Selling with Tenants in Situ: The Landlord's Guide

You do not need to evict to sell

A tenanted property can be sold with the tenancy in place. The buyer becomes the new landlord and inherits all deposit protection, tenancy dates and outstanding notices. This is standard practice for investor sales and often results in a faster, cleaner exit than serving notice, waiting through possession proceedings, and then marketing an empty property.

The Renters' Rights Act 2024–25

Section 21 no-fault evictions have been abolished in England (Wales already abolished them under the Renting Homes (Wales) Act 2016). Landlords now serve possession under Section 8 using statutory grounds:

• Ground 1A: landlord selling the property (12 months of tenancy required, 4 months' notice)
• Ground 8: serious rent arrears (2+ months in arrears)
• Various discretionary grounds

Ground 1A cannot be used if the tenancy is under 12 months old, and the property must not be re-let within 12 months of possession.

For many landlords, selling with the tenant in situ is now materially faster than pursuing Ground 1A.

Who buys tenanted stock

• Portfolio landlords — typical discount 5–15% vs vacant possession, depending on yield
• Small investors on limited-company mortgages — active in the £120k–£300k range
• Specialist tenanted-property funds — buy in batches, London and major cities
• Cash buying companies with a rental arm — buy 1-off portfolios, complete in weeks

Pricing a tenanted property

The offer is driven by gross yield, not vacant-possession comps:

Offer ≈ Annual rent ÷ Investor's target yield

Example: £850pcm × 12 = £10,200 rent. At a 7% target yield, offer = £145,700. If the vacant comp is £160,000, that's a 9% discount.

Longer tenancies with strong payment history push the yield lower (higher price). Rent significantly under-market widens the discount.

What paperwork the buyer will want

• Assured shorthold tenancy agreement, all pages, signed
• Deposit protection certificate (TDS/DPS/mydeposits) with prescribed information
• Gas Safety Certificate (current)
• EICR (last 5 years)
• EPC (min E; C proposed from 2028)
• How to Rent booklet issued
• Right to Rent checks on file
• Rent statement / bank statements showing payment history

Practical steps

1. Give tenants written notice that the property is for sale and reassure them the tenancy continues.
2. Agree access for viewings — legally you need their consent, but goodwill is normal where the tenancy continues.
3. Instruct a solicitor familiar with tenanted sales — it's a different process.
4. Get an assignment of the tenancy signed on completion so the new landlord fully steps into your shoes.

When Quick Sales UK helps

We buy tenanted single properties and small portfolios across England and South Wales. Written offer within 24 hours, no eviction required, completion in as little as 2–3 weeks.