At 1Let, we usually meet self-managed landlords after the headaches begin. Sometimes it’s a small niggle. Sometimes it’s a full-blown “why did I ever do this?” moment. And almost always, we see the same patterns repeating.
So, let’s talk honestly about the most common mistakes we see, with no judgement, a bit of humour, and some hard-earned truth.
Mistake #1: (The Big One): Charging Too Little Rent. For Years.
This is the one we see almost every single time a self-managed landlord comes to 1Let.
The rent is too low.
Not a little low. Noticeably, painfully below fair open market value.
And often… it’s been that way for years.
Why?
- “They’ve been there a long time.”
- “I just increased it once and left it.”
- “I thought it was about right.”
- “I didn’t want to upset the tenant.”
Meanwhile, the market has moved on - and your investment hasn’t.
By the time landlords speak to us, they’re often shocked at how much income they’ve quietly lost over time. Not because they did anything wrong but because no one was actively reviewing the rent with market knowledge and confidence.
Link here: 1LET Valuation Tool
Mistake #2: Accidentally Becoming a Legal Expert
Landlord legislation changes constantly. Safety certificates, deposit rules, notice periods, registration requirements - it’s a moving target, and the target never sends a calendar invite.
Most self-managed landlords aren’t ignoring the law. They’re just busy living their lives and assume last year’s rules still apply. Unfortunately, councils and tribunals don’t accept “I didn’t know” as a defence.
We’ve seen genuinely good landlords tripped up by the smallest technicalities. A missed date. An out-of-date document. One form that used to be fine. Suddenly, it’s stressful, time-consuming, and far more expensive than it ever needed to be.
If reading legislation in your spare time doesn’t sound like fun (shockingly, it doesn’t for most people), we’ve got you covered.
No legal jargon. No bedtime reading required.
Mistake #3: Tenant Vetting Based on “They Seemed Nice”
We get it. You meet the tenant, they’re friendly, they need somewhere quickly, and you don’t want the property sitting empty.
But here’s the harsh truth: “nice” doesn’t pay the rent.
Rushing tenant selection or skipping proper checks is one of the fastest ways to end up with arrears, stress, and awkward conversations you never signed up for.
Mistake #4: Paperwork That’s… Let’s Call It Optimistic
Tenancy agreements downloaded in 2016. Inventories that say “good condition” and nothing else. Missing documents you know existed somewhere.
When everything’s going well, paperwork feels boring and unnecessary. When something goes wrong, it’s the only thing standing between you and a costly dispute.
Mistake #5: Maintenance by “Let’s See If It Gets Worse”
Small issues have a funny habit of turning into big ones. A drip becomes a leak. A loose tile becomes water-damaged. And tenants lose confidence fast if they feel ignored.
Self-managed landlords often underestimate just how much time proactive maintenance actually takes, especially when you’re juggling work, family, and life.
Here comes 1Let with a helping hand. Check out our downloadable maintenance guide and create a positive tenant experience - it’s packed with tips on how to keep your property in top shape (and your tenants happy) without losing your sanity.
Because a stitch in time saves… well, a lot more than nine!
Mistake #6 Rent Arrears = Emotional Damage
Chasing rent from someone you’ve met, spoken to, and tried to be reasonable with is emotionally exhausting. You don’t want to be the bad guy. They have a story. You feel awkward.
And that’s usually when arrears spiral.
Professional distance matters more than most landlords realise.
So… Why Do So Many Self-Managed Landlords End Up Using an Agent?
Because a good letting agency doesn’t just manage problems, it prevents them.
At 1Let, we:
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Keep you legally compliant (without you needing to memorise legislation)
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Properly vet tenants
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Handle iron-clad documentation
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Manage maintenance before it becomes expensive
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Collect rent professionally and unemotionally
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And crucially - we make sure your rent reflects the real market, not guesswork from five years ago