{"id":1194,"date":"2022-10-21T00:00:00","date_gmt":"2022-10-21T00:00:00","guid":{"rendered":"https:\/\/www.simplybusiness.co.uk\/knowledge\/articles\/what-is-a-sitting-tenant-and-what-are-your-rights\/"},"modified":"2025-05-22T13:15:49","modified_gmt":"2025-05-22T13:15:49","slug":"what-is-a-sitting-tenant-and-what-are-your-rights","status":"publish","type":"knowledge","link":"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/what-is-a-sitting-tenant-and-what-are-your-rights\/","title":{"rendered":"A landlord\u2019s guide to sitting tenants \u2013what are your rights?"},"content":{"rendered":"<p class=\"wp-block-paragraph\">When a property changes ownership with a renter still living in the property it\u2019s known as having sitting tenants. This can be convenient or complex. But what are your rights as a landlord? <\/p>\n\n<p class=\"wp-block-paragraph\">Whether you\u2019re looking to sell a house with tenants in situ, or are considering buying a property with sitting tenants, here\u2019s an overview of what to expect.<\/p>\n\n<ul class=\"wp-block-list\"><li class=\"wp-block-list-item\"><a href=\"\/knowledge\/buying-and-selling\/latest-buy-to-let-mortgage-rates\/\" data-type=\"knowledge\" data-id=\"1189\" ><strong>Rising mortgage costs \u2013 what do buy-to-let landlords need to know?<\/strong><\/a><\/li>\n\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/landlord-regulation\/renters-rights-bill\/\" data-type=\"knowledge\" data-id=\"1173\" ><strong>34% of landlords say rental reforms are the greatest threat to the market <\/strong><\/a><\/li>\n\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/landlord-regulation\/right-to-rent-checks\/\" data-type=\"knowledge\" data-id=\"1504\" ><strong>A landlord\u2019s guide to right to rent checks<\/strong><\/a><\/li>\n\n<li class=\"wp-block-list-item\"><a href=\"\/landlord-insurance\/faq\/what-does-landlord-insurance-cover\/\"><strong>What does landlord insurance cover?<\/strong><\/a><\/li>\n\n<\/ul>\n\n<h2 class=\"wp-block-heading\">What is a sitting tenant?<\/h2>\n\n<p class=\"wp-block-paragraph\">A sitting tenant, or tenants in situ, is when a long-standing tenant continues living in the property after there\u2019s a change in owner. <\/p>\n\n<p class=\"wp-block-paragraph\">If they have an ongoing contract with a landlord then they have a legal right to continue living in the property. <\/p>\n\n<p class=\"wp-block-paragraph\">Sitting tenant rights depend on <a href=\"\/knowledge\/tenants\/guide-to-types-of-tenancy-agreements-in-the-uk\/\" data-type=\"knowledge\" data-id=\"1394\" >the type of rental contract<\/a> they have.<\/p>\n\n<h3 class=\"wp-block-heading\">\u2026and what is a lifetime sitting tenant?<\/h3>\n\n<p class=\"wp-block-paragraph\">Although not common, a lifetime sitting tenant is someone who has the legal right to remain in the property until they die. <\/p>\n\n<p class=\"wp-block-paragraph\">This is usually when a government or council-owned property is sold to a private landlord and existing tenants have a right to stay on with a new landlord.<\/p>\n\n<h2 class=\"wp-block-heading\">What does sold with sitting tenant mean? <\/h2>\n\n<p class=\"wp-block-paragraph\">A property that\u2019s \u2018sold with sitting tenant\u2019 means that the buyer will become the landlord when the house sale completes. This can be appealing as the new landlord can take the tenants on and start collecting rent from day one. <\/p>\n\n<h2 class=\"wp-block-heading\">How to manage selling a property with a tenant<\/h2>\n\n<p class=\"wp-block-paragraph\">The property purchase process is rarely smooth and can come with some difficult decisions. Particularly if you\u2019re deciding to sell up when your tenants are still living there. <\/p>\n<div id=\"nba-body-001\">\n<\/div>\n\n\n<p class=\"wp-block-paragraph\">The good news is that you do have options.<\/p>\n\n<p class=\"wp-block-paragraph\"><strong>Wait until the end of the tenancy <\/strong><\/p>\n\n<p class=\"wp-block-paragraph\">If you have a fixed-term tenancy then it\u2019ll have an end date. So if you\u2019re planning to sell, you\u2019ll need to let your tenants know that you won\u2019t be renewing their tenancy when it comes to an end. <\/p>\n\n<p class=\"wp-block-paragraph\">Typically fixed-terms are for six or 12 months, but you may be on a rolling monthly agreement after this initial time period. The notice you\u2019ll need to give depends on your agreement, as some may end automatically when the fixed term ends. <\/p>\n\n<p class=\"wp-block-paragraph\">Make sure you follow this <a href=\"\/knowledge\/tenants\/end-of-tenancy-checklist-for-landlords\/\" data-type=\"knowledge\" data-id=\"1035\" >end of tenancy checklist<\/a> as part of the process. <\/p>\n\n<p class=\"wp-block-paragraph\"><strong>Ask your tenants to leave<\/strong><\/p>\n\n<p class=\"wp-block-paragraph\">If you have an <a href=\"\/knowledge\/tenants\/assured-shorthold-tenancy-agreement\/\" data-type=\"knowledge\" data-id=\"1325\" >assured shorthold tenancy agreement<\/a> in place then you can give your tenants notice that you want to evict them. This is known as a <strong>Section 21 notice<\/strong> where you don\u2019t need to give a reason for evicting your tenants. You just have to give at least two months\u2019 notice. <\/p>\n\n<p class=\"wp-block-paragraph\">However with the publication of the government\u2019s rental reform white paper in June 2022, plans to scrap Section 21 evictions would mean you\u2019ll only be able to ask tenants to leave with a valid legal reason. While nothing has changed yet, make sure you read more about the <a href=\"\/knowledge\/landlord-regulation\/renters-rights-bill\/\" data-type=\"knowledge\" data-id=\"1143\" >proposed rental reforms<\/a> and what they could mean for landlords.  <\/p>\n\n<p class=\"wp-block-paragraph\"><strong>Sell with tenant in situ<\/strong><\/p>\n\n<p class=\"wp-block-paragraph\">Your other option is selling with tenant in situ. This is possible when selling to another landlord who\u2019ll take on the property with the existing tenants. It can be appealing to landlords as it saves on the cost of finding new, reliable tenants. <\/p>\n\n<p class=\"wp-block-paragraph\">Property website <a href=\"https:\/\/www.rightmove.co.uk\/guides\/seller\/other-things-to-consider\/selling-a-tenanted-buy-to-let-property\/\" rel=\"noopener noreferrer\" target=\"_blank\">Rightmove<\/a> has a detailed guide to selling a tenanted property as an investment. And for more tips, read our <a href=\"\/knowledge\/buying-and-selling\/buy-to-let-investment-guide\/\" data-type=\"knowledge\" data-id=\"18324\" >guide to selling a buy-to-let property<\/a>. <\/p>\n\n<h2 class=\"wp-block-heading\">What about buying a house with a tenant in situ?<\/h2>\n\n<p class=\"wp-block-paragraph\">On the other hand, if you\u2019re buying property with sitting tenants then there\u2019s a few things you\u2019ll need to be aware of.<\/p>\n\n<p class=\"wp-block-paragraph\">Legal agreements will usually be transferred into a new name at the point of sale, including any <a href=\"\/knowledge\/landlord-regulation\/deposit-protection-scheme-a-landlords-guide\/\" data-type=\"knowledge\" data-id=\"937\" >deposit protection scheme<\/a>. <\/p>\n\n<p class=\"wp-block-paragraph\">If an assured shorthold tenancy agreement is in place then you\u2019ll want to draw up a new one detailing any changes such as length of tenancy and rent. <\/p>\n\n<p class=\"wp-block-paragraph\">One of the first things you\u2019ll want to do after the sale is complete is visit your tenants. You\u2019ll need to give them at least <a href=\"\/knowledge\/tenants\/guide-to-landlord-access-rights\/\" data-type=\"knowledge\" data-id=\"1013\" >24 hours\u2019 written notice<\/a>, such as a text message, email, or letter.<\/p>\n\n<p class=\"wp-block-paragraph\">You\u2019ll also need to contact the tenant to let them know the change of landlord and let them know how to pay rent. <\/p>\n\n<p class=\"wp-block-paragraph\">Our <a href=\"\/knowledge\/tenants\/pre-tenancy-landlord-checklist\/\" data-type=\"knowledge\" data-id=\"1006\" >guide to letting out a property<\/a> has all the steps you should follow as a new landlord. <\/p>\n\n<h2 class=\"wp-block-heading\">How much does a sitting tenant devalue a property? <\/h2>\n\n<p class=\"wp-block-paragraph\">There are many variables when it comes to valuing a property, but having sitting tenants can affect the sale price. For example, if there aren\u2019t many investment buyers in your area then you won\u2019t have as much interest in the property. <\/p>\n\n<p class=\"wp-block-paragraph\">It can also be tricky if a tenancy began before January 1989, as these tenants have greater rights and would be unlikely to sign a new agreement with increased rent. <\/p>\n\n<p class=\"wp-block-paragraph\">That said, you could lose rent by having your property empty while you go through a potentially lengthy sale process. In which case, you may decide that selling with sitting tenants is worthwhile. <\/p>\n\n<p class=\"wp-block-paragraph\">There\u2019s lots to consider here so it\u2019s always best to get advice from a financial professional before making any decisions. <\/p>\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.mygov.scot\/types-of-tenancy\" rel=\"noopener noreferrer\" target=\"_blank\">Landlords in Scotland<\/a> should also be aware of the different types of tenancy agreements and rights. <\/p>\n\n<p class=\"wp-block-paragraph\">This article is intended as a guide only. It\u2019s important to take advice from a legal professional if you\u2019re unsure about anything. <\/p>\n\n<p class=\"wp-block-paragraph\"><strong>Do you have any unanswered questions about sitting tenants? Let us know in the comments.<\/strong><\/p>\n\n\n\t\t\t\t\t<div class=\"wp-block-group has-azure-200-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-94e519ba wp-block-group-is-layout-constrained\" style=\"padding-top:var(--wp--preset--spacing--80);padding-right:var(--wp--preset--spacing--40);padding-bottom:var(--wp--preset--spacing--80);padding-left:var(--wp--preset--spacing--40)\"><h3 class=\"wp-block-heading has-text-align-center\">Get set with tailored landlord cover<\/h3>\n\n<p class=\"has-text-align-center wp-block-paragraph\">Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick <a href=\"\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\" >landlord insurance <\/a>quote today.<\/p>\n\n\n\t\t\t\t\t<div class=\"wp-block-buttons is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-a89b3969 wp-block-buttons-is-layout-flex\">\n\t\t\t\t\t<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/quote.simplybusiness.co.uk\/landlord\">Start your quote<\/a><\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t\t\n<p class=\"wp-block-paragraph\"><em>Photograph: StockPhotoPro\/stock.adobe.com<\/em><\/p>\n<div id=\"nba-body-end\">\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>It\u2019s possible to buy or sell a property with tenants still living there. Here\u2019s how it works, and your responsibilities as a landlord.<\/p>\n","protected":false},"author":3,"featured_media":2624,"comment_status":"open","ping_status":"closed","template":"","meta":{"sb_hreflang":"","sb_hreflang_url":"","disable_breadcrumbs":false,"sb_breadcrumbs":[],"sb_reviewed_by":"","sb_review_date":"","sb_enable_content_gating":true,"footnotes":""},"categories":[114,331],"hidden-category":[],"coauthors":[25],"class_list":["post-1194","knowledge","type-knowledge","status-publish","has-post-thumbnail","hentry","category-landlord-news","category-tenants"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.2 (Yoast SEO v27.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>What is a sitting tenant? A landlord\u2019s guide<\/title>\n<meta name=\"description\" content=\"It\u2019s possible to buy or sell a property with tenants still living there. Here\u2019s how it works, and your responsibilities as a landlord.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/what-is-a-sitting-tenant-and-what-are-your-rights\/\" \/>\n<meta property=\"og:locale\" content=\"en_GB\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Your ultimate guide to sitting tenants\" \/>\n<meta property=\"og:description\" content=\"Read your rights if you\u2019re thinking of buying or selling a property with sitting tenants.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/what-is-a-sitting-tenant-and-what-are-your-rights\/\" \/>\n<meta property=\"og:site_name\" content=\"Simply Business UK\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/simplybusiness\" \/>\n<meta property=\"article:modified_time\" content=\"2025-05-22T13:15:49+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/06\/woman-relaxing-at-home-with-coffee.jpg\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:title\" content=\"A landlord\u2019s guide to sitting tenants \u2013what are your rights?\" \/>\n<meta name=\"twitter:site\" content=\"@simplybusiness\" \/>\n<meta name=\"twitter:label1\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data1\" content=\"5 minutes\" \/>\n\t<meta name=\"twitter:label2\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data2\" content=\"Catriona Fuller\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/what-is-a-sitting-tenant-and-what-are-your-rights\/#article\",\"isPartOf\":{\"@id\":\"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/what-is-a-sitting-tenant-and-what-are-your-rights\/\"},\"author\":{\"@type\":\"Person\",\"name\":\"Catriona Fuller\",\"description\":\"Catriona Fuller is a content and marketing professional with 12 years\u2019 experience across the financial services, higher education, and insurance sectors. 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