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Your first call before the solicitor
Got a landlord problem? Ask Wala.
Free AI landlord help, day or night — find out where you stand, your options and your next step. Tell Wala what's happening with your tenant or property. If you need a solicitor, Wala passes your case notes straight over, so you don't pay them to hear the story from scratch.
No sign-up · Talk or type · 9 languages · Free to start · Plans & prices
- Rent arrears, Section 8, rent increases, deposits, repairs, selling and landlord tax
- Looks up checked, dated rules from GOV.UK and the legislation before it answers
- Tells you when it's time for a solicitor — and helps you find one
- Talk or type — English, اردو, ਪੰਜਾਬੀ, हिन्दी, বাংলা, ગુજરાતી, தமிழ், العربية, پښتو
"I'm a UK landlord. I built Wala to be the first call I wish I'd had."
Ranjha Saab · founder · UK landlord · 25 years building software
Wala gives guidance on UK landlord law, not legal advice, and it can make mistakes. For court action or anything high-stakes, it'll tell you to see a solicitor and help you find one. How Wala works
Renting, not letting? Wala is for landlords — tenants can get free help from Shelter or Citizens Advice.
- Founder
- UK Landlord
- 25 years building software
I'm Ranjha Saab, a UK landlord. I built Wala to be the first call I wish I'd had.
Free · no sign-up
See the whole process, step by step
Every step, timing and what can go wrong, checked against official sources. Tap any step to ask Wala about it.
Free · no sign-up
See the whole process, step by step
Every step, timing and what can go wrong, checked against official sources. Tap any step to ask Wala about it.
What landlords ask Wala
Tap any question — Wala answers, and you get the free step-by-step diagram with it. No sign-up.
Rent and arrears
Getting your property back
Running a tenancy
Letting and finding tenants
Safety, licences and the council
Tax and ownership
Family, divorce and co-owners
Buying, selling and deals
🏴 Section 21 ended in England on 1 May 2026. Landlords now use Section 8 grounds to get a property back. What changed →
How LandlordWala can help
Tell Wala what's happening, or pick where to start.
Rent arrears
Which grounds you can use (8, 10 and 11), the evidence you need, and your timeline — plus a rent statement you can print.
Evictions & notices
Section 8 grounds, notice periods, serving it properly and what happens at court — applied to your situation.
Rent increases
Whether you can put the rent up yet, the earliest date it can start, and how to serve Form 4A.
Tenancy paperwork
What you need for new and existing tenancies — and, with a paid plan, notices and letters filled in for you.
Compliance & repairs
Gas, electrics, EPC, deposits, damp and repairs — see what's missing in two minutes, with reminders before certificates run out.
Professional help
A partner landlord solicitor when you need one — Wala sends your case notes so you don't start from scratch.
See solicitor packagesFrom "what do I do?" to your next step
- 1
Tell Wala what's happening
Talk or type, in English or your own language. Wala asks a few questions about your property and tenancy.
- 2
See your options and next step
Which rules may apply, what evidence you need, your timeline and the likely costs — with step-by-step guides on screen.
- 3
Get a solicitor when you need one
For court, a defended case or anything high-risk, Wala passes your case notes to a partner landlord solicitor. You don't pay them to hear your story from scratch.
Find out where you stand for free. Pay a solicitor only when you need one.
Free: find out where you stand. Wala Pass: we build it for you.
Ask Wala anything free — your options, your next step, when you need a solicitor. When you want the paperwork done, the Wala Pass does it for you.
Your rent increase, done
Form 4A filled in, with the earliest legal start date worked out — ready to print and serve.
Your timeline, with dates
Every step of your case — notice, court claim, hearing window — dated from your own details.
A case summary for a solicitor
Your situation, facts and options on one page, so you don't pay a solicitor to hear it from scratch.
Free
£0
- Where you stand, your options and next step
- All step-by-step diagrams, guides and risk checks
- No sign-up: 8 free messages and 3 minutes of voice a week
- Free account: 400 free credits every month (about 20 minutes of voice or about 100 typed answers), chat saved as case notes
Wala Pass
£24 for 12 months
- Notices and letters filled in for you — Form 3A, Form 4A, rent statement, arrears and access letters
- Your timeline and case summary, ready to print
- About 6 hours of talking or about 1,800 typed answers
- 12 months — less than one hour of a solicitor's time
Wala Pass Plus
£49 for 12 months
- Everything in the Wala Pass
- About 15 hours of talking or about 4,500 typed answers — for several properties or an ongoing case
Max and Pro
- Wala Pass Max — £89: about 30 hours of talking or about 9,000 typed answers — for portfolio landlords
- Wala Pro — £199: about 75 hours of talking or about 22,500 typed answers — for agents and large portfolios
- Everything in the Wala Pass, 12 months
Pay securely with Apple Pay, Google Pay or card. Compare all plans →
Why landlords trust Wala
Guidance you can check — and a solicitor when you need one
Looks up the law first
Before giving a rule, notice period or form, Wala checks a library of 94 dated landlord-law cards from GOV.UK and the legislation — and tells you when each was last checked.
Knows its limits
Reviewed by a UK landlord solicitor and tested on 125+ real landlord scenarios. It flags high-risk situations — like serving a Section 8 notice yourself — and tells you when it's time for a solicitor.
Honest about solicitors
When your case needs one, Wala introduces a partner landlord solicitor and sends your case notes over. The solicitor confirms the price first — and we tell you if we're paid.
Your language, your case
Talk or type in 9 languages. With a free account Wala remembers your properties, tenants and deadlines, and reminds you before certificates run out. Paid plans add notices and letters filled in for you.
"I'm a UK landlord, and I've spent over 25 years building software. I built Wala because landlords deserve fast, clear answers about their situation — not guesswork, and not a big bill just to find out where they stand."
Ranjha Saab — founder of LandlordWala · UK landlord · 25 years building software
Prefer to read? Step-by-step guides
All guides →Tenant not paying rent
Section 8 grounds, notice periods, court fees and your timeline — tailored to your situation.
Start — 5 quick questionsSell a rented property
Sell with tenants in place, sell vacant or a quick sale — what works for you, and how long it takes.
Start — 6 quick questionsPut the rent up
Can you put it up yet, the earliest start date, and how to serve Form 4A properly.
Start — 4 quick questionsProblem tenant
Antisocial behaviour, damage, subletting or fake references — the right ground and the evidence you need.
Start — 3 quick questionsCompliance check
Gas, electrics, EPC, deposit, information sheet — see what's missing in two minutes.
Start — 7 quick questionsRepairs & damp
Your repair duties, arranging access, and avoiding a disrepair claim.
Start — 3 quick questionsDeposits
The cap, protecting it in 30 days, fixing mistakes and making deductions.
Start — 3 quick questions Free help for UK landlords, buy-to-let investors and property managers
Whether you have one buy-to-let or a portfolio, self-manage or use an agent — here are the questions landlords ask most, each with a free guide.
Tenant problems & eviction
Rent & tenancies
Compliance & property management
Questions landlords ask
Is this legal advice?
No. Wala gives guidance on UK landlord law — where you stand, your options and your next step — not legal advice, and it can make mistakes. For court action, a defended case or anything high-stakes, it will tell you plainly when to see a solicitor.
Is LandlordWala really free?
Yes, to start. Anyone can ask Wala free — no sign-up needed. A free account adds free monthly credits and keeps your properties, tenants and documents; paid passes are there for landlords who talk to Wala a lot.
What if I need a solicitor?
Wala tells you when your situation needs one and why. With a free account your conversation is saved as case notes you can take along, so you don't pay a solicitor to hear the story from scratch. You can find a landlord-and-tenant solicitor through the Law Society's free Find a Solicitor search.
What can Wala help landlords with?
Tenants not paying rent, Section 8 notices and possession, rent increases, deposits, repairs and damp, safety certificates, selling a buy-to-let with tenants in, and general tax and trust questions for property investors.
Does it cover Wales, Scotland and Northern Ireland?
Our detailed guides and documents are for England, where the Renters' Rights Act changes took effect on 1 May 2026. Wala covers the main differences in Wales, Scotland and Northern Ireland and tells you what changes there.
Can I talk to Wala in my own language?
Yes — 9 languages: English, Urdu, Punjabi, Hindi, Bengali, Gujarati, Tamil, Arabic and Pashto, by voice or text.
I rent my home — can Wala help me?
Wala is built for landlords. If you're a tenant, Shelter and Citizens Advice give free, independent help.
Got a tenant problem? Find out where you stand — free.
Your first call before the solicitor. No sign-up, any time, in your language.