Now that capital growth is a mere historical curiosity, buy-to-let landlords are turning their attention to income generation. In other words, getting good rental returns and (most importantly) minimising the void periods between tenants. Making sure that your buy-to-let property will attract the right sort of tenants, and keep them there, is more important than ever.

“The key to being a successful landlord is to understand your potential ideal tenant and tailor your property to attract that market,” says Russell Hunt, of Property Hunt, a firm that looks for properties on behalf of tenants and house-hunters.

Different types of tenant appeal to different sorts of landlords, and the key is to make sure that your property beats the competition in attracting your target market.

STUDENTS

How to buy to let

BACKGROUND

• Rental market hots up

• Tax perks for a few are adding to the property have-nots’ sense of injustice, but don’t expect reform any time soon

• How to be a buy-to-let survivor

• The future of buy-to-let

• Tax crackdown on landlords

BACKGROUND

• Only the best will do

• Scandal in Ramsgate

• So, size really does matter

• Worm in the buy-to-let apple

BACKGROUND

• Brief encounter

• Can't buy it? Rent it

• The accidental landlord

• The secret agent

“Some landlords fear that students will be messy and throw big parties, but others think they're great tenants, as often the rent is paid in advance by parents or a grant, and tenancies often last two or three years,” says Judienne Wood, of Kinleigh Folkard & Hayward (KFH). In most cases, rental periods are for a year rather than six months.

“But students' expectations have moved on a lot over the past decade,” says Nicholas Ayre, of the property search company Home Fusion.

He explains: “They are no longer happy to live in a dump. As a student landlord you will be in competition with professional student housing organisations which now provide very decent accommodation.”

Students will expect properties to be fully furnished - right down to cutlery, says Caroline Espley, of KFH Kennington. “Cheap and bright furniture - for example from Ikea - is great. There must be desks in all the bedrooms, and you may have to replace furniture at the end of each tenancy,” she says.

When looking for properties, proximity to universities is obviously key. “Ideally you want to be somewhere where there's a bit of life after six o'clock,” Ayre says. Big houses with lots of bedrooms are ideal. He adds: “Don't bother getting a place with a garden. They'll never cut the lawn and they will just use it to dump junk.”

PROFESSIONAL SHARERS

“There is potential to get more rent in this market because of the income multiples,” says Duncan Blakelock of KFH Battersea. According to Hunt, you'll need “a flat in a fashionable area with contemporary interiors, well-located near to bars, restaurants and a Tube station. Bedrooms should be of equal size, two bathrooms are a must, and most sharers want properties at least part-furnished. Some landlords are wary of professional tenants as you can get lots of parties and noise.” Young couples might be quieter, but they tend to move on quickly to buy.

CORPORATE TENANTS

This is the holy grail: rents are high and tenancies often last two to three years. “But,” says Kelly Smith of KFH Belsize Park, “they are demanding. Expect a list as long as your arm of alterations and requests.” Great interiors are a must: “Magnolia is over - we are moving back towards luxury,” Ayre says. “Get rid of laminate floors and put down carpets.”

FAMILIES

The key is proximity to good schools. “Families are more likely to want an unfurnished property, close to parks and a station,” Hunt says. A decent garden is also essential.

Keep decor simple. “There is massive wear and tear with families, so don't spend on it,” Ayre says. “Take a big deposit up front and be prepared to have the place destroyed.”

EASTERN EUROPEANS

Immigration from Eastern Europe is an increasingly important source of tenants. “They're great - often happy to paint and do repairs, usually at their own cost,” says Nesreen El Guindi, of KFH Streatham. “They're not fussy and will rarely contact the landlord.” However, they can be hard to reference, says Nasreen: “Many are self-employed and paid cash in hand, so you can't verify their earnings.”

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