Frequently Asked Questions

I'm Marcin Sakowski — a Sheffield-based property investor and landlord problem solver. I work with landlords, homeowners, and property investors who are stuck. That might mean a difficult tenancy, a property that won't sell, a portfolio that needs better systems, or a deal that needs a second opinion. I buy properties directly, consult, and help people build practical management systems.

Primarily Sheffield and South Yorkshire. For property purchases I focus on Sheffield. For landlord support, investor guidance, and property systems I work with people more widely across the UK — most of that work can be done remotely.

It depends on what you need. Initial conversations are free and no obligation. For specific ongoing work — deal analysis, systems setup, compliance reviews — we'd agree what's involved before any cost is discussed. Get in touch and describe your situation.

Yes. Initial conversations are always free. I'll tell you honestly if I can help or if you need someone else.

I'll come back to you within one working day. If your situation looks like something I can help with, I'll suggest a call or ask a few questions to understand the details before we speak. Nothing happens without you agreeing to it first.

Depends on what you're dealing with. For landlord issues: property address, tenancy type, the specific problem (arrears, notice, dispute), and what paperwork you have. For a sale: basic property details, current situation (tenanted, vacant, condition), and timeline. For investor work: the deal details and what numbers you've run so far. More context means a more useful conversation.

Yes. Whether it's rent arrears, a deposit dispute, a breakdown in communication, or a tenancy that's just not working, I can help you understand your position and the correct steps. I'll also tell you when the situation needs a solicitor rather than more of my time.

Don't ignore it and don't panic. The first step depends on how much is owed and for how long. A formal written request, then a payment plan attempt, then a Section 8 notice on Ground 8 if the arrears hit the threshold. I can walk you through which route makes sense and whether your paperwork is in the right shape to support it.

Depends on whether you've followed the correct notice procedure and whether your compliance paperwork is in order. If you have served the correct notice, correctly, and the tenant hasn't left, you'll need a court possession order — which means a solicitor. I can review your situation and tell you whether you're in a position to escalate, and what's likely to happen if you do.

I can explain which ground applies, whether your paperwork is in order, and what the realistic timeline looks like. This is guidance, not legal advice. If you're heading to court, you should engage a solicitor. I'll be upfront if that's the right call for your situation.

Depends on the property and your local council. Mandatory licensing applies to HMOs occupied by 5 or more people from 2 or more households across 2 or more storeys. Many councils also run additional or selective licensing schemes that cover smaller HMOs. I can help you check what applies in Sheffield or point you to the right place for your area.

Quite a lot. Section 21 'no fault' evictions are being abolished, fixed-term tenancies will become periodic, tenants will have more rights around rent increases and pets, and there will be a new digital property portal. I can give you a plain-English summary of what's changing and what you need to do — get in touch or look out for blog posts on this topic.

Yes. I buy residential properties in Sheffield — particularly those that are tenanted, vacant, have structural or legal complications, or where a standard estate agent sale isn't working. If you're dealing with an inherited property, a difficult situation, or just want a quick and certain sale, get in touch with the details.

Most purchases can complete within 4–8 weeks from agreement, depending on solicitors and the title situation. In straightforward cases it can be faster. I won't give you a number I can't deliver.

A cash purchase without a chain and without the stress of the open market does come at a cost. I'll give you a realistic valuation and a straight offer. What you're buying is speed, certainty, and the removal of risk — it's your call whether that's worth the difference for your situation.

Mainly residential in Sheffield: single lets, HMOs, vacant properties, tenanted properties, properties with structural issues, short leases, or other complications that make a standard sale difficult. Probate properties are also something I deal with regularly.

Yes. Probate situations have their own timeline and emotional weight. I can move at whatever pace suits the estate and the beneficiaries. I understand that not everything is about getting the highest price — sometimes a clean, certain exit is what matters.

Yes. I work with investors on deal analysis, yield reviews, area research, and portfolio strategy. If you're looking at a deal in Sheffield and want a second opinion, or if you want to review your existing portfolio, get in touch.

Yes. I can review a specific deal, help you understand whether an HMO conversion makes sense, run the numbers on a buy-to-let, and give honest feedback on whether a strategy fits your situation and goals.

No. I invest in property for my own portfolio and provide advisory support to others. I don't currently offer investment products, joint ventures, or passive income arrangements. If that changes in the future, any such arrangement would be handled with proper legal and regulatory compliance.

No. Property investment involves risk and I don't guarantee returns of any kind. Past performance doesn't guarantee future results. Before making any investment decision, you should take independent financial advice from a regulated professional.

Yes. I build practical systems for compliance tracking, maintenance workflows, tenant onboarding, rent reviews, and portfolio dashboards — usually using existing tools rather than bespoke software. Most of this can be set up in a day and maintained without technical knowledge.

Google Sheets for tracking and compliance calendars, n8n and Make.com for automation, HubSpot for contact management, and DocuSign for document signing. These are all covered in the Recommended Resources section with notes on why and how I use each one.

Yes. A compliance calendar is usually a half-day setup job that can prevent significant fines and missed renewals. Gas certificates, EICRs, EPC expiry, HMO licence renewals, and insurance dates all in one view. Get in touch if you want to know what's involved.

Yes. A portfolio review covers what you're earning vs what you should be earning, what compliance gaps exist, what the management overhead is, and what can be simplified or automated. Get in touch with the basics and we can work out whether a review makes sense.

No. I can explain landlord law and tenancy procedure in plain English, but nothing I say constitutes legal advice. For court proceedings, possession claims, complex tenancy disputes, or conveyancing, you should use a regulated solicitor.

No. I'm a property investor and consultant, not an FCA-regulated adviser. I can introduce you to brokers who specialise in buy-to-let and HMO finance, but I don't give mortgage advice and nothing on this website is financial advice.

No. Property tax is complex — SDLT, income tax on rental profits, capital gains, inheritance tax on estates — and I'm not a tax adviser. I can point you toward the right questions to ask your accountant, but please get professional advice on all tax matters.

No. Nothing on this website constitutes financial, legal, mortgage, tax, or investment advice. It's practical information and personal experience from a property investor. For any decision that has significant financial or legal consequences, please take independent professional advice.