Unauthorised subletting can cause major headaches for landlords, from overcrowding and unpaid rent to property damage and legal liabilities. Having someone live in your property without permission undermines your control and compromises your investment. Here’s how to spot and stop it.

What Is Unauthorised Subletting? It occurs when a tenant rents out all or part of your property to another person without your consent. This could be a formal arrangement or something more casual, like listing a room on a short-let platform or taking in a lodger.

How to Detect It: There are several warning signs. A higher-than-expected number of people coming and going, changes in utility usage, or complaints from neighbours about unfamiliar faces could all suggest subletting. If you’re unable to reach your named tenant directly or they become evasive, this may also raise concerns.

Routine inspections—carried out in line with proper notice requirements—can help spot signs early. Look out for extra beds, duplicated keys, or signs that different individuals are occupying the space.

Prevention Starts with the Tenancy Agreement: A well-drafted agreement should clearly prohibit subletting without the landlord’s written permission. This clause provides the legal backing you need to challenge any unauthorised arrangements.

What to Do If You Discover It: If you suspect or confirm unauthorised subletting, start by speaking with your tenant. Document the conversation and gather evidence. Depending on the severity, you may issue a formal warning or serve notice, ensuring you follow the correct legal process.

Stay Vigilant: Clear communication, strong agreements, and regular inspections are your best defences. By staying engaged and informed, you can protect your property—and your peace of mind. At Sawyer & Co, we’re here to support landlords with expert advice and services to manage your property effectively. Reach out to us for guidance tailored to your needs.