First 90 Day Planner
First 90 Day Planner
Manage inspections, communications and key tasks during the critical first three months of a new tenancy
Why the First 90 Days Matter
The first three months of a tenancy set the tone for the entire relationship. A proactive approach — prompt communication, an early inspection and clear expectations — reduces the risk of problems developing and builds the foundation for a long, trouble-free tenancy.
Days 1–7: Move-In Week
- Confirm all move-in documents have been served and signed — retain copies
- Note the 30-day deadline for deposit protection and prescribed information
- Send a brief welcome message to the tenant with your contact details and preferred contact method
- Confirm standing order is set up for rent payments
- Diarise first inspection — aim for 6–8 weeks from move-in date
- Diarise compliance renewal dates (GSC, EICR, EPC)
- Notify utilities and council tax of new tenancy (if not already done)
Days 8–30: First Month
- Protect deposit in a government-approved scheme (if not done on move-in day)
- Serve deposit prescribed information (if not done on move-in day)
- Confirm first rent payment received on the due date
- Send welcome letter with emergency contacts sheet (if not provided at move-in)
- Brief check-in with tenant — phone call or message — to confirm they have settled in and address any early queries
Days 31–60: Second Month
- Confirm second rent payment received
- Carry out first inspection — give at least 24 hours' written notice
- Complete and file inspection report with photographs
- Address any maintenance issues identified promptly
- Send inspection follow-up letter to tenant confirming findings and any actions
- Review any maintenance requests received and confirm completion or timeline
Days 61–90: Third Month
- Confirm third rent payment received
- Review any outstanding maintenance items — chase contractors if needed
- Diarise next inspection (typically 3–6 months from the first)
- Review compliance renewal dates — book any certificates due within 3 months
- Note any issues or patterns to monitor going forward
- Update maintenance request log
Diary Reminders to Set
- Day 30: Deposit protection deadline
- Week 6–8: First inspection
- 8 weeks before GSC expiry: Book Gas Safe engineer
- 8 weeks before EICR expiry: Book electrician
- 3 months before EPC expiry: Book EPC assessor
- Month 3: Diarise next inspection
Communication Log
Record all significant communications with your tenant during this period. Use the Communication Log template to maintain a clear, dated record.
- Date and method of contact (phone, email, letter, in person)
- Summary of what was discussed or agreed
- Any actions agreed and by whom
- Follow-up required and date
Related Resources
- Move-In Checklist — complete on the day keys are handed over
- Property Inspection Report — use for the first and all subsequent inspections
- Communication Log — record all significant tenant communications
- Routine Inspection Letter — give 24 hours' written notice before inspecting
- Compliance Tracker — track all certificate renewal dates
Disclaimer
Guidance only. Landlord Handbook provides practical information to help landlords understand their responsibilities. It is not legal or financial advice. Always check the latest GOV.UK guidance and seek professional advice where appropriate.