About Marcin Sakowski
I invest in residential property in Sheffield and the surrounding area. Over the years that has meant dealing with almost every problem a landlord encounters — difficult tenancies, compliance gaps, properties that needed work before they could be let, and deals that looked straightforward until they were not. I have made most of the mistakes at least once.
That experience is what I offer when I work with other landlords and investors. Not a textbook answer, but a practical view from someone who has skin in the game. Whether it is a tenant who has stopped paying rent, a property that won't sell, a portfolio that needs better systems, or a first deal that needs a second pair of eyes — I help people work through it.
I am direct about what I think and honest about where the limits of my knowledge are. I will tell you when a situation needs a solicitor, a broker, or a specialist rather than just more of my time. What I will not do is give you generic advice dressed up as insight.
How I Help
Landlord Support
Tenant disputes, compliance checks, HMO guidance, and the practical landlord questions that don't have a clean answer online.
Property Sales
Cash purchase for tenanted, problem, or inherited properties. Off-market solutions when the usual route is not working.
Investor Support
Deal analysis, portfolio review, buy-to-let strategy, and honest guidance for investors building a UK property portfolio.
Property Systems
Compliance tracking, tenant management, maintenance workflows, and portfolio dashboards that make management less reactive.
Property people who need practical help.
Landlords, investors, and homeowners usually come to me when something is not working — a difficult tenancy, a property they cannot sell, or a portfolio that has grown faster than the systems supporting it.
What I Know.
A cross-section of the areas I work in regularly. Click any service to read more.
Landlord Exit Planning
Portfolio landlords looking to reduce exposure, exit a particular area, or sell a block of properties benefit from a planned approach rather than listing them one by one. I can help structure an exit that minimises disruption.
Explore service → Investor SupportRefurbishment Planning
Scope, budget, and sequencing for a refurbishment. What needs doing for compliance, what adds value, and what is a waste of money. Getting this wrong at the start costs more than getting it right.
Explore service → Investor SupportDeal Analysis
Running the numbers on a specific deal: purchase price, refurbishment estimate, rental value, gross and net yield, return on investment, and stress testing against rate changes. A realistic picture before you commit.
Explore service → Property SystemsInspection Checklists
A structured inspection process that creates a defensible record, identifies issues early, and gives tenants confidence that the property is being managed properly.
Explore service → Property SystemsVoid Management Process
A step-by-step process for handling the end of a tenancy: check-out, deposit deductions, cleaning, minor works, marketing, referencing, and re-let. Reducing void days pays more than most other optimisations.
Explore service → Landlord SupportTenant Dispute Resolution
Working through a disputed repair, a rent withholding situation, or a breakdown in the tenancy relationship. Understanding what the law requires — and what it doesn't — before making it worse.
Explore service → Property SalesCash Purchase
I buy residential property directly, without a chain. Completions typically happen in weeks, not months. Speed and certainty are the point — not market-rate pricing, and I will be upfront about that from the start.
Explore service → Investor SupportYield Optimisation
Rental rates, room configurations, tenant profile, and management structure reviewed against current market. Often small changes produce meaningful improvement to net yield without a significant capital spend.
Explore service → Property SystemsPortfolio Tracker
Property details, tenancy dates, rent amounts, mortgage costs, and management fees in one place. A clear picture of what each property earns and costs, updated monthly.
Explore service → Investor SupportBuy-to-Let Strategy
Single-let, multi-let, HMO, student, professional — each has different demands, returns, and management intensity. Matching the strategy to what you actually want to be doing in five years matters more than chasing the highest yield today.
Explore service → Investor SupportHMO Conversion Assessment
Whether converting a single-let to an HMO makes sense depends on the property, the local licensing requirements, the refurbishment cost, and the management implications. I work through the full picture before a decision is made.
Explore service → Landlord SupportVoid Management
Reducing the time between tenancies through realistic pricing, the right marketing channels, and a tenant selection process that reduces the risk of the same situation recurring.
Explore service → Property SalesOff-Market Sales
Not every sale needs an estate agent or a Rightmove listing. Private sales, discreet disposals, and off-market transactions are often faster, cheaper, and less disruptive — particularly where tenants are involved.
Explore service → Property SystemsMaintenance Workflow
A clear process for receiving, logging, and resolving maintenance requests. Tenants know how to report issues. Landlords know the status of each one. Contractors know what is expected. Simple to set up.
Explore service → Property SystemsDocument Templates
Standard letters for rent increases, tenancy renewals, maintenance notices, and entry notifications. Written correctly, formatted consistently, and ready to send without starting from scratch each time.
Explore service → Property SystemsDigital Filing System
Organising tenancy documents, compliance certificates, contractor invoices, and correspondence so they are findable when needed — and particularly when something goes wrong.
Explore service → Property SalesInherited Properties
Probate properties come with their own timeline, emotional weight, and practical complications. I work with executors and beneficiaries who want a clean exit without the stress of managing an empty property through a prolonged sale.
Explore service → Investor SupportFinance Introduction
I am not a mortgage broker, but I can introduce investors to brokers who understand investor and HMO finance. Having the right lender matters as much as the right purchase price.
Explore service → Landlord SupportTenant Communication
When direct communication with a tenant has broken down, having someone else handle the correspondence can de-escalate quickly. I can draft formal notices and letters that are firm without being inflammatory.
Explore service → Landlord SupportLicensing Checks
Selective, additional, and mandatory licensing varies by council and changes regularly. Confirming whether your property needs a licence — and what that licence requires — before enforcement does it for you.
Explore service → Property SalesChain-Free Purchase
Sales fall through because of chains far more often than condition or price. Selling to a cash buyer removes that risk entirely, which has a real value even if the headline number is lower.
Explore service → Landlord SupportSection 8 & Section 21 Guidance
Understanding which ground applies, whether the paperwork is in order, and what realistic timelines look like. I don't give legal advice, but I can tell you whether your position is strong before you pay a solicitor to say the same.
Explore service → Property SystemsReporting Dashboard
A monthly or quarterly view of portfolio performance: occupancy, rent collected, costs, and upcoming compliance items. Takes an hour to set up and saves hours of confusion every month thereafter.
Explore service → Property SalesProblem Property Solutions
Structural issues, legal complications, short leases, title defects, planning history, or condition problems that make standard sale difficult. Understanding what the problem actually is often reveals solutions that are not obvious.
Explore service → Investor SupportFirst Property Guidance
For investors buying their first property, the volume of conflicting advice online is genuinely overwhelming. A single conversation to work through the numbers, the structure, and the process is worth more than weeks of research.
Explore service → Property SalesTenant in Situ Sales
Selling with a tenant in place is straightforward if it is handled correctly. I buy tenanted properties and can help landlords understand how to market effectively to investors if they prefer not to sell to me directly.
Explore service → Landlord SupportRenters' Rights Bill Guidance
A practical overview of what recent regulatory changes mean for your tenancy arrangements. Not legal advice — a working understanding of what has changed and what you need to do about it.
Explore service → Investor SupportExit Planning
At some point every investor will want to exit. Planning that in advance — whether it is five years or twenty — changes the decisions made today. Tax position, ownership structure, and target buyer profile all feed into it.
Explore service → Investor SupportPortfolio Review
A structured review of an existing portfolio: what is performing, what is not, what the options are for underperforming assets, and what a sensible next move looks like.
Explore service → Property SalesCondition Assessment
A realistic assessment of what a property will achieve in its current condition versus the cost of doing work before sale. Sometimes the maths favour a quick sale; sometimes a targeted spend is worth it.
Explore service → Property SalesProperty Valuation Review
If your property has been sitting on the market, a second opinion on pricing, presentation, and marketing strategy is worth having before reducing the price further or accepting a low offer.
Explore service → Property SystemsTenant Onboarding Process
A consistent process from offer acceptance to move-in: reference checks, right-to-rent, tenancy agreement, deposit protection, check-in report, and key handover. Done the same way every time.
Explore service → Property SalesBridging Exit Help
If you're coming to the end of a bridging loan term with a property that has not sold, understanding your options quickly is critical. I work with investors in this position to find a realistic exit.
Explore service → Landlord SupportCompliance Checks
Gas safety, electrical reports (EICR), EPC ratings, smoke and CO alarm requirements. Confirming what you have, what you're missing, and what needs renewing.
Explore service → Investor SupportArea Research
Yield data, rental demand, local planning context, employment base, and transport links for specific streets and postcodes. Understanding why a deal is priced the way it is before attributing it to opportunity.
Explore service → Landlord SupportDeposit Protection
Checking the deposit is protected in the correct scheme, the prescribed information was served correctly, and the deposit is defensible if disputed. A missed step here is an expensive mistake.
Explore service → Property SystemsCompliance Calendar
A single view of every compliance item across the portfolio: gas safety renewals, EICRs, EPC expiry dates, licence renewals, and insurance. Never miss a deadline because it was buried in an email folder.
Explore service → Property SystemsRent Review System
A process for reviewing rents annually against market rates, serving the correct notice, and documenting the change. Staying below market for years is one of the most common ways landlords quietly underperform.
Explore service → Landlord SupportHMO Compliance
Mandatory and additional licensing requirements, room sizes, fire safety obligations, and what a council inspection will focus on. Getting your HMO compliant before there is a problem is cheaper than dealing with one after.
Explore service → Landlord SupportRent Arrears
Structured approach to recovering arrears: payment plan negotiation, formal notice process, or referral to a specialist if possession proceedings are the only realistic outcome.
Explore service → Property SalesLandlord Exit Planning
Portfolio landlords looking to reduce exposure, exit a particular area, or sell a block of properties benefit from a planned approach rather than listing them one by one. I can help structure an exit that minimises disruption.
Explore service → Investor SupportRefurbishment Planning
Scope, budget, and sequencing for a refurbishment. What needs doing for compliance, what adds value, and what is a waste of money. Getting this wrong at the start costs more than getting it right.
Explore service → Investor SupportDeal Analysis
Running the numbers on a specific deal: purchase price, refurbishment estimate, rental value, gross and net yield, return on investment, and stress testing against rate changes. A realistic picture before you commit.
Explore service → Property SystemsInspection Checklists
A structured inspection process that creates a defensible record, identifies issues early, and gives tenants confidence that the property is being managed properly.
Explore service → Property SystemsVoid Management Process
A step-by-step process for handling the end of a tenancy: check-out, deposit deductions, cleaning, minor works, marketing, referencing, and re-let. Reducing void days pays more than most other optimisations.
Explore service → Landlord SupportTenant Dispute Resolution
Working through a disputed repair, a rent withholding situation, or a breakdown in the tenancy relationship. Understanding what the law requires — and what it doesn't — before making it worse.
Explore service → Property SalesCash Purchase
I buy residential property directly, without a chain. Completions typically happen in weeks, not months. Speed and certainty are the point — not market-rate pricing, and I will be upfront about that from the start.
Explore service → Investor SupportYield Optimisation
Rental rates, room configurations, tenant profile, and management structure reviewed against current market. Often small changes produce meaningful improvement to net yield without a significant capital spend.
Explore service → Property SystemsPortfolio Tracker
Property details, tenancy dates, rent amounts, mortgage costs, and management fees in one place. A clear picture of what each property earns and costs, updated monthly.
Explore service → Investor SupportBuy-to-Let Strategy
Single-let, multi-let, HMO, student, professional — each has different demands, returns, and management intensity. Matching the strategy to what you actually want to be doing in five years matters more than chasing the highest yield today.
Explore service → Investor SupportHMO Conversion Assessment
Whether converting a single-let to an HMO makes sense depends on the property, the local licensing requirements, the refurbishment cost, and the management implications. I work through the full picture before a decision is made.
Explore service → Landlord SupportVoid Management
Reducing the time between tenancies through realistic pricing, the right marketing channels, and a tenant selection process that reduces the risk of the same situation recurring.
Explore service → Property SalesOff-Market Sales
Not every sale needs an estate agent or a Rightmove listing. Private sales, discreet disposals, and off-market transactions are often faster, cheaper, and less disruptive — particularly where tenants are involved.
Explore service → Property SystemsMaintenance Workflow
A clear process for receiving, logging, and resolving maintenance requests. Tenants know how to report issues. Landlords know the status of each one. Contractors know what is expected. Simple to set up.
Explore service → Property SystemsDocument Templates
Standard letters for rent increases, tenancy renewals, maintenance notices, and entry notifications. Written correctly, formatted consistently, and ready to send without starting from scratch each time.
Explore service → Property SystemsDigital Filing System
Organising tenancy documents, compliance certificates, contractor invoices, and correspondence so they are findable when needed — and particularly when something goes wrong.
Explore service → Property SalesInherited Properties
Probate properties come with their own timeline, emotional weight, and practical complications. I work with executors and beneficiaries who want a clean exit without the stress of managing an empty property through a prolonged sale.
Explore service → Investor SupportFinance Introduction
I am not a mortgage broker, but I can introduce investors to brokers who understand investor and HMO finance. Having the right lender matters as much as the right purchase price.
Explore service → Landlord SupportTenant Communication
When direct communication with a tenant has broken down, having someone else handle the correspondence can de-escalate quickly. I can draft formal notices and letters that are firm without being inflammatory.
Explore service → Landlord SupportLicensing Checks
Selective, additional, and mandatory licensing varies by council and changes regularly. Confirming whether your property needs a licence — and what that licence requires — before enforcement does it for you.
Explore service → Property SalesChain-Free Purchase
Sales fall through because of chains far more often than condition or price. Selling to a cash buyer removes that risk entirely, which has a real value even if the headline number is lower.
Explore service → Landlord SupportSection 8 & Section 21 Guidance
Understanding which ground applies, whether the paperwork is in order, and what realistic timelines look like. I don't give legal advice, but I can tell you whether your position is strong before you pay a solicitor to say the same.
Explore service → Property SystemsReporting Dashboard
A monthly or quarterly view of portfolio performance: occupancy, rent collected, costs, and upcoming compliance items. Takes an hour to set up and saves hours of confusion every month thereafter.
Explore service → Property SalesProblem Property Solutions
Structural issues, legal complications, short leases, title defects, planning history, or condition problems that make standard sale difficult. Understanding what the problem actually is often reveals solutions that are not obvious.
Explore service → Investor SupportFirst Property Guidance
For investors buying their first property, the volume of conflicting advice online is genuinely overwhelming. A single conversation to work through the numbers, the structure, and the process is worth more than weeks of research.
Explore service → Property SalesTenant in Situ Sales
Selling with a tenant in place is straightforward if it is handled correctly. I buy tenanted properties and can help landlords understand how to market effectively to investors if they prefer not to sell to me directly.
Explore service → Landlord SupportRenters' Rights Bill Guidance
A practical overview of what recent regulatory changes mean for your tenancy arrangements. Not legal advice — a working understanding of what has changed and what you need to do about it.
Explore service → Investor SupportExit Planning
At some point every investor will want to exit. Planning that in advance — whether it is five years or twenty — changes the decisions made today. Tax position, ownership structure, and target buyer profile all feed into it.
Explore service → Investor SupportPortfolio Review
A structured review of an existing portfolio: what is performing, what is not, what the options are for underperforming assets, and what a sensible next move looks like.
Explore service → Property SalesCondition Assessment
A realistic assessment of what a property will achieve in its current condition versus the cost of doing work before sale. Sometimes the maths favour a quick sale; sometimes a targeted spend is worth it.
Explore service → Property SalesProperty Valuation Review
If your property has been sitting on the market, a second opinion on pricing, presentation, and marketing strategy is worth having before reducing the price further or accepting a low offer.
Explore service → Property SystemsTenant Onboarding Process
A consistent process from offer acceptance to move-in: reference checks, right-to-rent, tenancy agreement, deposit protection, check-in report, and key handover. Done the same way every time.
Explore service → Property SalesBridging Exit Help
If you're coming to the end of a bridging loan term with a property that has not sold, understanding your options quickly is critical. I work with investors in this position to find a realistic exit.
Explore service → Landlord SupportCompliance Checks
Gas safety, electrical reports (EICR), EPC ratings, smoke and CO alarm requirements. Confirming what you have, what you're missing, and what needs renewing.
Explore service → Investor SupportArea Research
Yield data, rental demand, local planning context, employment base, and transport links for specific streets and postcodes. Understanding why a deal is priced the way it is before attributing it to opportunity.
Explore service → Landlord SupportDeposit Protection
Checking the deposit is protected in the correct scheme, the prescribed information was served correctly, and the deposit is defensible if disputed. A missed step here is an expensive mistake.
Explore service → Property SystemsCompliance Calendar
A single view of every compliance item across the portfolio: gas safety renewals, EICRs, EPC expiry dates, licence renewals, and insurance. Never miss a deadline because it was buried in an email folder.
Explore service → Property SystemsRent Review System
A process for reviewing rents annually against market rates, serving the correct notice, and documenting the change. Staying below market for years is one of the most common ways landlords quietly underperform.
Explore service → Landlord SupportHMO Compliance
Mandatory and additional licensing requirements, room sizes, fire safety obligations, and what a council inspection will focus on. Getting your HMO compliant before there is a problem is cheaper than dealing with one after.
Explore service → Landlord SupportRent Arrears
Structured approach to recovering arrears: payment plan negotiation, formal notice process, or referral to a specialist if possession proceedings are the only realistic outcome.
Explore service →Property knowledge areas
Residential Letting
- Buy-to-Let
- Single Lets
- HMO
- Student Lets
- Professional Lets
- Shared Accommodation
- Furnished Lets
Compliance
- Gas Safety
- EICR
- EPC
- HMO Licensing
- Selective Licensing
- Right to Rent
- Deposit Protection
- Smoke & CO Alarms
Tenancy Law
- Section 21
- Section 8
- Renters' Rights Bill
- Assured Shorthold Tenancy
- Periodic Tenancy
- Rent Arrears
- Disrepair Claims
Property Sales
- Cash Purchase
- Tenant in Situ
- Off-Market
- Probate Sales
- Problem Property
- Short Lease
- Below Market Value
Investment
- Yield Analysis
- Portfolio Review
- Deal Sourcing
- Bridging Finance
- Buy-to-Let Mortgages
- Refurbishment Planning
- Exit Strategy
Systems & Tools
- Compliance Tracking
- Portfolio Dashboards
- Tenant Onboarding
- Maintenance Logs
- Inspection Checklists
- Rent Reviews
- Document Templates
Got a property problem?
Get in touch and tell me what's going on. I'll give you a straight answer on what I think the options are.
Get in Touch →