What Most Landlords Don’t Realise Until It’s Too Late

Being a landlord today is less about finding a tenant and more about managing risk. The legal framework surrounding residential property has expanded quietly but significantly over the last decade, and many landlords only discover the consequences when something goes wrong.

As a solicitor working closely with landlords across Weybridge, Walton-on-Thames, Addlestone and the wider Surrey area, I regularly see disputes that could have been avoided entirely. The issue is rarely bad intentions. More often, it’s small oversights in everyday property management that escalate into formal complaints, legal claims, or costly delays.

One of the most common problems arises from compliance. Deposit protection, prescribed information, right to rent checks, gas safety records and energy performance certificates are often treated as administrative tasks, but legally they are fundamental. Missing a deadline or relying on outdated advice can invalidate notices, delay possession, or expose a landlord to financial penalties.

Documentation is another frequent weakness. Informal arrangements, verbal agreements, or amendments agreed “by email” can feel practical at the time, but they often create uncertainty later. When a dispute arises, the question is no longer what was intended, but what can be evidenced. Clear, consistent paperwork remains one of the most effective forms of legal protection for a landlord.

Repairs and maintenance are also a common source of conflict. Many landlords are surprised to learn how quickly repair issues can take on legal significance, particularly where communication breaks down or records are incomplete. What starts as a minor issue can become an allegation of disrepair, harassment, or breach of statutory duty if not handled carefully and promptly.

Another area that often causes difficulty is reliance on managing agents without proper oversight. While good agents add real value, ultimate legal responsibility almost always remains with the landlord. Assuming that compliance, notices, or disputes are being handled correctly — without verification — is a risk that frequently comes back to the property owner.

The underlying theme in most landlord disputes is not complexity, but timing. Legal problems tend to develop slowly and quietly, long before they become urgent. Early awareness and structured management prevent escalation far more effectively than reactive solutions later.

At Hermens, our approach is deliberately law-led. Property management is not treated as a purely operational service, but as one that requires legal foresight. By combining local market knowledge with a solicitor’s understanding of risk, our focus is on preventing disputes rather than managing them after they arise.

For landlords, peace of mind comes from knowing that decisions made today will stand up to scrutiny tomorrow. Clear advice, proper documentation and compliant processes are not just best practice — they are essential.

If you would like guidance on managing your property with legal clarity and local expertise, Hermens is here to help.