Question 1

What is the Renters' Rights Act 2025 and when does it affect me?

Accepted Answer

It's the most significant overhaul of the private rental sector in 30 years. The first phase comes into force on 1 May 2026. Key changes: Section 21 abolished, all tenancies become periodic, fines doubled, and a new PRS Database. By 2027 Awaab's Law extends to private rentals.

Question 2

What's the 31 May 2026 Information Sheet deadline?

Accepted Answer

Every existing tenant must receive a prescribed written Information Sheet about their new rights under the RRA. Miss it and the civil penalty is £7,000 per property.

Question 3

Will I still be able to evict a tenant after 1 May 2026?

Accepted Answer

Yes, but only via Section 8 grounds. Section 21 is gone. Grounds for possession have been expanded but are tougher to evidence — your paper trail matters more than ever.

Question 4

What is Awaab's Law and does it apply to private landlords?

Accepted Answer

Statutory timeframes for responding to housing hazards. Currently social housing only; expected to extend to private rentals from 2027 under Phase 3 of the RRA. Emergency hazards: 24 hours. Significant: investigation in 10 working days.

Question 5

When does MEES EPC C kick in and what will it cost me?

Accepted Answer

EPC C minimum is proposed for new tenancies from 2028 and all tenancies from 2030. There's a £10,000 cost cap on qualifying expenditure per property, with exemptions available where works are impractical.

Question 6

What is the PRS Database and when do I need to register?

Accepted Answer

A new central register of landlords and properties, expected to go live in autumn 2026. Registration will be a condition of letting and councils will use it for enforcement targeting.

Question 7

What certificates am I actually legally required to hold?

Accepted Answer

At minimum: Gas Safety (annual), EICR (5-year), EPC (10-year), Right to Rent checks, deposit protection certificate, How to Rent guide. HMOs add Fire Risk Assessment, Legionella, and licence-specific items.

Question 8

How often does each certificate need renewing?

Accepted Answer

Gas Safety: 12 months. EICR: 5 years. EPC: 10 years. Legionella: annually. FRA: annually (HMO). Smoke and CO alarms: tested at start of every tenancy.

Question 9

What happens if I miss a certificate renewal?

Accepted Answer

Best case: a council improvement notice. Worst case: criminal prosecution and an invalidated Section 8. Even a satisfactory EICR done late doesn't retrospectively cover the gap.

Question 10

Do I need a Legionella risk assessment?

Accepted Answer

Yes — it's a written assessment, not a lab test. Required under HSE ACOP L8 for all rental properties. Insurers ask for it, councils ask for it, and absence of one is the easiest reason to decline a claim.

Question 11

What is an FRA and do I need one for a single-let?

Accepted Answer

A Fire Risk Assessment. Required for HMO common parts and any house in multiple occupation. Single-let houses don't require a formal FRA, but smoke/CO alarm checks at every tenancy start are mandatory.

Question 12

Can you help with HMO licensing?

Accepted Answer

Yes — we deliver the FRA, fire-door inspection, and all required certificates in a council-ready format. We don't do the licence application itself but we provide every supporting document.

Question 13

How quickly can you get me a Gas Safety cert?

Accepted Answer

Same week, usually within 3 working days. Faster on retainer plans.

Question 14

Can I book you without being on a monthly plan?

Accepted Answer

Yes. Every service is bookable as a one-off. Retainer plans get a 10–20% discount and proactive scheduling.

Question 15

Do you use your own engineers or subcontract?

Accepted Answer

A mix. Founder B does compliance inspections and damp reports. Gas, electrical and EPC work is delivered by our vetted, locally registered trade network.

Question 16

What area do you cover?

Accepted Answer

An hour from Brackley: Oxfordshire, Buckinghamshire, Northamptonshire, Warwickshire. Outside that, ring us — partner network is expanding.

Question 17

Can I switch between Bronze, Silver, and Gold?

Accepted Answer

Yes, anytime, with one month's written notice.

Question 18

Do you charge call-out fees?

Accepted Answer

No. Inside our 1-hour catchment, the price is the price.

Question 19

What happens if I'm out of your area?

Accepted Answer

We'll either route you to a partner or, for portfolios of 5+, plan visits in batches and absorb the travel.

Question 20

Can you be my letting agent's compliance team?

Accepted Answer

Yes. White-label compliance for agents managing 20+ properties. Custom pricing, written SLA.

Question 21

A tenant has reported mould. What are my first 24 hours?

Accepted Answer

Acknowledge in writing, log the report, and book a proper inspection within 48 hours. Take it seriously even if it looks like condensation. Our Damp Playbook walks through the first 48 hours.

Question 22

Is mould always my responsibility as a landlord?

Accepted Answer

Not always — but it's your responsibility to investigate and evidence cause. Tenant lifestyle can contribute, but you can't dismiss it without a written assessment.

Question 23

Will you recommend chemical DPC or ventilation?

Accepted Answer

Whichever the evidence supports. Most UK rental damp is condensation. Chemical DPC is the right answer in maybe 1 in 20 cases. We don't sell what you don't need.

Question 24

Can you handle the remediation, not just the report?

Accepted Answer

Yes. If we deliver the works we credit £100 against the report fee.

Question 25

What happens if the council writes to me?

Accepted Answer

Forward the letter. We'll have your evidence ready and we can correspond with the EHO on your behalf if you're a Gold-plan client.

Question 26

Why should I pay a monthly fee instead of calling out a handyman?

Accepted Answer

A handyman fixes problems. A retainer prevents them. The Bronze plan is cheaper than one missed renewal.

Question 27

What qualifications do your engineers have?

Accepted Answer

Gas Safe registration for gas. NICEIC or NAPIT for electrical. Accredited DEA for EPC. Founder B holds SMSTS, NVQ Level 6 Construction Management, and CSCS Manager.

Question 28

What insurance do you carry?

Accepted Answer

Public Liability £5m, Professional Indemnity £1m, Employers' Liability where applicable. Certificates available on request.

Question 29

Who actually owns Doddle?

Accepted Answer

It's a UK limited company owned by the two named founders. No private equity, no franchise master, no external agenda.

Question 30

What if I'm not happy?

Accepted Answer

Tell us. If we've got it wrong we'll fix it or refund. Cancel any plan in writing with one month's notice.

Thirty straight answers.

What's changing

On compliance

On our service

Damp and mould

Pricing, contracts and trust