Many councils provide an information pack to prospective landlords, while a free leaflet, entitled Letting Rooms in Your House, can also be obtained from the Department of the Environment.There are several pitfalls that home owners need to avoid, and it can be sensible to enter into a formal agreement with a tenant. To be placed on these lists properties will need to be inspected for suitability, and will usually need a gas- safety certificate. Rents vary enormously across the country, with location and condition the key factors. Local authorities and universities commonly hold lists of available accommodation, and most will advise on suitable rents.

Details of tax relief for rented accommodation are set out in the Inland Revenue's Rooms to Let booklet (IR87).Setting a rent can be difficult, but rents quoted in local newspaper advertisements should give a guide. The London University Accommodation Office, which places properties on its list for pounds 8 a year, states that average rent for a room in London is pounds 50 to pounds 60 a week. Those who do not submit returns do not have to notify the Inland Revenue of rental income below the threshold. This applies to rental agreements for furnished bedrooms, with shared use of other areas of the house. The agreements do not require a written contract and can be informal. Renting of self-contained flats or entire homes is eligible for the so-called lettings relief, which offers a certain amount of tax relief against rental income.Taxpayers who complete an annual tax return must provide details of rental income in their returns even if it is under the pounds 3,250 threshold.

"If you put a coffee bean under the grill it will give the house a nice fresh smell," he suggests.. Mortgage lenders are increasingly giving the green light to home owners to rent out spare bedrooms, helping borrowers reduce mortgage arrears and prevent repossessions. Borrowers should still advise mortgage lenders and insurers before taking a lodger, but consent is normally a formality. Lenders have adopted a more liberal attitude partly because changes in housing law have reduced tenants' rights that could hamper repossession action.As an extra inducement to home owners, rent from lodgers of up to pounds 3,250 is free of income tax, under the Government's Rent-a-Room scheme. And he does not believe vendors should be above a bit of what might be termed cheating. People can be very boring explaining about the power points they put in, so don't labour on about everything you have done to the house."Individual agents also have their own special tips to promote sales. Jeff Sutherland-Kay, the head of product marketing at the Alliance & Leicester, says little things help to create the right impression, and can make all the difference."On a cold day the house should be warm, because a cold house is unwelcoming A vase of fresh flowers will help," he says.

"The vendor should show people round the house first, and then leave them to themselves - remembering to lock the family silver up first. Vendors are more likely to make the sale if they are smart and friendly, and not too pushy. Explaining this to a seller has to be raised by an agent with sensitivity, if at all."We don't like to insult people's properties or they may take their instruction elsewhere," says Mr Shipside. "If the television is on and the house is untidy, how do you broach it? Our solution is to give people a leaflet, and hope that they read it.""Try to avoid meal times for viewing, and not while you are cooking the curry or something," suggests Mr Woodward. "But there are [worthwhile] things you can do for minimal expense, like decorate, deal with flaking paint and creaking doors."The marketing process does not begin and end with the home. It is one of the few instances where spending money on a home might be recovered in the purchase price."There are virtually no capital improvements you can make that will get your money back," says Hugh Dunsmore-Hardy, the chief executive of the National Association of Estate Agents. People seldom look at the front of their own house, so we ask sellers to cross the road, and think about what would put them off."Estate agents emphasise that it is important to have both a tidy garden and a clean house.

The prospect of prising off layers of old grease from cupboards and ovens is likely to put off the keenest of buyers. Clean homes, with the beds made and dirty clothes and newspapers cleared out of the way, also appear more spacious.If home owners have not got the time to do the work themselves they should consider employing a cleaner and a gardener for a day or two to improve appearances. Replace dowdy and dark paints, but use plain and smart replacements, not something too bright for the purchaser to live with. Make sure that paint on the window sills is not flaking, and tidy up the front garden and entrance area."A lot of people will drive around before deciding which houses to visit," points out John Woodward, property services manager for Woolwich Property Services."So keep the front garden tidy, have nice paint on the front door, and keep the children's wellies out of the way. Those properties less well- presented are struggling."Good home presentation starts with the front of the house. "Our volume of business has increased substantially over a year ago, though this has not fed yet into price increases Properties that are well-presented are selling very well.