderstood world of ground rent and leasehold properties. With their signature straight-talking, practical style, Simon Bacon and Ian Sadler break down what ground rent actually is, why it matters for buyers and sellers, and how changes in legislation could impact both leaseholders and landlords in the coming years.

They sh...

Understanding the Renters Rights Act: Key Changes Every Landlord and Tenant Needs to Know - Ep, 13.

Welcome to another episode of The All Things Property Podcast! In this episode, hosts Simon Bacon and Ian Sadler take a deep dive into the highly anticipated Renters' Rights Act and what these sweeping changes mean for both landlords and tenants. With the end of Section 21 notices, all tenancies moving to periodic arrangements and new obligations around pets and paperwork, there’s a lot for property owners and renters alike to get their heads around.

Drawing on their years ex...

Navigating EPC Changes and Rental Property Standards for Landlords and Tenants - Ep. 12.

Welcome to The All Things Property Podcast! 

In this episode, Simon Bacon and Ian Sadler dive into the changing landscape of Energy Performance Certificates (EPCs) and new housing quality regulations.

 Together, they explore how upcoming government reforms, like the move toward stricter EPC standards and the Decent Homes Standard, will impact landlords, tenants and the property market in.

The conversation tackles practical concerns such as the challenges of upgrading older Victorian terrace properties, the implications for tenant choice, an...

How Letting Agents and Landlords Decide on the Best Tenant - Ep. 11.

Welcome back to The All Things Property Podcast! In this episode, Simon Bacon and Ian tackle one of the most pressing topics in today’s rental market: how tenants can stand out in a sea of applicants. 

With properties in such high demand and so few available, finding a rental can feel a lot like a job interview, preparation, presentation and personal rapport matter more than ever.

Drawing on their years of hands-on experience, Simon Bacon and Ian Sadler break down wha...

The Truth About Tenancy Deposits: Safeguards, Inventories, and Communication - Ep. 10.

Welcome back to The All Things Property Podcast! 

In this episode, Simon Bacon and Ian Sadler dive deep into one of the thornier subjects of lettings. Security deposits!

If you've ever wondered why deposits exist, what really counts as "fair wear and tear," or how an inventory can save both landlords and tenants from awkward disputes at the end of a tenancy, you're in the right place.

Drawing from years of hands-on local property management experience, Simon Bacon and Ian S...

Move Out Made Easy: A Guide for Landlords and Tenants - Ep. 09.

Welcome back to The All Things Property Podcast! 

In this episode, host Simon Bacon with Ian Sadler tackle a topic that every landlord and tenant will encounter, the ideal move out process. 

Move-outs can often be a source of stress and confusion, but today’s honest conversation aims to change that. 

Drawing from years of personal experience in the Birmingham property market, Simon Bacon and Ian Sadler break down the practical steps for both parties: from clear communication when notic...